1 24 256 https://digitalcollections.library.gvsu.edu/files/original/6b34c9d6baa55d98308d8ccaa1845343.pdf fc3957c13c93e75785577c114bd15ccf PDF Text Text ·'EL'i.:'.,' ,'',• r,y vr A~ .,·h, -r1r..• 1.1 1 •>..11·<1 ·- ~: fRR P,i,,,.·····,-" __ .. , .:> (:' L·'an· ,·.,~, '•b C,. . cn~~r, rrt:f~ ALBERT TOWNSHIP ,- COMPREHENSIVE PIAN : , ' Prepared by the Albert Township Planning, .Zoning and Sanitation Commission, Albert Township, Montmorency County, Michigan, with the assistance of the Northeast Michigan Regional Planning and Development Commission. September 17, 1975. �I Northeast Michigan Region P.O. Box 457 Old Hospital Building Gaylord, Michigan 497 35 The Northeast Michigan Regional Planning & Development Commission I I (51 7) 7 32-355 1 . 76-072 September 17, 1975 II I I Albert Township Planning Commission Albert Township, · Michigan Members: We II are pleased to submit the Albert 'l'ownship Comprehensive Plan. Intended as a guide for future development of the township, this plcm is based on an extensive inventory of the social, economic, institutional and p!l.ysical cha:.:-acteristics of Albert To"vmship. The desires of the corn:muni ty for its future gro·t1th have been analyzed and goals, objectives and policies have been formulated cormnensurate with thes'-.c! characteristics and desires. I I II The Comprehensive Plan is by no means an end product. The success of the plan, the realization of its concepts, can be assured only if the township actively p-.irsues the goals included within. Very truly yours •I Howard L. Anderso~ Chief Planner I • • • • • John N. Evers Intern Planner JNE/cm ~r-... C1uhov1an Oaw[Qrd Montmorency Oscoda Otsego P_reSQUC Isle �• FROM THE LIBRARY OF Planning & Zoning Center, ACKNOWLEDGMENTS • • • • • 1111 • • • No plan of this scope would be possible without the combined efforts of a variety of people in different capacities . It is not possible to list all of those who have contributed to the formation of this text, but the following have provided their time, efforts and interest in the planning process Albert Township Board William Moore Florence Moline Kenneth Rinke Raymond Hyek Eugene Thornton Albert To,mship Planning Commission David Paffi Eugene Thornton Jon Rise John Righi William Heine Bud Jones Earl Rinke Others Calvert Boyle - Zoning Administrator Clarence Smith - County Planning Commission These persons have spent - many hours of their time involved in the planning process for the township . Other individuals who have contributed their efforts include Mrs . Roberta Hanna, who provided the historical background of Albert Township; Pat Bolser of the Montmorency County Abstract Office who helped compile plat records for the land use map; and the staff of the Northeast Regional Planning and Development Commission who have provided extra efforts in the establishment of this document . 1111 1111 • • This document was prepared under the supervision of John Evers, under subcontract to the Northeast Michigan Regional Planning and Development Commission . ii Inc. �TABLE OF CONTENTS Page Letter of Transmittal Acknowledgments . Table of Contents Maps . . Tables. Figures ..... i ii iii iv V V Introduction. History . . . The Pase Planning Approach . . People . . . Activities. Services . . Environment. Goals, Objectives, Policies Goals . . . . . Objectives Population Local Government. Economic Objectives . . Residential I.and Use Commercial I.and Use . . Industrial I.and Use. Recreational I.and Use. Community Facilities Transportation . Health & Welfare Education . • Environment. Utilities. Future I.and Use . Implementation. 1 8 10 11 26 46 68 87 88 89 91 , , , , 93 . . . . 98 96 . 100 102 . . 104 . 105 107 . . 109 • 111 113 114 122 iii �I MAPS Number 1 2 3 4 5 6 7 8 9 I I 10 11 12 13 14 15 16 17 18 19 20 I I I 24 25 26 I 30 31 32 I 21 22 23 27 28 29 33 34 35 Page Regional Setting. . . . . . • . Northeast Michigan Region . . . . . Albert 'fownship General land Use. Recreation Areas . . . . . . . . . . Proposed 40 Acre Park Facility . . 500 Mile Sphere of Influence for Tourism. Major Transportation Routes in Northern Lower Michigan. Existing-Circulation System . . . . . . . Region 9 - Railroads, Airports & Ports . • Media Available to .Ubert Township. . . . . . . . Average Well Depth of Groundwater . . Typical Ranges in Unsustained Yields, . Proposed Sewer Service Area . . . . . Lewiston Vicinity Storm Water Runoff Problem J\reas. Albert Township Sanitary landfill . • . . • . . . Public Health District 4 & Mental Health District 3 Lewiston Heal th Clinic. . . . • . . • • • . • . . . Region 2 - Department of Social Services. • • •.. Public & Semi-public Community Facilities - Lewiston Area Johannesburg-Lewiston Area School District. . .•. Cheboygan-Otsego-Presque Isle Intermediate School District . . Community Colleges in Region 9 . . . . . . . . . . • . . . . Normal Annual Precipitation Rate for 1940-69 . . . . . . . Average Rate of First Temperature of 32° or Lower in Fall . Albert Township Geologic Features . • . ..• Approximate Boundary of Niagaran Reef Oil & Gas Fields . . Albert Township General Slope . . . . . • • . . . • . . Albert Township General Soil. . . . . . . • . . Albert To,mship Slope & Soil Conditions . . ... /\lbert Township Areas of Potential Residential Development. Northeast Michigan Region - Unique Wildlife Areas . . . Albert Township Proposed Residential land Use . . . . . Lewiston Area Proposed General Commercial & Office Use. Albert To\.mship Future Industrial-Extractive lBnd Use Albert Township General Proposed land Use • . . . . . . I I iv I 4 6 28 35 36 38 41 43 44 48 51 53 54 56 57 60 61 62 64 66 67 67 69 69 71 73 74 76 80 82 85 116 118 119 121 �I II I -I I I II TABLES Number M_i gra ti.on Pat terns . . • . . • . . • . • . . . Percentage Increase in Projected Population . • Percentage of Total Population 1960 . . . . . Percentage of Total Population 1970. V Occupational Characteristics . . . . VI Employment Activj_ty Characteristics . VII Educa tional Characteristics of Persons 25 & Over VIII Employment . . . . . . . . . . . . . IX Housing Units 13y Year St ructure 1970 . . . . . . I II III IV X XI XII XIII I 1· Page XIV Overcro,,rdin g . . . . . . . . . . . . . . . . . . . Suitability of Soil Types for General Farming & Forestry Degree of Limi tation for Recreational Use . . . . . . . Degree of Soil Limitation for Residential Development. Inventory of Game Species •- Montmorency· County • . • . . 11 12 15 16 17 17 19 21 29 31 75 78 79 86 FIGURES I I I I I I I l 2 3 4 Permanent - Seasonal Residents Population Distribution 1960 Population Distribution 1970. I.and Use Distribution . . . . V 13 11~ 15 27 �I INTRODUCTION Ill II II II Ill II • • •II II I • • What is a Comprehensive Plan? Any composition of people living in an area to form an identifiable community logically want to see that community develop in the best manner possible. In order to accomplish this, it is desirable to have broad guide- lines incorporated in a written document which attempts to analyze the community, its prior development and the people's needs and desires for the future. This is what this comprehensive plan does. It expounds upon those clements pertinent to the character and condition of Albert Township a nd synthesizes tllese components with the health, safety, and welfare needs of the township's residents. The result is a product· the people of Albert Town- ship can utilize in formulating their future physical, social, and economic development . Legal Jurisdiction This comprehensive plan was developed under the jurisdiction imparted to the Albert Township Planning Commission by the Michigan Townshj_p Planning Commission Act (Act 168 , P.A. 1959, as amended). One of the primary purposes of Act 168 is to provide for the health, safety, and welfare of the township's citizens by encouraging the wise allocation of existing resources "in accordance with their character and adaptability". Rationale of a Comprehensive Plan The comprehensive planning process is a rational means of meeting this responsibility, while at the same time allowing the people of Albert Township to guide the growth of their area. The comprehensive plan is an official -- 1 1 �public document adopted by a local govern~ent as a policy guide to decisions I about the pbysical development of the community. on anyone, but as a general development guide It is not lega l ly binding can indirectly determine local regulations and actions. I I The adoption of a general plan is looked upon favorably by private in dustrial and commercial interests seeking new locations, state and federal agencies concerned with community aid and local development programs, and potential residents in search of an orderly and desirable area to live . The word "comprehensive" denotes not only the physical, but also the social and economic development of the to,mship. I I I Since these tl1ree elements of the area cannot exist independently of each other, this document will consider them in light of their relation to one another. Re:?Jona1 Description Every jurisdiction is part of a larger entity which, to a greater or lesser degree, affects its operation and development. Consequently, Albert I I I I Township needs to be set in the perspective of the region and county in which it is located and should take into consideration the overall develop ment plan for the region . The Northeast Michigan Region consists of cigbt counties in the northeast section of the state incorporating 3,256,649 acres (5,088 sq . miles), of which 3,078,000 acres (96% ) is land surface and 122,000 acres (4%) is inland water surface . From the higher elevation of the western edge, tbe terrain gently slopes toward I.a.ke Huron, giving way to flatlands on the eastern boundaries . Wat er resources include numerous lakes and streams within heavily forested areas, as well as important watersheds such as: the Cheboygan . the AuSable; the Pt ne; the Ocqueoc; the Thunder Bay; and I I I I I I I I �I I I I i The region is prima rily dependent upon its land and ~~ter resources. From the advent of the lumbering industry) through the utilization of cleared land for agricultural production) to the r.ecent increase in small industries and tourism) the natural amenities of the area have been the major sustainers of the population. Approximately 9Li)OOO people resided in the region in 1970. result of a relatively steady population increase since 1930. and 1960J there was a net outmigration rate of 1. !~%. This is the Between 1950 From 1960 to 1970J the region experienced a net inmigration of 2,5%J indicating an increased popularity in the area. It is felt that the majority of this increase can be attributed to an influx of olderJ retired persons returning to northern Michigan after spending their productive years in the larger urban areas of the southern part of the state. On the other hand, a large proportion of outmigration can be traced to younger people seeking jobs in these urban areas. Regional Goals Regional goals include: the promotion of population growth while de- creasing outmigration; economic stabilization through diversified employment opportunities; reduction of dependence upon public assistance; improvement in the level of working skills; the provision for adequate educational! heal th welfare_, and other public services; the promotion of independence among local governmental units while maintaining liaison in programs of regional development; balanced recreation and tourism growth; quality housing for all residents; development of a comprehensive transportation system efficiently serving the region's residents while encouraging industrial and tourism activities; adequate delivery of utility services; the preservation and enhancement of environmental resources; and the development of necessary 3 �MAP 1 _______r r REGIONAL SETTING RI:X;IOH NINE 4 �I attitudes and programs for tl1e provision of a q_uali ty environment. I I I I I I I County Descripti on Montmorency County, in which Albert Township is located, contains 555 sq. miles with approximately 97% of the area as land surface and 3% inland water. As with the remainder of the region, the county's early development and growth can be attributed to the proliferation of lumbering activity. A rail- road network was constructed to facilitate the transportation of t:i.mber, and ~~s subsequently abandoned with the decline of the lumbering industry in the first half of this century. Farming has been rather limited in the county and today remains secondary to lumbering. Commercial forests comprise 81% of the county's land area making recreation as well as lumber:l.ng the two primary land uses. From 1959 to 1967, earnings in agricu·lture decreased 102'% - the greatest • • •• • • • • • decline in the region. · Earnings in manufacturing, on the other hand, :i.ncreased 602% during the same period - the highest proportional increase in the region . From 1970 to 1975, Montmore.ncy County employment figures reflected the great est increase in all categories in tbe region; a 69. 2o/o increase in the J.EJ.bor force; a 37% increase in the nw.nber of persons employed; manufacturing employment displayed the greatest growth rate in the county - an 84.6% increase from 1970. These figures indicate the county's trend toward greater manu- facturing activity. Urbanized land comprises only 0.4% of the entire area. 5,900 year-round residents lived in the county, per square mile. * Approximately a density of 10.65 people Net migration into Montmorency County between 1960 and 1970 was 15,5% of the 1960 population, compared to 2.5% for the region and 0,3% * 1973 Population Projections of Counties in Michigan; pub. by the Planning and Policy Division, Bureau of the Budget, Dept. of Management & Budget. 1974 5 �MAP 2 NORTI-iEAST MICI-IIGAN REc; roI'~ ,-FREEWAY -PRIMARY ROADS (f. 6 )NOARY CENTERS �I I I I I I I I I • for the state, indicating a movement pattern into more rural, recreational areas . I Coordino.t ion with Northeast Michigan Regional Planning and Development Commiss ion . The Albert Township Planning ·conimission, realizing the necessary benefits derived from the development of a comprehensive plan, has worked in close associat:ion with the staff of tbe Northeast Michigan Regional Plannin ,; and De'relopment Co:nm.i.s sJ.on in tl1e prcpa.rc.ti.on of this document . The Commi ssion realiz es tbe need for purposeful and ratj_ona l control of tbe township '· s future development. 'rl'1ey intend to efficiently discharge its goverrnuental functions and r.ocj_al obligations; j_mprove the overall economy of its jurisdiction while concurrently utilizing the area 's natura l resources in the most beneficial manner possible; and provide the township's residents with the highest quality of living environment possible . Tbe goals, policies, and objectives for future develop,nent of Albert I I I I Township are the result of a series of sessions during a three month period in which tl1e various social, physical, and economic components of the town ship were analyzed and placed in proper relationship to one another to achieve an objective and fairly comprehensive perspective of current ,lnd projected conditions . The characteristics of any living environment are predicated upon t}1e people and past activities whicb contributed to its present identity. I I I sequently, a brief analysis of the history of Albert Township will provide an insight into those components which combine to s'hape the locality as 'it is today. I I Con- 7 �Ill I I • II II Ill I Iii II Iii •II II I I I • • HISTORY • The history of Albert Townsbip is primarily the lJistory of Lewj_ston . The cultural character of Albert Township is heavily assocj_ated with events which occurred in this populated area . Lewiston was platted by the Michelson-Hanson Company in 1891 and named after Lewis Jenson) a company officer. Buildings were constructed at tbis time and a sawmill began operation in April of 1892 . A second operati on) the Kneeland-Bigelow Company) was initiated by two off:icers of the Michelson-Hanson Company . By the turn of the century 1 the village population had grown to approximately 800 with the two mills employing 150 men and as mo.ny more employed in the woods. The annual payroll at this time amounted to $70,000 and freiBbt costs fo.r :-;hipping lurnl)er· rose to !);80, 000 per year. A network of narrow gauge railroad tracks tra nsported logs into Lewiston and dumped them into East Twin lake for temporary storage . These logs were brought in from seventy lumber camps with the entire area 1 from East Twin lake to tl1e village, used as a storage yard for logs . Pine was harvested without adeq_uate reforestation and was depleted after a few years. By 1911, the mills bad closed and some of the existing houses were moved out of to,m 1 while others became dilapidated. Two major fires ( one in 1911+ destroying the east side of Kneeland Street and another approximately two years later demolishing the west side of the same street) ruined most of the commercial establishments . The two lumber mills 1 while in operation, supplied electricity to the business area and lake water for fire protection After the termination of activity in the mills, hardwoods were 8 �harvested in the township and sent to Grayl i ng, via train, where they were further transported to Bay City for milling . 1929 marked the end of this phase of lumbering activity in the township . The Michigan Central Railroad l had served the Lewiston area from 1892 to 1932 . The rail spurs between Grayling and Leuiston were removed .· In its "J-ieydc.y ", Lewiston contained five hotels a nd seven saloons to G.ccommodate the 2.umbcrje.cks work ing in the vicinj_ty. T}1e Congregntiona:i. Cl1w·ch (United Church of Christ) was const ructed in 1892 and j_s the only building in to-..--i.1 with one continuous identity. Agriculture ha.1; ahm.ys played a limited role in the eonomy of tb-3 townsl·J ip. During the 18':)0's, the Home Colony Company, a lo.nd-prorn ot ion co:i:pc,r- ation from Wisconsin, sold pnrcels for small farming operatior.s. Red clover and potatoes were grown until tl1e land becarce depleted and tlie railroad, which shipped potatoes as well as lumber, ceased operations . Currently, farming within ti1e township is insignificant . Tourism began to develop around 1935 . economic forces in the towns hip . Today this is one of the major Other important contributors to the local economy are building trades and a few small manufacturing industries . Today the to,mship bas a substantially greater population (approximate ly 5,000 permanent and seasonal residents ) than it sustained in its lumber ing era . Lewiston supports about 60 places of business, has three churches, a K-12 scbool district, curling and sportsmen ' s clubs, and various service organizations. The history of Albert Township, then, shows a chronological progression from fairly intense lumbering activity, to very limited farming, to a steady increase in - residential, recreational, service and indu strial a ct ivity . 9 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 THE PASE PIANNrnG APPROACH A variety of methodologies may be used in the formulation of a compre hensive plan . Some approaches are more applicable than others to a specific locality and others a.re_ fairly general in their adaptability . . proach, formu lated 1)y trie Nortbeas t Michigan Regional PlarLriing o.nd Development Commission falls in tl1e iatter category and i.s tl1e one used in this plan. PASE (People, Activities, Services, Environmerrl:,) re:f:'ers t o the classi-fication of rna,jo:r elements Jn tbe analys:i.s of Albcx·t '.ro,mship . It is a w-a.y of looking at the townsbip ' s social, institutional, economic, physical,_ and enviromnental features o.nd processes. An important phase of this analysis, and one utilized by tbe Albert To . . .rnship Plarming Commi ssion, is the esta.blishment of a matrix, or grid, -to clarify the results of interactions between tbese elements. In this manner, the effects of an action pertaining to one element (e. e . increased housing) are clearly seen in relation to other elements (e. g . increased property tax revenues or need for more classroom space). Tho se eff ects which a re desirable can be emphasized and those deemed undesirab le can be limited or abated. In many instances, therefore, trade-offs have to be made in arriving at the optimal combination of policies the township may adbere to. The PASE data, the matrix interaction approach, and the insi ghts of township's representatives, are combined to develop the goals, objectives, and policies whicl1 reflect the characteristics and attitudes of the township. This approach is, therefore, oriented toward the adoption of a realistic and viable guide to the future development of Albert To,mship . I I The PASE ap- J.b �-II PEOPLE POPUlA'rION The character, identity, and general atmosphere of an area is deter- I II II II II I mined by the combination of its people and natural environment and tl1e interrelationships occurring between these basic elements . berent capacity to define and change }1is physica.l environment to f.Ui t his immedjate and lon r~- r a n.?;e needs, it is important to analyze the human functions occm-ri.n3 :Ln the tO\mship. These activities and characteristics of the township's residents are establisbed for tbe maintenance e.nd improvement of their living conditions . A - J,11::i;ration I'atterns and Projections Migration in A.nd out of Albert 'l'ownship represents two major socioeconomi c characteristics. • •I • • •• --• Since man has a n in- They are tbe number of people entering or lea ving t he township, which contributes to the determination of future population statistics ; and the general origins of those entering the area, helping to formulate a broad, rationa l theory of tbe economic structure of these mi-grants . As Table I indicates, a substantially greater proportion of new residents migrate to tl1e area from different counties (probably from counties in the southern section of the state) • TABLE I MIGRATION PATTERNS - PERSONS 5+ BY 1965 RESIDENTS·>E- ~ of Tota l * Same Hous e - 554 5% Different House - Same County - 133 14% Di fferent County - Same State - 238 25% Source: 1970 US Censu s - Fifth Count Summary Tape ll �I Population projections for the township simulate the most logical and rational patterns of growtb up to the year 2000, and in tbis context, cirI cumscribe the elements included in the plan. _ To attempt to predict future population for the township is precarious at the least . •I The results depend upon a combination of past events and a I logical prediction of future national, state, and regional trends. Table II denotes the percentage increase projected during each ten year interval within tbe planning period for tl1e permanent and seasonal sec tors . I As clearly indicated, the projection assumes an equal proportional increase in both sectors. The se high projection rates are reinforced by the Northeast Michigan Regfonal Plannine; and Development Commiss ion's forecast that Albert Township will experience the l a rgest proportional increase in population in tbe county between 1970 and 1990. I TABLE II PERCENTAGE INCREASE IN PROJECTED POPULATION 1960-1970 Perma.nent Seasona l Total 1970-1980 1980-1990 1990-2000 170% 58% 29o/o 22% 7% 58% 29% 22% 42% 58% 29i 22% The current and projected population figures displayed in the trend lines of Figure 1 are based upon 1974 unit service data supplied by the Presque Isle Electric Co-op. Taki ng into consideration the current energy situation and the subsequent propensity to limit seasonal and week-end travel to areas witl1in a short distance of home, more leisure time for the working class, _and the increasing tendency of people (including young adults with families) to leave urban areas and adopt more rural lifestyles, these projections are considered to be the most realistic. 12 I I I I I I I I I I I I I �I F.IGURE 1 Permanent Residents I I I I I I I I . -. . , Seasonal Residents Total Population I 15,000 14,000 13,000 119~ 12,000 11,000 10,000 9,000 8,000 7500 715 I I I I I I I ./ 7,000 / 6,000 5,000 473 4,000 / / 3076 3,000 ~ / 2,000 _:92~_ / 2838 / -. ~- 2629 --A- - -A( " 84-· 1,000 1950 1960 1970 • I - _ 13 1980 1990 200( �Because ·of lower national birth rates, the greater percentage of this population growth in the township will more than likely be a result of migration into tbe area. These migratfon and popul'a.tion projection factors reiterate the need for Albert Township to optimally accommodate a sizable increase in diverse human needs, and .their expected impac~s, through proper planning and implementat.ion. J3 - A~ The median age of the res:i.dents of Albert Tow11ship in 1970 was 40. 8 years (42 years for tlle female population and 39 years for the male population). This compares with a county median age of 36.3 and a regional median of 28.3 years, indicating a propensity for older, retired people to migrate to tbe tovmsbip and the younger productive age groups to leave the area for jobs elsewhere. This phenomenon is further substantiated by Figures 2 e.,, 3, which display the population pyramids for Albert Township for 1960 and ·1970. FIGURE 2 Age l+4 65 + 59 55 64 -57 45 54 35 !+4 25 34 15 2J+ 5 14 0 4 47 ., 24 32 51 19 90 80 70 I I I I I I I 60 50 40 30 20 70 -I '~ I I 32 · 20 30 Fema.l e POPU,IATION DISTRIBUTION BY AGE ALBERT TOWNS HIP - 1960 14 I I 10 J.O I 40 50 M3.J.e 60 70 I - �FIGURE 3 Age I52 75 1 + 29! ; 65 - 74 ]56 I 79 37 35 ... 4.11- 37 25 - 311- 70 60 50 40 30 . f16 20 10 701 57 l 331 15 ... 24 i I- J.4 I 0 ... 4 5 6 80 681 45 - 54 - I 48 90 64 55 7 771 J 611 I ·- 241. 10 20 30 40 Female - 50 100 i . - --- . ---· 60 70 ·------J.----·- Male POPULt\TION DISTRIBUTION BY AGE ALBE.Wr TOWNS HIP - 1970 Compared with tbe county and region (Tables III & IV for 1960 and 1970), Albert Township shows a predominantly smaller percentage of younger age groups between the ages of Oto 44 years. There concurrently exists a relatively higher percentage of older people (45+) in the township than the county or · region. TABLE III AGE - GHOUP PERCENTAGE OF TarAL POPUIATION 1960 Albert Towns hi u County Region under 7% 10.2',t 12.81%, 14 16% 20.6% 21. 6<fo 15 - 24 9% 12. CY,L 12. O',h 25 - 44 19% 20.11%, 26.6% 45 - 64 3Cf/, 24.1% 19. 3% 65 161/, 13.(1% 8.~ Age Group 4 & 5 & over 15 80 90 1( �TABLE IV AGE - GROUP PERCENTAGE OF TarAL PORJIATION 1970 I Age Group Alber~ Township County Re5ion 1+ & under 3°'p . 6.7~ 8.5~ 5 - 14 ·19% 20.6% 23.4% 15 - 2h lo% 13.3% 15.1% 25 - 41~ 15% 17.Bt · 21. 1% 45 - 61+ 2% 25-7% 20.8% 65 2af, 15.si 11.3% & over Th~se statistics indicate two cogent needs of the township: 1. To attract production, younger age groups to the area . 2. Provide adequate services to meet the needs of the older, . . retired residents of the community. C - Occupation The working population of the township consists primarily of service, operative, and kindred workers. These groups compose approximately 39% · of the tota1 employees in the township. The vocational composition of the Albert To,mship can be seen in Table V, co:nparing the occupation cllaracteristics of the township wit}.J those of Montmorency County. 16 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 OCCUPATIONAL CHARACTERISTICS No. in Employment by Occupation Township Professional, technical, and kindred % of Labor Force County % of Labor l~orce 35 ,10 141 9 5 1 73 5 36 10 156 11 · 17 5 99 7 Sales workers 23 7 69 4 Craftsmen, foremen & kindred workers 35 10 266 18 Operators kindred workers 71 21 300 21 Service wo rk e rs (inc. priva te hous e holds) 60 18 200 14 Laborers (e xcept farm 24 7 102 7 Fanners, farm managers Managers, officials proprietors & Clerical and kindred workers & & min e ) I '.mBLE VI EMPLOY1·1ENT ACTIVITY CHARACTERISTICS I No. in Employment by Industrv Township of Labor Force % of Labor Force % Construction 44 11 179 9 Manufacturing 74 19 417 23 65 17 399 22 Transportation 17 .4 41 2 Wholesale 98 26 316 17 Durable Goods & Retail Trade Finance, Insurance, Business & Repairs 10 · 2 50 3 Other Professional 21 5 59 3 9 2 114 6 12 3 69 3 ·21 5 145 8 .0 0 14 0 & Related Services Educational Services Public 7\dministration other Industries Communications, Utilities & Sanitary Systems Source: 1970 US Census, FifU·, Cow1t . Summary Tape 1'( �The township has the same general composition of professional and technical workers:, managers, officials, and prop)ietors as the remainder of the county. foremen. However, it retains a lower percentage of craftsmen and This particular combination of professions in Albert Township reflects the predominance of the wholesale and retail trade, and manufac turing industries. (See Table VI.) The overall analysis seems to indi- cate a need for economic opportwiity for skilled labor (craftsmen) and there seems to be a reliance upon the retail trade :i.ndustry, which utilizes unskilled and semi-skilled personnel. D - Education The educational composition of the residents of' Albert 'l'ownship is an important element in definin g its cultural and economic status at any point in time. The creativity, ingenuity, and comprebensive knowled ge of tbe I I I I I I I I I I population of the area, as well as, its ability to attract desirable economic activities, is related to educational endeavors. Table VII exhibits the completed education levels of tbe working a·ge population for the township and the county. Thirty-one percent of Albert Township's population over 25 had only an elementary education in 1970, compared to 38% for the county . age 25 and over in the township, 62</o had terminated their c Of all people i 11 cation or after high school, whereas 51'% had done so in the count y. during Seven percent of all those 25 and over in the township have had some college experience, and lo% of this aGe category in the cowity had attended college. of those 25 and over in the township were college graduates, county's 25+ population had college degrees . 18 4% While 2% of the I I I I I I I I I �These statistics direct attention to the fact that a smaller percentage of the township's residents over 25 had terrinated their education during or after elementary school than their cohorts in the county. Subsequently, compared to the county, a larGer proportion of the township's residents in this age category had a high school education. Montmorency County, however, contained a relatively greater ratio of college educated citizens. ,~1ile the township bad a greater percentage of high school graduates, the county retained a greater relative share of college graduates . In attempting to improve the socio-economic status of the township and become competitive with the remainder of the county in luring professional activities into the townsbip, the need to upgrade skills and professional capacitie s are of primary importance . Economy The economic characteristics of the township can be depicted by an analysis of employment, income, and entrepreneural activity. Industrial, commercial, service, and recreational endeavors determine the opportunities for employment and subsequent income levels. Referring to Table VI, retail trade is the largest employer in the township. Lewiston contains the majority of this type of activity including grocery stores, drug store, hardware stores, lumber yard, restaurants, bars, and gasoline stations, as well as, a variety of other retail businesses. Manufacturing is the second largest employment category. The major em- ployer in the to,msbip is Lewiston UJ.stre, manufacturer of automobile trim, wbose employment rate more or less fluctuates according to the production activity of the major auto manufacturers. The current number of employees ·at Lewiston UJ.stre stands at approxirr.o.tely 120, of which 6c:;fo are female. 20 I I I I I I I I I I I I �I I 'r I I I I I I I I I I I Other industrial operations include lumber mills and wood pallet manufa cturers, a special machinery production plant, a countertop manufacturer, and sand and gravel extraction and hauling operatibns. Other activities in the township which re~1ire professional experience include banking, real estate, insuranc_e, legal, medical, and educational services. Although there is a substantial variety of serv:i.ces and employment opportunities available in the area, the provision of mercantile, manufacturing, and professiona l services are not as adequate as can be fo~md in other nearby larger co:nrrrunities. As a result, residents and vacationers in the township must travel to these primary cent ers to secure those provisions and services which cannot be found in Albert Township. The 1970 unemployment rate for the tovmship was lower than that for the (See Table VIII) county and region. TABLE VIII Albert Township Montmorency Counti 207 965 11 84 5 8 Female Employed 99 447 %Unemployed 10 15 Male Employed Unemployed o/o Unemployed EMPLOYMENT Percent of labor Force unemployed: Source: Township - 6% County - 10.6% Region - 10.4~ 1970 US Census Fifth Count Data 21 �I Individual and family incomes in the township for 1969 were fairly similar to those in the county and region. The median per capita income for the township during that period was $2,341.ool while the county's was $2,294.00 and the region's was $2,678.00. The median family income level for the township in 1969 was somewhat less than the county or region; whereas, Albert Township sustained a $5,600.00 median, the county's level was $5,851.00 and the region maintained a median of $7,470.00. US Census Fifth Count Summary Data.) (Source: 1970 These lower income figures for the township reflect the predominance of small businesses which can not afford to offer competitive wages, as well as the absence of a skilled and professional labor force. There were forty-one families in the township in 1970 below poverty level and with no public assistance, while at the same time, nine families required public assistance to climb above poverty·level status. These fifty famiries constituted 16% of all families in Albert Township, which compared favorably to the 19% rate for families in this income category in the county. Overall, 6% of ail persons under 65 in the township were below poverty level in 1970; whereas, 13% of all the county's 65 and under residents were in the same economic category. (Source: 1970 US Census Fifth Count Summary Data.) The statistics, then, indicate that while the overall income level of the township's residents was lower than the county or region, there was not as great a distribution on the lower end of the income scale. Government The ability of the township to maintain its present resources and to provide - for the future needs of its residents lies in the degree of sopbistication the local government, with county, state, and federal assistance, 22 I I I I I I -I I I I I ,1 I I I I I I �I I displays in its decision making efforts. Local policies, programs, and res- ponses to citizen needs and desires is dependent upon the interest shown by, and innovative capacities of, the members of the township board, planning commission, and various local advisory bodies. I I I I I I In order to promote needed programs and changes and assert their constitutional rights, the -citizens of Albert Township should understand tbe people and processes involved in local decision making. Since Albert Town- ship is an unchartered township, its powers in exercising home rule are limited. agencies: Various governmental services are provided by state and county Michigan Department of Natural Resources, Montmorency County Road Commission, District 2 Mental Health Services, District Health Department Number 4, and Social Service District Number 2, to name a few. The Albert Township Board is the administrative and legislative branch of the local government; making decisions pertaining to fiscal spending, government services, physical development, and other matters of local con~ I I I I I I I I I cern. It is composed of five elected members. The To,mship has various appointed boards and commissions including the Planning, Zoning,and Sanitation Commission; and the Police and Fire Administration Board. The Planning Commission was created in 1969 under Act 168 of the M_j_chigan Public Act of .1959, as amended. The Commission's charge is to guide the growth and development of the township while promoting the health, safety, and welfare of its citizens. This entails holding hearings and making rec- ommendations on zoning changes and various requests and proposed development plans, and engaging in the .formulation of a comprehensive plan for the township. r·'• The Police and Fire Administration Board is appointed by the township supervisor to oversee the operation of the Police and Fire Departments. 23 �Recommendations are then made to the township board, which makes ~he final decisions on these manpower, equipment and monetary requisitions . f The township was the first in the county with its own zoning ordinance and building code, a reflection of the comprehension and foresight of local decision-makers in matters pertaining·. to growth . It is the responsibility of the loca l citizenry to insure that gove rnment keeps abreast of the needs of the area in light of new de velopment . This re- quires individual and group interest in local matters, a will ingness to respond financially and voluntarily, and insight mixed with innovation on the part of local elected and appointed officials . I I I I I I I I I I I 24 I I I I I I I �.f • • • • II II • • • • • I TOWNSHIP BOARD (5 Elected Members) Planning Commission Police and Fire Administration Board (5-9 Appointed Members) ALBERT TOWNSHIP ADMINISTRATIVE STRUCTURE 25 �ACT T V '- E S �-I I I ACTIVITIES General Land Use: The physical development Albert Township is an outgrowth of the resident's attraction to, and confidence in, its social and natural environment. Spatial form, the proximity of various land uses to one another, is the expression of economic opportunities and constraints, accessibility, and aesthetic considerations. To facilitate the quality of living in the township, whereby these economic, social, and aesthetic considerations are optimized, the best quantity and distribution of the various land uses in the township need to be realized. (See Figure 4.) Analyses of current land use will expose existing assets and liabilities for accommodating human activities and protection of the environment. Map 3.) (See Knowledge of these characteristics is necessary for the formulation 1 of future plans for the township. I I I I I I I A - Residential Land Use -I bf Until now, the greatest residential activity has taken place in Lewiston and on properties surrounding East and West Twin Lakes, as well as, Big and Little Wolf Lakes. In these areas, the current density is approximately 1.53 persons per acre, the highest in the township. The majority of commercially sold residential subdivisions can be found in the Lewiston-Twin Lakes area, many dating back to the 1920's. Later subdivisions are located in outlying areas, primarily due to the fact that the Twin Lakes and Wolf Lakes areas have been substantially platted and developed. At the present time, there are over 3,000 of these subdivision parcels, and about 825 or approximately one-quarter have been developed for residen- tial use. �FIGURE 4 74.7% 32.7% Agriculture' 52 .0% Fore sted Land FORESTED 3. 2% Transp. · LAND 1. 7% Recreation .0% Urbanization Region 9 State 3.0% Urban 1.0% 8.0% AGRIC. l. 9% TRANSP. 0. l % REC. 80.8% 47.0% 49.0% Forested Land FORESTED vacant Land LAND. Albert Township Montmorency County I.AND USE DISTRIBUTION 27 �.MAP 3 ALBERT TCMNSHIP EXISTING GENERAL LAND USE Scale: l" Medium Density Residential Rural Residential & Open Space State Forest I~ commercial . [t)~'.N\U}Wi(W/:/W:I Industrial I- Primary Roads - ,~, Michigan Cross State Cycle Trail \,' 28 = 1. 37 Mi. �The more rural residential units are located on 5, 10, and 20+ acre privately owned parcels dispersed throughout the1township. The majority of I I I these are currently being utilized as seasonal residences for summer and winter vacationers. There are over 600 of these residential units in Albert Township not constructed within subdivisions; and of the over 1400 total dwelling units, approximatel y 130 (9%) are mobile homes or trailers. Housing quality and design ranges from simple one or two room huntin~ and vacat:i.on cottages to large ranch style homes. Even thou gh many of these ·1arger well built residences are now used for seasonal living, they can potentially be used as year round dwellings. Table IX depicts the chronological development of residential land use in Albert Township. TABLE IX* Housing Units by year structure built (1970) Year 84 9% 1940-49 223 24% 1950-59 283 3Cffo 1960 - 64 184 19% 1965-70 150 16% 1939 * c/o of Total now existing Number ) ~ 35% Source: 1970 US Census Fifth Count Summary Data The greatest percentage of residential units were built between 1960 and 1970 (35%), an increase from the preceding decades. There has been a steady increase since 1939 in the number of total units built in the township. 29 I I I I I I I I I I I I I I I I �I I The percentage of these housing units that have been occupied (full-time residences) has remained constant as a percentage lof total units in the tmmship (approximately 39%). I I I I I I These statistics tend to reiterate the steady proportional increases in projected permanent and seasonal residents, as well as, the 58% projected population increase per decade . The quality of living conditions can be determined by the analys is of overcrowding 2.nd lack of plumbing facilities found in the township's housing stock and the average value of o'l-mer occupied residences in tl~e area. Table X compares overcrow<linG and plumbing faciliti e s rates for the county and the townsliip. 'l'here are proport:i.onately more ad equa te plumbin[s and sani- tary facilities per resid.e ntial unit in tl1e to'l-mslJip than the county. Home ownership in Albert Townsbip is relatively greater tban in the county (92% of all units compared to 86% for the county). 'l'his would indicate a rela- tively greater interest among townsbip residents in decisions affecting rea l property. Additionally, home o,mers would tend to have higher incomes than non-owners and be more stable in tenure than the more transient residents in rental hous:i.ng . Tbe average value of owner occupied residences in Albert To'l-msbip in 1970 was approximately $1L~, 000, compared to $12,000 for the county as a whole. If all of the existing subdivision parcels were developed, a total of about 9,060 people would reside in them (at 3.18 persons per unit). Since this is the projected population for 1992, there would seem to be an adequate number of tbese parcels now existing to satisfy the potential population demand at least until 1992. However, a large number of lots are inadequate in size under existing local standards, and they may have to be combined to 30 �facilitate development. Under these circumstances, and to maintain a variety in types of development, provision should be made for additional I planned subdivisions in the township. I TABLE X* Overcrowding Township No. County % No. 'f: 1970 0\-mer Occupj_ed Uni ts: 1 or less persons/room 1.1 - 1.5 persons/room 330 1~3 1+ 29 153 18 10 194 40 124 843 I I Units Lacking Some Plumbing Facilities: Occupied ·X-Source: vacant year rot,i.nd units & 17%, 1970 US Census Fiftb Count Summary Data B - Commercial and Office Activity Commerce and the economic activity it perpetuates is of prime importance in determinine the welfare of the township. I I I Renter Occupied: 1 or less persons/room 1.1 - 1,5 persons/room I I I The provision and distri- bution of commercial facilities are often dependent upon the size and socio- I I I I economic characteristics of the area they purport to serve. seasonal residents who desire non-durable goods and whose needs are somewhat I I different than those who live in the area throughout the year. I In Albert Township, commercial activity serves the permanent residents who bave needs for more durable items; however, it is more ' oriented toward The majority of residents are attracted to the area, not because of its commercial opportunities, but primarily because of the existing natural amenities and rural characteristics. 31 I I I ... �-I There is currently a variety of retail facilities available to fulfill immediate needs, but these are limited in the quantity, quality,and variation of items which are offered. I I I I I I I The gr~atest dive~sity and opportunity for choice exists in the grocery and restaurant bu sinesses . There are five outlets in the township where grocery items can be purchased, rangin~ from three larger stores in Lewiston to two smaller resort-type facilities outside the central business area. Restaurants are among the most prolific of c2mmercial activities, and are mostly located :Ln and around Lewiston . These facilities enjoy peak business during the summer months, declining in activity durin.1 the w:inter. Other comrnerd.al activities, t}1e majority located in Lewiston and e.d,jacent to East and West Twin Lakes, :i.nclude gas stations, hotel-mote.l--res or t establishments, sporting goods stores, motorized sports equipment sales outlets, drug store, barber and beauty shops, clot'hing stores, hardware stores, and several other independently run businesses. There are real estate offices, insurance offices, lega l offices, a banJ~, a telephone facility, and a Chamber of Commerce Information Center, providin~ professional services to the community. C - Industrial Activity Industrial and industrial related activities in Albert Township are one of the major sources of employment, especially those pertaining to the manu facturing of non-durable goods. (See Table VI - Page 17. ) The phenomenon is somewhat surprising, considering the rural - seasonal character of the township; but a potential trend toward dispersed, smaller industrial units in small communities may make this activity more common. Some of the rationale behind industrial location in a small community 32 �include the f ac t that people are more involved in tbeir work situation, there is a lower absenteeism than in larger urban areas, and property ta.xes are generally lower . Additional potential for atfracting industry into the township lies in the provision of an industrial park for efficient, minimum cost operation; recreation and leisure amenities; and the absence of traffic con;estion in daily employee work trips. The tm~1shi p currently hns a 40 a cre designated industria l park, en compass in g nine subdivided parcels located north of Lewiston. Par;e 28 . ) (See Map 3 - There are also several other industrial acti v:i.ties disper se d througr1out the a:cea ir:c 1udin3 a pullet manufacturer, truckin,s; company, countertop manufacturer, special equipment manufacturer,- several home construct:i.on companies, plurnb :i.ng and ele ctr:i.cal contractors, well drilline; companies, petroleum products distributors, sawmills, woodcutters, ready-mix concrete plants, and exca,~ting companies . Tbe largest single employer in Albert Tovmship is Lewiston lustre, manufacturer of metal automotive trim . Employment in this or ga nization fluc- tuates according to activity in the automobile industry and currently employs approximately 120 personnel, 60% of which are female . 'l'he largest percente.ge of industrial related employment is in tbe "operatives and kj_ndred workers" category (21%) . "Craftsmen, foremen, and k·indred workers 11 ; "professiona l, technical, and kindred workers" ; and "managers, officials, and proprietors" each constitute 101, of the total labor force. "Laborers 11 compose approximately 7% of the total labor force . Therefore, the range of occupational categories in industry-oriented activities is mainly composed of semi-skilled labor, with craftsmen and other skilled workers primarily engaged in tlJose occupations related to physical development (construction, heating and plumbing, electrical contractors ). 33 I I I I I I I I I I I I I I I I I I I �D - Recreational Activity Albert Township's identity lies primarily in its rural .recreational atmosphere. The low population density (approxi~ately .12 persons/acre) makes it an attractive area for open-space· recreation. Most of tbe recrea- tional activity takes place during the summer months and is generally oriented toward aquatic sports and outdoor camping . The 1316 acre West 'l'win and 830 acre East 'l'win Ls.kes, as well as, Little Wolf and Big Wolf I.r.1kes , (See Map 1+.) are the predominant recreational areas. Within 15 miles are Tee, Snyder, Big and Little Bear, Avery, and numerous otl1er lakes, as well as several streams, providin g a variety of fish habitats . There are two state forest campgrounds - Avery IE.ke and Little Wolf lake - witb :in the toun- • • • • • • • • • • ship and one - McCormick I1.1ke - located in Briley Township. 45 campsites. Avery J.ake has Little Wolf Lake contains 33 campsites and 12 ca10p sites are available at McCormick Ll.kc. In addition, Sage Lake Flooding l1as provisioP-s for boating and sanitary facilities . Four seasonal resorts are located on East Twin and I-lest Twin IB.kes and two are i.n the Little Wolf I..ake area . Two local picnicking and recreational parks are located in the Lewiston area, along with public and private bathing, and boat launching areas on East and West 'l'win IB.kes. A ski area., snowmobile trail, curline club, and bowling alley provide winter recreational activities . The township is presently attempting to establish a 40 acre park. Map 5.) (See This area is to be designed as a major recreational facility con- taining a variety of outdoor activities • Game available for hunting include deer, wild turkey, rabbit, woodcock, and ruffed grouse . The Michigan Cross State Cycle Trail is in the eastern ~ 34 �I I I MAP 4 J. McCORMICK .Q. LAKE CAMPGROUND 0 GOLF COURSE_ Jffi::R.EA. TI ON Aru1\ S 1~~1 Michiga n Cross State Cy cle Tra il ~~ Woodcoc k ··,. J.\ P.F.sf P}M'.:\}'./!i./\ri\:'J)));:";)_: :J l-----1 & Ruffed Grouse Area Public Fish.i.ng Site ski Area Source: "Autumn Color & Bird Hunter Guide" Montmorency Tribune 9-13-73 Snowmobile Trail 35 I I I I I I �I I I I I I I I I MAP 5 PROPOSED 40 ACRE PARK :ffiCILI'IY �portion of the tmmship. An eighteen hole golf course is located several miles south on state highway 489 i n Oscoda County. A variety of local recreational and enterta inment programs a re sponsored during the year by the residents of the township including a water ski show, service organization picnics, art shows, and a winter carnival . Key elements in determining the viability and success of recreational endeavors include environmental features such as climate, s cenery, natural areas, soils, and ,,c1ter, as well as, population characteristics ( s ize, dis tribution, n~e, and income levels) and proxj_mi ty o.nd access. M:lp 6 depicts the 500 m:Lle recreational and tourism spriere of influence for Micb:i.gan . Tl1is potential wo.rl<et 112.s been reduced from an origh1al 12 state attraction radius, to the current five state area and because of the "energy crunch" may dwindle even f\trther . By tbe same t oken, those people living in the soutbern sections of Michigan will tend to limit their vacation and weekend travel distances to attractive localities nearer to borne. Con - sequently, as the less dense northeastern section of Mi chi gan becomes more popular, access becomes more of a factor in tbe total recreational field . E - Forests, Agriculture, Open Sna£~ Almost 50% (22,000 a cres) of the township is state owned land, all in- cluded in the Thunder Bay River State Forest . 'l'he predominance of state forest land extensively limits the land area which the tmms1Jip can effec tively control, and in essence affects the overall population density of the area. Some logging of oak, red, white, and jack pines, aspen , birch, and maple, which are the major forest types , occurs on both state land and private • -I •I I - II J a I I I I I I ~ 37 I �M.7\P 6 . THE 500 MILE . PRIMARY SPHERE OF INFLUENCE FOR . GREAT LAKES TOURISM DU LU 1'H GARY RADIAL DISTANCE 500 Miles NO. PEOPLE 52 million excl. Ca nada '1n OF' ·U.S.- % E. MISS. R. 50%+ Michi ~an's tour is t traffic ori g i~ates primarily from within the above circle. It al s o represents an approxi~ate one day's d r i v e to N or th c a s t M i ch i ~a. n • Be c au s c o f g e o {-;r a p h y a 1 on o , ~ e, rt h e a s t Michigan is in the center . of this large population. �property. The primary wood using industries are related to wood pallet pro- duction, sa~mill operations, paper products, and building materials. While ' state property cannot be subdivided, it can be economically productive for lumbering activities. large, privately owned parcels of forested land are being partitioned into sma ller 10, 20-, and 40 acre parcels, making these units less economical for logging. Agricultur e ha s neve r b een a s predomina nt i n Albe r t Towns bip a s it ba s -A- in otber se cti ons of t be c ount y or re c;ion, prima ril y beca u s e of tl1e l a ck of ade q_ua te t ransportat ion, 1:1. short g:rowin~ s ea s on, and s oil limitations . At one per iod in tl1e t ownsh ip' s hist ory, r ed c lover and pot a t oes ,-,er e barve s t cd a nd sldpj)ed by t rain t o otber loca litj_e s . At pr es e nt, t bcr e i s no commerc ia l agricultura l pr oduction in the township. Several f act ors belp to expla in tbis current situa tion. As mentioned earlier, tbc soils (Rubicon, Gr_a yling, Ka.lka~ka, East lake, Ma ncelona , Leelanau, a nd Emmet) ha ve generally fair to poor suitabil i ty for farming. There are only 70 to 90 frost-free da.ys. The subdivision of lare;e acreo.f,e into 10 and 20 a cre parcels limits the amount of land that can effectively be put into agricultural production. Open space (vacant) l a nd substantially defines most of the area. The overwhelmin g ma jority of land use activity in the township pertains to residential units. As the area increases in population, many of the larger vacant parcels w-111 be utilized for both small and large residential subdivisions, diminishing the supply of a vailable vacant land. With proper planning to accommodate projected popula tion growtb, the optimum utilization of the vaca nt land can be realized. 39 . �I I F - Transportation Circulation and accessibility are important elements in the viability and growth of an area. Albert Township is removed from major transportation routes in the state, which reflects both beneficial and adverse conditions I I I I I I for the township and its environment. While economic progress may be achieved by easy access for commercial and industria l shipping of materials, the existing rural chara cteristics of tl1e area could diminish. Up until now, the loca l residents of a vicinity l1av0 not had much of a voice in tlJe tran sportation decision 1uaking procesf; at the state or county leve l) so a communit y may h3.VC exper:i.enced undesirable c;rowth as a result of exprc!ss,,c1y or thorougl1i'c.re placement witbout being ab le to control sucl1 growth. Eopef'ully , today the~; e larger units of gov<:::rnrnent are more r espon - sive to local concerns . Alb ert Township has an adva.ntage, then) of beinc; able t o determine t he direction it de~ires its future to take and can u s e I the transportation system, witllin ' its boundarie·s, and in conjunction with· I I I I surrounding toWJ1:sbip s and counties, as a means of influencing its rate of growtb. Map 7 displays the major transportation routes surrounding Albert Township. Interstate 75, US 23, and Michigan 33 are three major north-south traffic arteries in the vicinity of the township while Michigan 32 crosses Montmorency County in an east-west directj_on. I-75 is the main thorough- fare for traffic originating in the more urban sections of the southern part of the state and for vacatj_oners from other states. In addition, US 131 is proposed t o adjo in I-75 on EJ.n east--west coordinate) somewhere between Frederic and Vanderbilt. Thi s will increase the accessibility to the region for traffic emanating fr om tbe Chicago area . 40 �I JAY MAJOR TPJ\N'SPOR'JJ\TION ROll 'l'ES IN NORTIIEPl-l LO,qER ~HCHIGZ\N 41 I I �I I While these traffic flows do not directly pass tbrough the township) they increase the likelihood of travelers taking 'side-trips' into the area) as well as) improving the capab ility of Albert Townbhip to be accessible to I I I I I I I industrial and commercial transport. Map 8 gives a more deta iled perspective of the township's existing transportation system. The Montmorency County Road Commission is the over- seer of roads in Albert 'rownship . surface roads and 6. 21 miles of f;econdary roads within tbe tmmship . Propo sed improvementG to 1980 include 2 miles of paving and l.09 m:i.1es of curb and gutter instalJ.ation. A county ma i.ntcnance and stora c;e c;arac;e j_s also located in tlle to.mship . Access to tllc a rea is currently achieved via three pri~Qry ru~ds: County Road 61.2 , running ea st and wc:.t from I-75; County Roc~d l1 G9) whicb links t}1e township wi tll M-72 i.n Oscoda County _; County noad ~-91 , p2.ssinG in a northsouth direction from H- 32 . I I The county maintains 22. 78 miles of primary These are two-lane t11oroug11fe.res and are used by botb auto and truck traffic. There is a privately owned airport facil:i.ty loc:i.ted close to the industrial park. It contains two grass-strip runways, one being 3200 feet long and the other 1800 feet in length and can accommodate small twin engine aircraft. It is primarily used during the swnmer months. During peak periods an average of 12 planes per weekend use t11e airport, Map 9 indicates the airports wit}1in the northeastern reGion) the largest b.eing located in Alpena. Tbis airfield serves tl1e only commercial carrier in the area and bas the capacity to accommodate jet aircraft. There are numerous commercial flights serving Bay City and Traverse City, both of which are easily accessible from Albert To,rnship. 42 Gaylord also plans to expand their �ALI3ER'l1 TOi,'NSIJIP EXISTING CIRCULA'l1 ION SYSTEH Paved Roads Graveled Roads 1--.1 1-----1 --~---- Good Dirt Roads Poor Dirt Roads I I I I I I I I I • �- MAP 9 I I I I , 'I QJ..ndian flay ) L±_I I ICH [BOYGAN I _ _i_ _ _ - , O'A_.: I {G;, v10 1d I OlStGO 1 I - l ___ I ·0.:_ I A:l:1n~c J_ 0-~· - -· - .L~:·:::~-~c.. CR/\WFO rl J cru,v,•o I : OSCO Dr, --i- i Al. CON.C< ;,Zt ,·-,0' Gfdyl1ng I \I d ::::· I AI_P[NA M0h'll.1()1~[NCY I ' ~I A11oor1 :,:~ Greet Lah<.·s Sh!'Of)1ng H,Hf)O! I I I .'i"· ..;2, IH>r \ \!" I Cl of Re l upe:, way Det,011 ~ h'1ack1n;,c RY. - - r\lcw York Ccnlri1I f(y. Source: rvl1Chi9 <1n Den;,rtn1cnt of Na1,,,a1 Rr!>ourcc~ (Nor:hca s. t tv•11ct,i9an r~e9 to nal Plr1nnin9 £ Dcveloomcnt Comrr11!,!>1on) REGION 9 - MILRCT\DS, AIRPORTS & POR'I'S I I I 44 .!.. �airport facilities to handle jet aircraft . With these major facilities, Albert Township can be considered to be readily a ccessible by air . There are no railroad lines in the town s hip Jnd the region lacks pas senger rail service. The two lines that are within the region are aligned with the major motor vehicle routes . (See Map 9.) The state is currently studying the feasibility of expanding t he rail network in Reg i on 9 to in elude passenger service . I I I I I I I I I I I I I I I I -I 45 I �s· ERV :" ( C E S • �I I I I I I I I I I I I I I I I I I I SERVICES The quality and quantity of services provided to a community either contribute to, or subtract from, its overall attractiveness. Healtb, safety, and welfare considerations are integral elements of any decisi.ons to institute and ID9.int_a in adequate police, fire, sanitary, educational, and recreational facilities and proerams . Additional conveniences, including telephone, electrical distribution, and gas and oil for l1eating and cooking, are made available to residents of the tovmship on a private or semi-public profit making basis. The provision o:f tl1ese services ( governmental and non-govern."';}ental) is dependent upon t}1e size, distribution, and econom:ic c}iaracteristics of the township. Those proGrc:"ms and ut i. lities the local government assumes respon- sibility for are supported primarily by the c ollection of property taxes. . . Conse quently, tl1e c:apaci ty to allocate required services to the res:Ldents of the townsl1i.p is dependent upon tbe ability and willingness of the residents to pay for these aJ;enibies . Pri vate and semi-public services, however, are such that economj_c :profit may be re-invested in ec1uipment and processes which upgrade the efficiency of the particular operation. Local government fi:--ids it difficult to maintain suffj_cient services while attempting to minimj_ze · property taxes. TJ1rough cooperation with other state and local agencies, additional support for instituting community facilities and services can be realized. A - Communication The role of disseminating information (verbal and visual) is allocated primarily to non-governmental enterprise . 46 As with other similar businesses, �these undertakings are profit-making concerns and theoretically provide com petitive and efficient services . Communication resources are located outside ihe boundaries of Albert Township and, hence, the tmmship has very lit tle control over the dissemi nation of news originating in the area . Publications available to the town - ship residents include the Montmorency County Tribune from Atlanta, the Detroit Free Press and the Detroit News, the Otse8;0 County Herald Times from Gaylord, a nd tlie Bay City Times . (See Map 10 ,) Cable television is not available in the area; reception is provj_ded vj_a individual antenna s . Several sta tions can be received on local television sets, including a Publ i c Broadcas ting System station. AM comrnercial rf!dio reception is limited, the nea rest transmitting stations bein~ in Gaylord and Grayling . I I I I I FM s t a tions genera te clear reception du r inG the daylii:;ht and even- ing hours, wJth a pprox:i.mately 6 stations reaching the township. Telephone service is provided by the General Telephone Company of Michi gan, which bas an exchange and storage facility in Lewiston. According to 19'/0 Census Data, 89% of all occupied uni ts in the township had telephones; assuming this rate has been consistent during the past several years, approxi mately 660 permanent residences had phone service in 1974, A Uq Post Office facility is located in Lewiston and services approximately 730 residences in the township utilizing two routes and post office boxes within the facility. Special purpose systems pertaining to police, fire, and health protection I I I I I I I I I are available in the form of radio communication units in the tllree township fire trucks, police and ambulance uni ts, and fire and· ambulance personnel. 1 1 1 47 l �.cv I I I I MEDIA AVAILABLE TO ALBERT TOvlNSHIP <> Q1B []j Weekly Newspape~ =I= TV Stations Daily Newspaper o , lH U', ) BAY ., l' ILLf I I l05£8U SH A S A B "T L. L A M I �B - Transportation No public or commercial transportation is ~vailable in the to"mship . The Jobannesburg-Lewiston Area School District provides school buses to transport students to the elementary sc11ool in Lewiston and Junior & Senior High School students from Albert and Greenwood Townships to the Jobannesburg School. C - Energy Supply Electricity was originally supplied by the lumber mills to the commercial areas of Lewi.ston. Around 1932, Presque Isle Cooperative, under the Rural Electrj_ficatJon Act, be,'5an to supply electric service to the townsliip and is now tbe source of electr:Lcal energy in tlle area . Other sources of' ene:q~y include oil and propane gas for- heating and cooking. No natura l gas utilities are located in the township, as the nearest gd.s transmission lines are loc1;1-ted in easter:n Otse80 County . The lack of natural gas service may be disadvantageous to tl1e to~ship in attempts to attract industries which may require this form of energy. D - Municipal Uti lities Since past development in Albert 'rmmship has essentially been cha.rac terized by slow -growth and low density, the capacity of the soils to G.ccommodate the water and sewage disposal needs of the area has been adequate .· As population erowtb and development has accelerated durin1s the last several years and will continue to increase substantially, the ability of these natur-al features to remain unpolluted will diminish . Even now, there are problems with waste water run-off in and around the more densely populated lakes of · the township and additional development will contribute to this problem . �I I I I I District Health Department No . 4 and the Michigan Department of Public Health have outlined four major pollution concerns pertaining to Albert Township: ' (1) Because of the more dense population and commerci a l activity in the 112wiston area and the shallow aquifier level in this vicinity, sewers should be established to eliminate water pollution; (2) The East Twin Iake area has a high groundwater level and several problems have occurred with individual sewage disposal in this area , contributing to the need for a comprehensive I I I I I I I I I I I I I I sewer syster.,; · (3) 'l'he eastern bay of West 'I'w:i.n Iake also has a hi gh water table; (!~) The proposed industrial park is encouraged to become part of a sc:rni tary sewer and water system, instead of utilizing individual sewer and water facJlities . In essence, unless action .is taken to provide sufficient sewage dispos:11 at this point in the township's development, more o.etri.mental irni,acts may oecur to the qu~:: li ty of local groundwater sources . Water Supply . dividual wells . At present , all domestic water :i.s extracted through in- Tests run by the Montmorency County Public Health Departmen t indicate that the average well depth in Sections 14, 15, 21 & 22 of the town -ship (See Map 11) is approxirr.ately 85 to 90 feet, while the average static water depth (the depth groundwater rises in the casing before it has to be pwnped) is 67 feet. Section 27, j_n which Pine Beach Subdivision and other areas adjacent to East Twin lal<e are located, has an average well depth of 38 feet and fe et average static water level. 1;1 15 These well readings tend to bear out the fact that groundwater near the lakes is substantially higher than in areas · further removed, contributing to the potential of hazardous pollution of domestic water in the vicinity of East '.I\:in and West Twin lakes. 50 It should �I I I I MAP 11 ALBERT 1ro;,rnsHIP AVERAGE WELL DEPTH FOR SEX::TIONS 14, 15, 21, 22 ., I I OF GROUNDWll. ~ & 27 ..,, 51~ I I I I �• • be kept in mind that these are average readings and the variation in water levels within an area can be substantial . The average groundwater percoJ.a t tion rate (500+ g .p.m.) is the highest in the county, as well as the region . (See Map 12,) In effe ct, there is no problem in the availability of good quality dome stic water in the township. The major problem is the potential for seepage from individual septic uni ts mixing with existing ..·a ter supplies. Sewage Disposal. Public heal th demands that adequate sanitation facili - ties, comm~nsurate with the characte r of the township and in light of incr eased densities, be cstablj_shed either on an individual or commun i ty-wic'le basis. At the present time, there is no municipal san i tary sewage system in the area; a study is being undertaken to determine the feasibj _lity of establishi ng such a system. Preliminary analysis indicates the most desirable areal distribution of sewage facilities, based primarily upon engineering principles and the topography, is the area ·where current and future resi den- -,. • t tial, commercial, a nd industrial activity is evident. Map 13 depicts the proposed ' immediate, and future service areas'. The immediate service area is based upon the dense population, high groundwater levels and commercial and industrial activ ity in the vicinity . This area is desi gnated to se rve existing and projected medium to heavy developmen t , includi.ng the northern sections of West Twin Lake, most of Ea-st Twin Lake, and an enlarged central I~wiston area . The future area is the projected range for service to low density residential areas in addition to those already served. Storm Water Drainage. Lewiston has a small 1200 ft. storm sewer system in the central business area which terminates at the edge of the district and becomes an open ditch run-off where sandy soils absorb the effluent. reported trouble areas around Lewiston are: 52 Three Flooding in the .Lions Club Park J �J - - .l .,LI,... TYPICAL RANGES IN UNSUSTAINED YIELDS TO 6 11 OR L?.\~ER DI.l\METER WELLS 100 - 500 GPM More than 500 GPM 53 �MAP 13 I ALBERT TCWNSHIP PROPOSED SEWER SERVICE ARE:l-1. Immediate Servi ce Area Future Service Area I I I I I I I I �area on Knee l and Street; flooding and ponding of run - off water in the Pine Beach subdivision; improper drainage in the vicini11Y north of S9.llings Ave nue. ( See Map 14. ) Normal storm water run - off in Lewiston and other more deve loped sections of the township contains fine sand and silt p-3.rticles, I I I I small amounts of oil from roadways and parl<ing lots, phosphate::; from ferti lizers, and chlorides fr om road salt. If these cher.iic:i ls and particles reac h the l akes i:1 the arcn, t hey t end to increuse the natural aging process of these bo dies of ,,ater . If they are allowed to drain into the soils nt an accelerated rate, they may affect the quality of existing groundwater. It I I I should be to the township's benefit , then , to consider the impact of storm water run-off on the environment and rectify any adverse conditions. Solid Wa!5te Dis poca l. site northeast of Lewiston. Albert '1 0,msb:i.p now bas one solid waste dispossl 1 (See :tv'iap 15.) It covers five acres and in 1973 handled 6500 cubic yards of refuse (2275 tohs)·, the largest amount in t he county for a sing le site. The solid waste this facility handles is generated primarily from residenti a l and recreational use. Collection is from either individual transport or a private, profit-making trash collection service . This facility digested . 553 tons per capita of solid waste. In 1980 it is projected to take in . 663 tons per capita and by 1990, . 771+ tons of material per person should be discarded jnto this facility . * The Montmorency County Solid Waste Plan calls for the consolidation of all solid waste dis,posal sites into a county administered system; utilizing a central facility near the middle of the county .q nd "transfer sites" for burning of brush, stumps, etc., storage of bulky items, and placement of metal containers . *Source : I I I Preliminar~r Comprehensive Solid Waste Pl an f or Montmorency County - June 1974. 55 I I I I I I I I I �• =====-========~ DOROTHY ST. w l') 0:: 0 w l') I j I -·- · •• I I I I I I • •I • -:·.j ~ (j I •• EAST TWIN LAl<E LEWI STON VICINI'I'Y srroRM WATER RUNOFF PROBLEM ARF..t~S MAP 14 / �- - ,--·- - - - - - ,._.,...~---n-----:-1 .... . . •· 4 3 11 AIBERT 'l\'.Y.\TNSH IP SANI'.i:7\.RY 1Al\1DFILL 12 -I I I I I I I 57 I I I �I • • • •I Solid waste would be removed from these "transfer sites" to the central facility by private contractors. The purpose of this system is to meet the health ' and safety standards of Act 87 of 1965 and as amended by Act 89 of 1969 . As of yet , thj_s plan has not been implemented; if and when this system becomes operative, the Albert Township facility will become a "transfer site" . E - Hea l th Fi nd WP.lfare. Proe;r ams and · fncili ties pertinent to the -,,,:ell - bc:i.ng of the to,:nship' s residents reflect the iEte r est and response of the local decision-,makcrs to I I II I I ·1 I I I I I I I human nee ds . Much of th e required social and physical aid is provided thi-:ough l are;er governrnentEtJ. and administrative bodies_; such as, the county, region , and state . However, those health and welf2.re deli very systems no t provided by these bi gger unj_ts can be instituted by the township to add to the comprehensive benefits furn:i.shec1 to the town~,hip's r esidents . Included j_n these benefits· are law enforcement, fire prote~tion, end health programs. Some are administered on a cooperative basis with these larger jurisdictions and others are operated independently within the township. Police. police car. Albert Township currently has two full-ti me officers and one Additional polj_ce protection is macle available through the Montmorency County Sheriff Department. The Sheriff Department dispatches all patrol ca rs and supplies detective services. In addition , emere;ency contact between the township and county agencies is mai ntained for mutual benefit. Fire. The township operates its own volunteer fire department and with assistance from the Michigan Department of Natural Resources maintains one �truck and two tankers . This voluntee r unit , comprised of 15 members , pro - vides protection to the township . The DNR has jurisdiction for fighting f fires on state owned property . Both the police and fire departments make requests for additional equip- •I I I ment and manpower through a five member board, which in turn makes recommendations concerninu; such r equi si Uons to the township board . HesJ.th . (See Map 16.) The township is a part of District Health De1--ia rtrnent No . J-1-. The se health districts provide services to the po1itica1 sub- divis:i.on with:Ln the j_r Jur:i.sdic:tion. These services are fairly co:npre:hensJve and coordinated throu~b the di strict headquarters j n ,UpcnE1. 'l'h c re is a d:i. strict office in 1\tlanta . Ambulance ser·,ice is provided through the township. Private medical treatment is avaiJ.able at the Lewiston Clinic, located north of Lewiston . ( See J,18.p 17.) There is currently one physi"ciEJn j_n the township who admin - isters medical aJd through the clinic. Welfare. 1--lelfare services a re administered by the state via facilities and personnel in Montmorency County. Map 18 .) The county is part of Region 2. (S~e Some of the programs offered through these facilities include sup- ervision of foster homes, financial and marriage counseling , juvenile delinquency counseling, /\id to Dependent Children programs, nnd general assistance programs. There is a volunteer organization, United People, to deal with local problems related to drug abuse and alcoholism . through the state . • 59 I I I This program is financed I I I I I I I I I I I I �• • • • • •• • C h C b ~ - ~. g~a'. - n. I I CHEBOYGAN ;=::·;·~ CJ ~ i,.,,,, c .. , I ' ~ PRESQUE ISLE !K·~;',-_M_O_,N_T_MO~EN-:r Gaylord ;---'- - . ~) I .,,..,, f~/~ I l '• l( , , •~~ '-;\ I I OSCODA ALCONA Gr~yling i'i:! PUBLIC HEA.LTH DISTRICT 4 PA[SQUE ISLE -7-=~- , o,sec.o ~ M0NTMORC~CY ! Gaylord ALPENA I _, ____ j ~ CAAWFOflD ,, --,-~r.t.~L-liX.:.~t:·:'!"£1'~- ~"'l:~!':...."'r.~~,-u!"·a r-~~i~~i\'(i:::i.lt"l:.. ;":') CAJl.WFOHD Cl1 l\,_ ~LP[NA CHEBOYGAN • • • . O SC ODA · ALCONA Grayling f!J MENTAL HE.l\LTH DISTRIC'l' 3 MAP 16 �• •I •I MAP 17 6 1 l CRrSTAL 9 ...., "' ..., ,- - 7 => = I II II II ., -I I I I I I LEWIS~l'ON HE.Z\L'l'H CLINIC 61 l I II I �REGION 2 - DEPZ\.R'IMENT OF SCCIAL SERVICES I I 62 �• • • • • • • F - Community Facilities. The physical structures and equipment the township establishes and maint tains for the provision of services are pertinent to the protection and wel fare of its residents. If these facilities are varied and comprehensive in their utility, there is a greater probability the associated services will be more effective in serving the people of the tovmship. Curr ently, the township's pub lic and semi- public fac :ilities are located in and around Lewiston. • • • •• • 'These range from heal th, ss fety, and welfare facilities to religious nnd sports organizations. Facilities belonging to the township include n fire station , library, and township offices located at the corner of Kneeland and Ihrisen st:reets. 'l'he Lewiston Chamber of Commerce maintains a publ:i.c information office in th.e business di strict. The township has juri sdi·ction over th e- public park and tennis court facilities in the same general location. II II (See Map 19 .) Access to East and West Twin lakes is available through publicly maintained streets converging on these lakes. Street. A Lions Club park is adjacent to the public beach on Knee.land Public recreation is also available with a sportsmen's club, a curl- ing club, and a township ovmed softball field. The elementary school, containing a public auditorium, is located on the ·northern edge of Lewiston, as is a privately owned airport. Religions facil- ities include Catholic, Con gregational, and Lutheran churches . The Lewiston Clinic provides health treatment to the residents of the area, retaining one physician for medical services. As population growth continues and more services are required, existing facilities will have to be expanded and new ones constructed . These should �, ~ I I . I. I w (!) er I 0 w I.!) EAST I I I TWIN LAKE MAP 19 PUBLIC & SE:·H-PUBLIC COM.MlJN ITY FACILITIES - A - Albert To·,mship Hall (Fire Dept., Library) n - El f:;-;-.entary School C - CLc::::1.;)er o;: Co r.une rce D - ·Lewi~ton Park E _:,• Lion·s Cltb Park F - Public Beach G - Albert 'I'm.-r.s_r1ip Recreation F ie ld H - Spor~srnens Club 64 LEiHS'I-ON AR.EA I I I - Curling Club J - US Post Office K - Cat.holi·c_ Church L - Masonic Temple M - LutJ,ercn Church N Congregational Church 0 - Air Field P - Lewiston Clinic -• I �• • •• • • ••• •, I • be distributed in such a manner as· to serve the greatest number of people with optimum efficiency. G - Education . ,. Albett Township is included in the Johannesburg-Lewiston Area School District. This district includes all of Albert and part of Vienna Township in Montmorency County, part of Greenwood Township in Oscoda County, and all of Charlton and parts of Chester and Dover Townships in Otsego County. 20.) (See Map Students in the elementary grades (K-6) attend classes in Lewiston, while those in the Junior High and High School grade levels are bussed to Johannesburg to attend school. Student enrollment in the elementary school has been decreas- ing for the past 5 years, although the 1975 projected enrollment is higher than in 1974. Lewiston. pupils. In 1970, 191 children were enrolled in the elementary school in In 1972, this number decreased to 187, and 1974 saw 151 grade school The 1975 projected enrollment, howe~er, is 156. Secondary (Junior High and High School) enrollment is projected to be approximately 144 in 1975. I I I I I I I I These students will be bussed from Albert Township to Johannesburg to attend classes. Johannesburg-Lewiston Area Schools are part of the Cheboygan-Otsego- Presque Isle Intermediate School District. The birth rate for the county as a whole is declining, anq subsequently fewer students will be enrolled in school, but this phenomenon will probably be offset in Albert Township by the projected increase in inmigration of child-bearing age groups . The nearest junior colleges in the region (providing a two year college education) are Alpena Community College and Kirtland Community College. Maps 21 & 22.) (See These community colleges can be utilized as a means of train- ing local residents for skills pertinent to employment in the township. �I I I :I I MAP 20 OTSEGO CO. MONTMOnENCY CO. ELMIRA ;I MONTMORCNCY CORWITH c,v.JJf~~1i] ·1 HILLMAN >- UJ ..J a: CD !l2~~~~·~---••f HAYES OTSEGC LAKE •c,, . I AVERY RUST :~":'r-~-~ ,,,...--. Cl..lNTON 'LMSR z UJ w COMING a: <., BIG CREEK :1 M ENY <.• :t OSCODA CO. JOHANNESBURG - LEWISTON AR.El\ SCHOOL DISTRICT II • • • •I I 66 - �I I I 1· MAP 21 ALPENA I .I I· I I 1· I Al pen~ I ·1 CRAWFORD ALCONA Gr>yling 11 CllEBOYGAN-OTSEX:;O-PRESQUE ISLE INTERMEDIATE SCHOOL DISTRICT MAP 22 7 I I I I I I I Presque °Jsle _ _-::-=-----~ Cheboygan .;':,_, I EB I· Montm o,c_n_c_y_~.._-·_Al_pen a Otsego I t • I I Oscoda Crawford © Kirtl•na Alcona ! Community College! i I . i II I I CCI-1MUNI'IY COLLEGES IN REGION 9 �J\ E N V R O N M E N T �•I •I I I I I I . ENVIRONMENT The ma,jor asset of Albert Township and the tprimary contributor to its ~conomy is its natural environment. The c·ombina tion of forest type ve ee ta - tion, variety of lakes, and low-density population define those character is tics which give the area :its recrea tiom.l a_tmosphere . Si nce it is the desire of the residents of the township to r etain as much of the existing character of the are3. as possible in light of projected growth, it is pel'ti. nent in ' formulat ing a fu ture plan to an3.lyze the natural elements of ~1e a r ea . TI1ese elements should be s tud:i ed in reJ.atj_on t o their effect upon hur.n n act,-i vity and conven;ely an analysis should be made of tbe physi.c2.l and biolof;i.cnl con s equences c,f hunm.n act.i .vjty upon the area ' s naturnl processes . A - Climate . CJ.im3.tic cond iti ons tn the vicinity determine to a large extent the viability of the township i n offering seasonal recreation and establish its I I I I I I I subsequent econom ic identity . Map 23 i ndicates the norm3.l annual precipit3 - tion for the region over the past thirty years. The annual rainfall for the township averages 28", about 60%, occurring duri ng the May to October summer season. The average annual snowfall for thi's thirty year period was 70 i.nches to 90 inches, quite a subst9.ntial addition to the precipitation from rainfall. This heavy accumulation of snow is pertinent to the township's winter recreation popularity, particularly in reference to snow-skiing and sl)ow-mobiling. Map 24 shows the average date of the first below freezing temperatures for the fall. The t ownship is located in the earliest frost section of the region, a factor which may play an important part in any decision by a seasonal resident to leave the area during the winte~. I 68 In addition, there are �/ ., .. ,.., _____ ... ..... . ~ -- .I r--. i ,o I I ' NORMAL M iNUAL PRECIPI'JJ\TJ ; _RATE FOR THE PERIOD ' 1940 - 1969 ,, -··•..o· i ! -i i •' 1 i I iI j f MAP 23 i i i i. N , • c _s I S I j ____ _~ ---- ·r ·- --·-·- ·-·-·-•-.. ~·-·-·,! I . r·-·..J i O l ' S 0 lw:J-....,-., C , ····· Alp(NA ,,.1 I I \ \. · -- - ·- · - - >,~ ~ <'\. ··.--:· ~ \--- - ' '\...\ .. \.. --.s-L-~:J.-LA..- 1 i -ij C S A " '' I I fO R I, O l (. 0 H I. .. • n ;i I n · 11"" n :..- - - -- - - ·- - - -- ·-· MAP 24 r ·-·1· ' - ' OF 32°F OR LCWER IN THE FA] / I • --c.-.r - -· _J· ,.· I ' ·-·- ·7·-· . .I O l ' ~·-"". ~ i i I L .- --·~ I i - ij iI .. • .....,. I \._ ·.....,___ 1 SEPT 3u- 1 • OCT AUG 31- S(PT 10 0 • 0 0 S C .. • I - ow111i" -~=~·--- • i i 0 i c••wroRD i L 0 ' \ i i r ·- ·.J - ·- -- · - •- ·-r- •- ·- · - · - · - · '- l C 0 N A St~T 10 ·j20 i i ' I '---------' ' ...~ ,-: i I I I AVERAGE DATE OF FIRST TEMPE~ "· ~-~ -- I I I SEPT 20 - 30 -- - - - --- -- -- --·- -- - - 10 \_ I I I I I I �• • • •I I II I only 70 to 90 frost - free days in this vicini ty, affecting the propensity of seasonal residents to migrate from the area , a s well as , the capability of the township to sustain agricultural production . B - Geologl:._. The formation of the existing topography of the township can be attri buted to historic glacial deposits . The l ast glacier in the region , about 10,000 years ago, left the area with poor drainage characteristics resulting in a proliferation of swamps and larGer lakes . These areas are good sites for game refuge, contributing to hunting and fishing in the township. Glacial acU.vi ty also afforded a good supply of high quality groundwater at varying levels below the surface. In hilly areas, this water rne.y lie as deep as 300 feet; but in other locations, particularly near large bodies of water, the level may be relatively clcse to the surface and consequently more sub,1 ect to waste inundation from residential development. There are two gravel pits in the township - one located in an area of I I I I I I I • I outwash and glacial channels and another in moraines. (See Map 25.) Moraines are an accumulation of earth, stones and other geological materials resultin~ from glacial deposits. These pits are currently being used for extraction of materials for construction purposes . In a study prepared for the Center of Economic Expansion , Central Michi gan University-*, it is noted that Montmorency County has a potential for be coming a source of construction aggregates . Grayling sand ( See M~p 28. ) can be found in an extensive portion of Albert Township . can be used for various construction purposes . This sand is dry and Grayling sand ( gravelly phase) is also located in this area and contains a substantial amount of *A Comprehensive General Inventory of Aggregates Occurring in the Northern Lower Peninsula of Michigan . Center for Economic Expansion , Central Michigan University, Mt. Pleasant 1970 . 70 �MAP 2 5 I Outwash and Glacial Channels Moraines Ponded Waters Ground Mora ine s I 71 I �• Ill .. • • ,. rounded gravel. It is not presently kno,m ,,hat the capacity of this soil type is for extractive purposes in the township. There is also an interest in oil exploratiofl in the region. tial for oil and gas deposits extends from· Otsego County through Montmorency, Presque Isle, and Alpena Counties. As can be seen in Map 26, the northwest corner of Albert Township is included in this areal deposit . Although the possibility of si gnifica nt oil production in the township is minute at this time, the J.)otential occurance of such activity should be kept in mind . C - Topography. Albert To,mship lies in an area where the terraj_n is more varied than most other sections of the regjon. Yet the topogrnphy is such that the slope limitations for developr. ent <1re not substantial. classj_ficat ion of slopes in tbe vicinity. Map 27 di splays a general The western half of the tmmsh:i.p, which is pr imarily in private ovmership, is predominantJ.y flat. • •I I I I I I The poten - 'rhe eastern section, on the other hand , is characterized by a more varied topoc;raphy . Although these slopes are generally slight , there are areas where the incline reaches 25% and can preclude construction or other dense activity, particularly if the soils in the area are conducive to erosion and instability . D - Soils. The ability of the to,mship to accommodate a variety of activities is heavily dependent upon the soils found in the vicinity. Because each soil type has its own water retention capacity, variety of plant nutrients, and suitabil ity for specific vegetation, the proper analysis and utilization of soils is critical to the success of a particular activity. Agricultural production, forest growth, and cultured vegetation rely upon soils for their existence and cause minimal modification of the natural 72 �MAP 26 I I C)f.·· ·· - - - - - - ·- ·· - - ~ --0.- - - - ;- • ~:-=~~~-=---_-_-__-_-_-_·:.-_-:: .·... -----:_;;,/ / .. ·--_-.---~ _,,,-~~ . .f~~----_-_-: _ =---===· W/, ·- - - - - - - - - - ZJ(,(L'. ~~~~=~i}1/ I 7 ::===::.:7 i :~- --:~·; A \V F O R D co. i - Ii I C ~~ . -~--------~-<, O SC OD A ALCONA co. co [ __ ___!__ _ _.:...,___ _ APPROXIMATE BOUNDARY OF NIJ\.GARAN REEF OIL & GAS FIELDS ~J I I I -I I I I ' ;~ 73 ' -I �I MAP 27 I ALBERT ··ravNSHIP GENERAL SLO;E'E MAP % S lope 0% 1% 2% 3% 4% 5% 74 . �character of the soil. Residential, industrial, commercial, transportation, and other intense land uses which employ synthetic and natural materials for construction promote impacts which are often detrlmental to the natural state of soils in the area. Since erosion, siltation, and groundwater pollution are often the results of a combination of soil characteristics, contour of I the land, and degree of ·human activity, the suitability of a particular piece of property for a specific activity should be determined by analyzing I the effects -of the interaction of all three facto:cs. M-~p 28 is a representation of general soil types in Albert Township. These are generic classifications and are not applicable for detailed planning purposes, but do give a comprehensive overview of soil characteristics for comparative purposes and analysj_s of possible sites for large scale development. Table XI indicates the suitability of these soil types for general farming and forestry. This information ~efers -to farming activity that . varies in land use, degree of mechan:i.zation and production intensity, as well as, sustained production of marketable timber related to forestry. TABIB XI SUITABILITY OF SOIL TYPES FOR GENERAL FARMING & FORESTRY Suitability for Forestry General Farming Map Symbol 1 Poor Fair - poor 2 Fair Fair 3 Poor 4 Fair 5 Fair - poor 75 - fair Fair · good Fair- Good I I I II II II II .. II II fair g;ood I • • �MAP 28 ALBERT T(;J;,lNSHIP - GENERAL SOIL MAP Major Series and Approximate% of Each 2 • • Dominant Slope Rubicon - 50% Grayling 30% Croswell 10% AuGres - 5% 0-6% 0-6% 0-3% 0-3% Kalkaska - 40% East Lake 30% Mancelona 20% 0-6% 0-6% 0-6% Rubicon - 40% Graycalm 25% Montcalm 20% 2-18% 6-25% 2-12% Emmet - 45% 35% Leeland Onaway - 10% 2-12% 6-18% 2-12% Leelanau - 35% Emmet - 25% Kalkaska - 20% 6-25% 2-12% 6-25% - - .. �I I Since agriculture is not foreseen as extensive activities in the near future, the _s ignificance of its suitability is somewhat limited. Recreation I and residential land use, however, are projected ~o be predominant factors in the township's physical and economic development and the adaptability of I soil types to these activit ies need to be considered. Table XII refers to the limitations of the area's soils for recreation. These limitations, as mentioned before, depend upon the specific soil series I and topographic features. The impacts that human settlements have on soils are most profound in residential development. I While individual borne and subdivision location may not be as dense as commercial or industrial activity, the dispersion of these units has a more widespread effect. The need for paved streets, driveways, sidewalks, etc. as well as the siting of homes contribute to the increased water runoff and erosion poten- r tial of residential development. Consequently, the full direct and indirect environmental effects 9f home construction should be studied before this type of development is approved. tations. One of the most important factors to be considered is soil limiTable XIII is a brief analysis of soil restraints relative to residential development. ' .~ ." '. I I I I I I I I I I - I I �'I'.I\BLE XII DEGREE OF LIMI'mTION FOR RB:RFATIONAL USE* Map Symbol Dominant Soil Types Cottages & Buildings l· Rubican, Grayling Slight 2 Kalkaska, East Lake, Mancelona Slight Picnic Areas Paths & Trails Play Areas Golf Fairways Septic Filter Moderate Moderate Moderate Moderate Moderate Slight Moderate Moderate Moderate Moderate Moderate Slight Camp Sites •) Rubican, Graycalrn, Montcolrn SlightSevere Moderate- Moderate- ModerateSevere Severe Severe ModerateSevere Moderate Severe Moderate 4 Erranet, Leelanau SlightModerate SlightModerate SlightSevere SlightModerate Moderate Severe 5 Leelanau, Enunet, Kalkaska ModerateSevere Moderate- .t-~oderate- Moderate Severe Severe Severe Moderate Moderate 3 * Source: SlightModerate Slight ~ co r-- An Appraisal of Potentials for Outdoor Recreational Development for Montmorency County, Michigan February 1969 ,. .. .. - - - -- - --- - - - - -- - �TABLE XIII DEGREE OF SOIL LIMITATION FOR RESIDENTJ.AL DEVELOPMENT Map Symbol Limitation Major Management Problems . 1 Slight Possible groundwater pollution; - Difficult to maintain sod without irrigation 2 Slight - Seasonal high water table - Possible gr oundwater pollution; - Difficult to maintain sod without irrigation 3 ModerateSevere - Sloping Areas; - Erosion and Sediment damage; - Sidehill seepage from onsite sewage facilities 4 SliG;htModerate - Erosion and Sediment damage; - Sidehill seepage from onsite sewage facilities 5 ModerateSevere - Sloping Areas; - Erosion and sedimentation; - Sidehill seepage from onsite sewage facilities Tl1ese limitations pertain to intensive development common to subdivisions with onsite sewage facilities. Map 29 combines general slope characteristics with general soil characteristics. Those soils which have slight limitations for residential devel- opment are comparatively flat. Moderate to severe soil limitation areas are associated with relatively hilly terrain. It should be emphasized that degree of slope is a n important element in the classification of soil characteristics. 79 �II MAP 29 •I • • •• II I I I I I I I I ALBERT 'I'CMNSHIP - Residential Development Cond itions Area 1 & SLOPE & SOIL CONDITIONS 2 Slight Soil LimitationsJ Predominant 0% Slope 3 Moderate - Severe - Soil -Limitations; O - 2% Slope 4 Slight - Moderat~ Soil Limitations; 0 - 1% Slope 5 Moderate - Severe Soil Limitations; 2 - 5% Slope 8o �Map 30 indicates those sections of the township adaptable for development according to degree of limitation. Those areas designated as primary, secondary, and tertiary stipulate the preference f~~ residential land use based upon soil and slope characteristics. Primary areas should be developed first because they l1ave slight limitations which can easily be overcome. Secondary areas are less preferable because greater care must be taken to alleviate adverse consequences due to development. "Tertiary areas are the least desirable for residential activity insofar as limitations are severe enough to make development questionable. Again, these are very broad classifications and not applicable for detailed analysis. E ~ Vegetation. In addition to contributing to the scenic qualities of the township, the existing vegetation helps substantially in maintaining a viable environment. Without an adequate amount of forest, brush, and grass cover, soil erosion and wind blowing would become prevalent. Wildlife would decrease due to an absence · of cover and forage, and potential highway and industrial noise would travel further and with greater intensity. Albert Township has a variety of forest species and since much of the area is owned by the State of Michigan, it is assured a retention of these trees. The predominant specie is Oak (Red, White, and Black). of the pole and saw timber size. Most of these are Aspen and White Birch are also abundant, particularly at the reproduction stage of growth. Red Pine, Jack Pine, and N~rthern Hardwood are distributed throughout the•township. As mentioned in the Forest Activity Section of this document, Oak, Aspen, Birch, Maple, and Red, White, and Jack Pine are logged to a limited 81 I I I I I I I I I I I I I I I I I I I �II MAP 30 I I I I I I , 1. I ALBERT TCWNSHIP AREAS OF POTENTIAL RESIDEN'fIAL DEVELOPMENT Primary Development Area Secondary Dzvelop~ent Area Tertiary Development Area State Forest I I I I I 82, �extent for milling and wood pallet production. A major portion of this timber is sent out of the township for mjlling operations. I Upland brush, containing Cherry, Hazel, Service Berry, and Willow vegetation is interspersed throughout the vicinity. grass, weeds, Bracken, Fern, and Sweet Fern. Additional growth includes • • There is also a limited amount of lowland brush, consisting of Alder , Dogwood, Willow, and Huckleberry. In order to protect wildlife, soils, and aesthetic values in the area, the Huron Pines Resource Conservation and Development Project recommends the promotion of orderly and wise development of forest resources through educational and technical programs. It would benefit the township to insure tba t its citizens, particularly ow-ners of large parcels of land, are aware of constructive forestry practices in order to maintain and improve the envirQij,mental qualities of the vicinity. F - Wildlife. Wildlife is a major factor in the identity of the township as both a rural and a recreational area. As human population in Albert Township in- cre3ses, the habitation areas of wildlife will become more confined. To accommodate an optimum balance between human and animal populations (a balance whereby infringement of one upon the other is held to a minimum), and yet maintain the recreational atmosphere of the township, the variety of animal life should be studied and their living pa·tterns understood. Forestry practices, as mentioned oefore, affect the quality of the environment and its capacity to accommodate a.. variety of wildlife. • Controlled timber cutting enables young trees and low-lying vegetation to flourish, supporting more animal life. Tree harvesting, particularly Aspen adjacent to Cedar swamps, improves the quantity of feed for deer while they are yarding, improving their ability to survive tbe winter. Forests also affect water-born ·- II • - �I I wildlife. Proper tree harvesting increases the watershed supply, insofar as openings in the forest allow more snow to reach groundwater levels, increasing stream flow and improving fish habitat. f Albert Township has a heterogenous mixture of wildlife, which can be classified into three generic categories: fowl. small game, big game, and water- Small game consists of birds and mammals, including grouse, woodcock (See Page 44), wild turkey (See Map 31), cottontail rabbits, snowshoe bares, squirrels, raccoons, foxes, and other similar species. lar big g'dme animal. Deer is the most popu- Waterfowl includes ducks, geese, and sl1orebirds. XIV is an inventory of lfcl.me species in Montmorency County. Table Trout, Bass, Pike, and panfish are the main fish species in the townsl1ip. Since Albert Township is assured of continual vegetation, because of state forest land and its capacity for private development is confined, the ability of the area to sustain its existing variety of wildlife is not as limited as other l ocalities might be. I I I I I I I ~ I But proper control and management on the pa.rt of state and tmmship citizens is essentia l to define and insure an optimum distribution of wildlife. All facets of the township's distinct environment - soils, climate, geology, vegetation, and wildlife - are separate entities in their own right, but are highly interrelated in the establishment of environmental processes. The proper utilization of this environment for living and recreation requires a realization of the importance of the to"mship's natural characteristics and the impacts of human activity upon the environment. 84 �MAP 31 . . NORTHEAST MICHIGAN REGION - UNIQUE WILDLIFE AREAS \ Wild Turkey Range Major Bobcat Range Elk Range i l iI i I • -I ·:· I ·- I I �I TABLE XIV INVENTORY OF GAME SPECIES - MONTMORENCY COUNTY f I I I I I I , Species Relative Abundance Deer Moderate to High Entire Couhty Elk Low NW Part County Bear Low Entire County Bobcat Low Entire County Raccoon Moderate Entire County Squirrels Moderate Entire County Ruffed Grouse Woodcock Waterfowl Snowshoe Hare Moderate to High Moderate Entire County Entire County Entire County Low Moderate I •I I I • Game Ranq;e 86 Entire County ��• • •I I I I • •· .1 •I I I I • QOAI.S, OBJECTIVES, POLICIES Up to this point, the text has analyzed the va.rious elements which combine to formulate the particular identity of Albert Township. system has logically differentiated the elements of the area to permit a fairly comprehensive insight into the township's characteristics. The following section is • the synthesis of these elements into goals, objectives, and policies to guide the township in its physical, social, and economic development. These statements have been approved by the township's residents as the most applicable reflections of their desires and attitudes concerning the future of their area. Goals _are very broad descriptions of the overall desirable characteristics tlie people of Albert Township wish to attain within the general planning period. These are the bases 1or the_ more d~finitive objectives and policies statements. Objectives delineate these goals in accord with the elements included in the PASE analysis process. These objectives are underlined in the following section. Policies are more specific statements commensurate with the given objectives. These attempt to define more clearly the proposed actions the township desires to undertake, but are not so definite as to preclude variations which may be required in specific instances. While all policies may not be· achieved within tl:Je planning period, the decision-makers and citizens of Albert Township should promote the realization of as many of these statements as possible. This can be adequately done only if knowledge, creativity, and most importantly, community interest and involvement become an integral part of Albert To"\o/l1ship. ~ I The PASE 87 �GOALS 1. Protect the physical environment of the to,mship. 2. Maintain a residential and recreational atmosphere. 3. Maintain the existing balance between residential, recreational, co~mercial, and light indus~ry. 4. Maintain 'an efficient proportion between age groups and promote an orderly population growth. 5. Stabilize the local economy with a diversity of light industry. 6. Create quality educa tional and technical training facilities in order to upgrade working skills, 7, Attain efficiency, strength, and autonomy in local government, while retaining constructive liaison with other governmental bodies. 8. Create an effective health and social welfare delivery system. 88 �-I PORJLATION OB.JECTIVES I. -II environment of Albert Township define its attractiveness, it is desirable to maintain tl1e existing population balance. 1. I I I I I I I ~ I Control industrial growth to the existing proportion of the township's economic activity. II II II , Because the present atmosphere and characterfof the population and 2. Keep commercial activity in its current proportion to the township's economic base. 3, Maintain the physical environment and provide for residential land use that will continue to attract seasonal residents. II. Since the township's capacity to retain its unique environmental, social, and cultural characteristics is limited, an excessive population gro,rth will tend to bave an impact upon these elements. Conseq_uently 1 it is desirable to limit any detrimental change in the overall atmosphere of the to,mship by striving to incorporate policies and programs which will promote orderly population gro,rth to maintain 1 as far as possible 1 the existing character of Albert To,mship. 1. Continue the promotion of light industry. 2. Encourage small commercial activities. 3. Procure a desirable mixture of residential density. 4. Limit specific areas of the township to low-density residential use. 5. Secure an equitable distribution of open-space. 6. Consider the sodal, environmental, and political implications of all proposed land uses in local decision-making processes. 7. Rationally plan for development according to the capacity of the environment and the availability of services. �I III. Realizing that there is a lack of variety and expertise in cu r r ent available employment, the township will strive to attract those ele f ments of the population whose abilities will fill the existinrs gap in total provision of desirable community skills and services. 1. Attract industries which utilize skilled and professional labor . 2. Encourage construction of modern, convenient office spac e de signed to facilitate professional use, such as : medica l , dental, and legal offices, etc . 3. IV . Institute educational programs to serve local manpower needs. In order to alleviate any adverse changes in the existing character of the to,mship resulting from a disproportionate growth of working-age personnel, th~ continued inmin;ration of retired and seasonal population groups should be cncotlra,s ed . 1. Institute programs and, construct fa<!ili ties to serve as socio recreational attractions for senior c itizens . 2. Allocate priority to the r et ention and enhancement of those natural and man -made cbaracteristics (lakes, forests, campgrounds ) of tbe to,msbip, wb.i.ch will attract seasona l residents and tou rism . 3. Institute cultural attractions . • • • •I I I I I I I I I I I I I 90 I �I I I LOCAL GOVERNMENT OBJECTIVES I. I I I I I I Administration and regulation of township affl).irs oriented toward continued improvement of all facets of the human settlement requires efficient} comprehensive} and creative sensitivity to the natural and human environment. ·Albert Township should attempt to provide local government services which will most adequately fulfill the needs of its citizens wM.le simultaneously minimizing} as far as possible, the costs of these services. 1. Provide service levels which will attract the same type of population mix as currently resides in the township. 2. Regulate quantity} quality} and density of residential growth. 3. Regulate commercial desirability through zoning and aesthetic control. 4. I I I I I I I Regulate industrial growth tbrough · zoning and environmental control. 5. Promote highway and parking facilities} pedestrian and nonmotorized circulation systems, and airport facilities according to the needs of the populatfon and economic a ctivity of the township. Study the possibility of eventually institut- ing a public transportation system. 6. Promote and maintain adequate sewer and water systems in accordance with immediate and potential needs of the township. 7. Create local health and welfare services and facilities which will fulfill those needs not satisfied by county} regional, and state programs. I~ I 91 �8. Promote educational facili t ie s and services proportionate t o t he capacity and willingness of the t ownshif ' s re sident s t o fi nance them. 9. Determine the need for quality and type of community facilities to optima lly serve the township's immediate and futur e requi r e ments and establish provisions for meeting these requirements . Utilize a vailable federal, state, and local funds to implement the construction of facilities and provision of equipment . 10 . Incorporate methods of analysis to determine the social and environmenta l consequences of new population and deve lopment activity. Implement policies to promote environmental prote c- tion and maintenance of the township ' s overall identity . II. For any composition of pe,ople to be able to relate to, and take pride in their living environment, they must be allowed access to the local de cision ma king process . In addition, by promoting the interest of the local population in tovms hip issues, the ability of local decision makers to more properly reflect the desires and needs of their constituents is substa ntia lly increa sed . Tovmship decision-mal,; ers should attempt to promulga te policies a nd programs which will increase c itizen interest and i nvolvement in loca l public affairs . 92 I I I I I I I I I r- 1 I II I I I I I "I �• • • ECONOMIC OBJECTIVES I. capacity of attracting and retaining permanent (or seasonal ) residents, •I nor the ability to provide desirable governmental services; therefore, the township should promote an increase in the quantity 1 quality, and variety of its economic base. 1. I 2. tax base. II. In order to facilitate the attractiveness of Albert Township to skilled and professional people, as ·well as, increase its variety of economic activity, it is desirable to encoura~e nolicies a nd facilities to attract industrial, commercial, service, and recreational activities. 1. Implement zoning regulations which will allocate commercial uses to easily accessible locations and adjust the size of the activity to the proposed service area. I I Encoura ge quality residential land-use in designated areas of the township which will substantially contribute to the local I I I I I I Promote quality and variety of commercial activity that will attract retail spending. I I ~ Unless Albert Township is economically viable, it will not have the 2 . , Insure variety in the provision of professional services throl+gh promotion and advertisement of tbe tmmship' s amenities to attract these desired personnel. 3. Contribute to the variety of economic activity by promoting recreational facilities. III. In attempting to attain economic diversity, while at the same time ma.intaining the township's overall character, Albert Township should encoura~e 93 �the development of all economic activities in the same general relative proportions as they currently exist. 1. Emphasize the growth of wholesale and ktail trade outlets. 2. Provide and limit real property for industrial use that will enable the township to maintain its current proportion of manufacturin,3 · activity . 3. Restrain or discourage those economic activities which have tbe potential of substantially changing the t01-mship' s character and identity. IV. Economic growth and diversity is predicated upon competition among productive elements of the township. It is, therefore, beneficial to the residents of Albert Township that rational competition between commercial activities be enc ouraged . 1. I I I I I I I I I Allocate commercial activities to areas easily accessible to all residents. 2. Stimulate the establishment of similar commercial activities commensurate ',lith the needs and size of the township's population. v. The overall education level of _the citizens of the township will, to a large degree, determine the in~enuity and skill applied in attempting to improve the economic status of the township, as well as, contribute to its capac.i ty to attract new economic activities. An important objec- tive, then, is to attain an educated population which will satisfy the requirements of new and diversified economic endeavors. 1. Institute local training programs _which will equip the township's residents with skills required by potential industries. 2. Encourage those economic activities wbich prefer to train local personnel according to the specific needs of the activity. 94 I I I I I I I I I �I I VI, To attract wage-paying economic activities employing people residing outside the township or to maintain a lack of quality, quantity, and variety in goods and services limits the capadi.ty of the township to I I I I I I experience economic development. An important objective, therefore, is to encourage an economic environment which will enable the township to retain the money earned wj_thin its boundaries and encoura.ze the influx of income from outside its borders. 1. Provide a comprehensive range of services, skills, and mercl1andise at competitive prices. 2. Institute promotional programs to enhance the public's attitude toward tbe benefits of economic activity in the tmmship. 3. Encourage the location of industries which will influence the establishment of subsidiary w11olesale and service businesses. I I I 95 �RESIDENTIAL LAND USE OBJECTIVES I. Quality in residential land use is a reflection of the pride of individual ownership and the perception tbe residents have of the area in which they live. In order to maintain the existing quality of dwelling units in the area, the to-vmship should strive for orderly growth and development of residential land use. · 1. Through regulatory controls, attempt to insure sequential development outward from existing populated areas . 2. Effici_e ntly provide new residential development with facilities and utilities commensurate with unit density. 3, Restrict new large scale development surrounding water resources (lakes) in the township. II. In any populated locality, there is a diversity of social and economic characteristics among families and individuals, and the more populated the area becomes, the greater the variety of its residents. Consequently, Albert Township should endeavor to provide each member o:f the community .' with residential opportunitj.es wbich correspond to his social and economic characteristics. 1.. Provide a mixture of densities through zoning regulatio1~,; . 2. Insure there is an adequate supply of low income housing equitably dispersed throughout the tmmship. 3. Encourage the continued high rate of owner occupancy, wl1ile increasing the amount of rental units available to seasonal and permanent residents. III. Residential activities both determine and result from a general pattern ., I I -I I I I I I I -1 I I I I I I I I I �I I of human behavior and often conflict witb other types of land uses which facilitate different types of activity. In order to protect the health, safety, and welfare of the township's citizen51 and the attractiveness of the community, residential activlty should be planned to eliminate con- I I I I I flict with other land uses. 1. Attempt to provide natural or man-made barriers between residential and commercial activity. 2. Provide adequate open-space and recreation facilities at the nei~hborhood level, 3. Zone residential land uses to be easily accessible to commercial and industrial areas, yet adeq_uately separated to eliminate detrimental environmental conseq_uences. I 4. Design residential activity so as to limit the seneration and attraction of heavy automobile and truck traffic. I IV. I I I.and is a finite resource and the ability of tlle natural environment to optimally accommodate human impact is also limited. Since residential land use is not as restricted in its locational choice as commercial or industrial uses, its environmental impacts are more widespread. To pro- tect and maintain its existing level of enviroruuental q_uality, the township should encourage dwellin[, units in those areas where environmental impacts are least detrimental and discourage residential construction in locations where impacts are more profound. 1. Analyze the capacity of land, vegetation, and water to accommodate housing units and projected population for each development. 2. Promote policies to mitigate possible negative environmental effects from residential construction. 3. Adopt methods of analyzing and reviewing public and private facilities which will be required as a result of each new development. 97 �COMMERCIAL IAND-USE OBJECTIVES I. Accessibility to commercial development is a vrimary prerequisite for growth and development. At the same time, uncontrolled commercial growth creates traffic congestion and visual pollution . Albert Township should encourage development of commercial facilities which are easily accessible while alleviating congestion and "commercial blight" . 1. II").sure that adequate access and parking facilities are avail able for commercial activity to alleviate traffic congestion and excessive noise pollution . 2. Provide for the creation of "open space" or vegetation barriers between co~~ercial land uses and residential or recreational land uses. II. Tbe identity a community· portrays is heavily determined by the phys ical composition and aesthetic value of its commercial areas, particularly the central business district. .. To enhance the reputation of the to,m- ship and encourage c_ommunity pride and involvement, the characte r of the township 1 s centra l business area should be maintained as an area the residents can adequately utilize and identify with . 1. Project and enhance the character and identity of Lewiston as an attractive, competitive shopping district through innovative desi gn and architectural controx. 2. Institute a circulation system in the central Lewiston area to eliminate conflict between pedestrian and automobile movement. 3. Discourage the spread of strip commercial activities in all sections of the township. 98 I I I I I I I I I I I I I I -, I I I I �-I 4. Attempt to attain a mix of commercial and service activities in the Lewiston business district . 5. I Promote the utilization of the central ~rea for night time activity throutsb the establishment of a theatre, outdoor commu·nity entertainment area, and adequate street lighting. ·1 I III. An overabundance of commercial facilities in a reas of the township which compete with the viability of the central business a rea tend to attract subsequent residential development and established commercia l activities I I I from the CBD, encouraging high vacancy rates in tbe central business area. This effect can be deterred if the t01mship provides for orderly commercial growth which be st serves tbe needs of the township. L Discourage ti1e development of large shopping facilities which will potentially create blight and inactivity in the central I I I I I I I I business area. 2. Discoura ge the location of commercial districts, particularly those which attract heavy automobile traffic, adjacent to conflicting land uses, such as recreation areas. 3. Determine the capacity of the township's commercial activity based upon the total population and their projected needs; then define the limit of commercial activity tbe township can endure to prevent outmigration due to a change in the township's charact er. 99 �lNDUSTRL'iL LAND-USE OBJECTIVES I. In order to ma intain an efficient economic balance in the township, in accorda nce with the maintenance of the existing population balance, Albert Towns hip should attra ct those industries which bave tbe lea st impact up on changing t he cha r a cter of tbe a rea. 1. Define i ndustria l a rea s for development in line with the desired proporti on of the activity in the township. 2. Limit t he size of individual parcels of industria l land to promote sma ller industries. 3. Encourage a variety of industrial activity to crea te a more balanced economic base. II. W'nile rea lizing that change is inevitable and tl1e township's cultural and physical environment will reflect the type of people attracted to tl1e area, the ability to upgrade the skills and profe_ssional q_uality of the township is reflected in the township's desire to attract those industries which utilize professional and sk illed employees. III. Detrimental effects on the environment, due to industrj_a l activity, tend to detract from the capability of an area to maintain a comfortable and pleas ing standard of living. Conseq_uently, Albert Township should attra ct t ho se i ndustrial activities which ha ve a limited environmental impact. 1. Regulate e"i:ivironmental impacts through the institution of local air, water, noise, and land impact standards. 2. Project the effects of industrial location as a catalyst for rei;ddential, commercial, and recreational development and limit detrimental land use mixes through zoning controls, 100 I I I I I I I I I I I I I I I I I I I �'• ~ ' I I -~ •I 3. Discourage excessive extraction of the to"mship's natural resources for industrial purposes. DI. Because local industrial firms employ people within the community} there is a strong potential for utilizing the economic and social resources of various industries in promoting the welfare of the community. Albert Township sbould attract those industries wl1ich display a community spirit in providing the p}1ysical and economic resources for the creation and ma:Lntena.nce of local community projects. 1. Through promotj_on, emphasize the community spfrit of the tmmship as a beneficj_al resource for industrial location. 2. Encourage the establishment of those industrial and business firms which display a definite interest in supporting community projects and desire to maintain the current township character. 1-1 I I 1 • I I II I 101 �Ill I RECREATION LAND-USE OBJECTIVES I. Most living environments can be recogni:z;ed and classified accord in~ to their predominant economic activity. Albert To"msl1ip, because of its environmental attributes and low population density, currently enjoys a favorable reputation as a recreational area. To maintain its current proportis:m of activities and population ase groups, the tOimship should encoura1se the growth of open-sp.'lce re_~!eation. 1. • • •II Provide outdoor camping facilities in designated sections of the township. 2. Encourage small parcels in new residential development as neighborhood parks . 3. Establish a larger community park to facilitate the needs of large orr,anizations, groups, and seasonal tourists. 4. Establish horse, bike, motorized recreational vehicle, ski, and walking trails in the township. II. The needs of the local residents for recreational activity are often different from those of the more seasonal, transient population. To meet these needs, recreational facilities and pro~rams should be provided for all elements of the population. 1. Establish community-wide craft and recreation programs, designed for all age groups, for seasonal and premanent residents. 2. Construct a centrally located facility equipped to offer a wide variety of educational, recreational, and social activities. 102 • • �• • III. The location of open space recreation facilities is a major factor in f the success of recreational endeavors. If these activities are adjacent to conflicting land uses, such as industrial or high density commercial and residential, the attractiveness of the facility is diminished. Open-space recreational facilities sbould be re~ulated and developed to eliminate conflicting uses. 1. Restrict the placement of camping facilities in densely populated areas and adjacent to co~nercial and industrial activity . 2. Encoura.ge the establishment of small park and picnic areas within or adjacent to industrial parks. • 3. area of Lewiston. IV. • Provide picnic and park facilities within the central business Community recreational activities are ·c ontributers to the physical and psychological attractiveness of the township. In order to accommodate the needs of individuals and groups of Albert Township and to attract new commercial and industrial activities desiring local recreational amenities, community recreation programs and facilities should be provided in conjunction w:i.th the character and desj_res of the township's residents. • 1. Establish community sponsored arts and crafts programs for children, adults, and retired persons. 2. Encourage community sponsored skiing, swimming, and health clubs. 3. Provide playground equipment for township and community parks commensurate with the density and population age group. 103 �C.OMMUNITY FACILITIES OBJECTIVES I. The success of health) safety) welfare) and edtcation programs are often dependent upon the , quality and variety of facilities provided. To enhance cohesiveness and public pride among the citizens of Albert Township and to make quality services available to all residents) comprel1ensi ve comnruni..t y factlities shouJ.d be establisbecJ and adequately maintained. 1. Combine accepted location and space standards with knowled .<se of local population and physical characteristics to determine the optimum distribution of school facilities. 2. Analyze existing and potential land uses in the area and correlate tberu with the physical and financial resources of the township to ascertain tbe needs and potential locations for fire protection facilities. 3. Locate a community-wide recreational facility) including areas such as tennis courts) outdoor theatre, baseball) football) and basketball areas, indoor social and cultural recreation) etc. which are easily accessible to the majority of the population. 4. Promote tbe construction of a communitl center, including public meeting room) library, museum and art gallery, and local office space in a central location to meet increasing demand for services. 5. Provide ma,ior public health and welfare facilities in an easily accessible central location. �I I I I I I I I I I I I I I I jl ii I I '. ~RANSPORTATION OBJECTIVES I. The location of various land uses is often d!termined by the accessibility of the particular activity) especially commercial and industrial, The size and placement of roads is, therefore, an important element in the distribution of land use. The circulation system of Albert Town- ship should be planned to promote desired land use growth wl1ile limiting the distribution of undesirable activities. 1. Design circulation systems wi tb respect to the amount of activity tliey are proposed to facilitate. 2. Discourage tbe construction of primary and secondary roads in areas where development is not proposed or approved. '-.../' 3. Separate automobile and truck traffic from pedestrian and bicycle circulati9n. 4. Insure adeq_uate access and parking at public recreational facilities. 5. Improve the quality of local and collector streets in the developed sections of the township. 6. Encourage residential development which efficiently limits the amount of land devoted to streets, 7. Limit truck traffic to required industrial and commercial services. 8. Provide adequate access for movement of goods to and from areas outside the township. II. In recognizing the ch~nging pattern of lifestyles attributed to a decrease in the supply of available energy, and the need for offering 105 �I greater access a : · 1obili ty to different elements of the population, the township sh01 ·. ..d attempt to procure a var i ety of transportation modes which will serve all residents. · l. Promote the development of an airpor,t with facilities capable of supporting private and industrial requirements . 2. Establish bicycle routes throughout designated areas of the township to facilitate long distance touring , short distance shopping , and social recreation trips . 3. Study the feasibility of eventually incorporating a small vebicle public transportation system in the more densely populated sectors of the township. III. The construction of roads and other transportation modes requires the disruption of natural land _features, veg~tation, and water resources . In order to preserve as nruch of the natural environment as possible, the township will benefit by a thorou gh analysis and limitation of detrimenta l environmenta l impact resultin 0 from construction of transportation routes. 1. Construct man -made or natural barriers between residential areas and major thoroughfares. 2. Provide ad equate access to community facilities. 3. Determine the potential growth impacts result"ing from the proposed construction or improvement of township roads. 4. Limit the amount of paved area in the tmmship to efficiently meet the needs and comfort of the population, while confining the environmental impact resulting from increased run-off . 106 I I -I I I I I ~I I I I I I I I 1 I �l-I:$ALTH & WELFARE OBJECTIVES I. ' Because each individual residing in an area is different in personality I I and background from those around him, every community is unique in its I I I I health and community welfare services sl1ould be made avaik.ble to the population composition. dents of the township should reflect this uniqueness. Consequently, people of Albert 'rownship wl1ich will best fulfill the needs of tbe indivj.dual. 1. Through promotion, attempt to lure professional, medical, and social l)ersonnel to the tovmship. 2. Discourage overdependence on community welfare facilities and programs. 3. 'I I I I I I I I I The public services made available to the resi- Incorporate community welfare programs under one local agency to insure comprehensive and cohesive administration. 4. Promote the creation of public service programs (such as, dntg abuse, alcoholic crises center organizations) to meet the needs of .township residents. II. Through public avm.reness of health and sanitary practices, many health problems resulting from lack of individual knowledge can be alleviated. To instill and maintain a high level of public consciousness, educational programs and informative health practices should be instituted and made available to ·all members of the township. 1. Establish liaison between the school system and local health, education, and medica l services. 107 �III. Public safety and protection are pertinent factors in the attractiveness of any locality. If adequate police and fire ~ervices are available to all sections of the township, individuai insurance rates are decreased and personal loss from fire and theft are minimized. To insure personal comfort and confidence in local government, public safety pro.<_;,;rams should be created and continua lly improved to meet the demands of continued ~rowth. 1. Promote and maintain public safety programs. 2. Work in close ass ociation with county and state law enforcement authorities to establish the optimum efficiency in police protection. 3. Educate the public as to protection of personal property - both fire and theft control. l+. I I I I I I I I Promote community spirit and involvement in attempts to physically . ' and financially improve volunteer fire and comnrunity service organizations. I I I I I I I I 1o8 I �•I I I I EDUCATION OBJECTIVES I. The social, cultural, and economic future of the to,mship depends upon I the skills of its younger residents acting as catalysts for new, diversified growth. Township, educational facilities and programs should be established commensurate with the needs and ~haracter of the area . •-I 1. 2. 3. I Establ ish formal courses in technical skill trainins oriented toward the needs of existing and potential industrial and commercial act ivit y, procurir.g financial, physical, and instructional aid from these activities under a consolidated effort. 4. Promote communication between the local government and school board to obtain optimum efficiency. II. Education and information are synonymous witb the general awareness of the township's residents toward activities of local concern. To provide the citizens of Albert Tovmship with knowledge of various events, a comprehensive informat ion program should be established . 1. I I I I Stud y tl1e feasib:i.li ty of establishing a day care center for children of work:i.nB parents. , •I Formulate adult education classes employing local facil:i.ties and personnel when possible. I I I I To insure an increase in the economic base of Albert Construct a centrally located facility to disseminate public information . 2. Establish liaison between developers, realtors, entrepreneur~, and local eovernment authorities in improving communication and procuring cohesiveness in the township's overall development. 109 �III. Formal education is only one means of improvine the skills of the people of Albert Township. Informal community educa!ional pro.grams can be instituted to offer a variety of learninr; experiences to all members of the tmmship . 1. Local arts, cr·a fts, book clubs, etc. should be promOted to improve the overall skills and awareness of the township's residents. 2. Of·f er campin~, hiking, and outdoor recreation classes to seasonal and permanent residents. 110 �I I ENVIRONMENT OBJECTIVES r. I I I I I I Albert Township is currently a desirable placJ to live and visit primarily because of the character of its natural environment. Since the identity of an area is defined by its physical, as well as, social amenities, the maintenance of the township's overall attractiveness requires the feasible nreservation of the natural environment.. l. Create and maintain an oneoing environmental monitoring program to study the effects of development and human activity and ut:i.lize the results to institute protective measures. 2. Adopt noise and vj.sual pollution standards for inclusion in the zoning ordinance. ,.,, II. The abundance of natural and cultured vegetation contributes to the reduction of noise, soil, and visual pollutton resulting from human activities. I Therefore, the to,mship should strive to preserve as much of the existing vegetation as possible wbile E:ncouragi ng the growth of cultured plant life in areas affected by human activity. 1. 1. I Establish criteria for landscaping commercial areas and adopt these measures in the zoning ordinance. 2. III. Promote landscaping and garden-plot programs in tbe t .o wnship. The productivity and attractiveness of the natural landscape, as well as, the health of the township's residents, is closely interrelated with the rationai utilization of geologic characteristics. Consequently, the · capacities of the soils in th e township should be understood and adverse geoloGic impact s avoided or re st ricted. I, 111 �1. De fine areas and densities compatible for development based upon soil and groundwater characteristics, primtrily related to sanitation and pollution factors. IV. Except for limited sewage problems, Albert Township is presently devoid of any excessive environmental impacts. As the area experiences an expansion of human activity, tbe probability of subsequent pollution will increase. I I I I Provision sl1ould be made for acquiring federal, state, and local expertise and financj_aJ. aid in the limitation and abatement of future air, wa ter; noi s e, and visual pollution. I I I I I I - -~ -I I I 112 I �•• •• I UTILITIFS OBJECTIVES I. •· •I The hea·l th, safety, and welfare of the towns'iiip' s citizens is closely aligned with the adequate provision of water and sewer systems. Albert Township desires to maintain a preferred level of human, physical, and social welfare in the face of increasing population pressures, it must insure the provision of sewer and water facilities accordin.~ to the needs of the townsl1ip. I 1. I I 2. I I I I I I I Determine the capacity of tbe current ground water levels to sustain :fu.ture development densities. Insure adequate health and sani.tation in recreation areas by providing needed water, electric, and sanitary facilities . 3. r-1 I I If Construct and expand sewer systems in residential, industrial, and commercial areas, based upon immediate and long-range needs~ II. Since the ~o,mship's welfare is reflected in the protection of its people and environment from detrimental ecological impacts, the proper ut~lization of land according to its capacity for development should be of major concern. Therefore, the desi~n and placement of water and sanitary facilities are pertinent in defining areas of the tmmship where development is feasible. Albert Township should regulate undesirable growth, allocating sewer, ~Bter, and drainage facilities accordin~ to the capability of the township to sustain development. 1. Determine the impact additional growth and development will have on the financial, environmental, and facility characteristics of the to,mship and allocate development accordingly. 113 �' F U T U R E L A N D U S E �•I fUTURE IAND USE The physical development of Albert Townshipf is a reflection of its . • •I I •I ~"'I I •• I I I I (.I I social, economic, and governmental characteristics. Land use defines the living, working, and movement patterns of the to,mship's residents and conseq_uently must be considered in proposals relating to the area's future. This section will delineate very general distributions of land use, a broad portrayal of a future dispersion of uses which is in keepin .'5 wit}1 tbe purpose of a comprebensivc plan - to V,tide the ~~Eal development of an area. This level of specif:i.ci ty allows the toT,mshj_p to institute specific land use policies within the extended framework :provided by tbe proposed land use plan. Tiesidenti~l: As in the past, residential use is projected to be tbe pre- dominate development activity .in _the to,mship. Existing land use analysis indicates that tbe majority of residential units are in the Lewiston-'rwin Lakes area, many of these being seasonal homes. The density in t::iis general vicinity is approximately 1.53 persons per acre and since the majority of lots border-ing the lakes are already developed, this should not increase substantially. More dispersed residential distribution on 5, 10, and 20 acre parcels characterizes the outlying sections of the township, and hence these areas are more conducive to new development. Of the ' approximately 46,000 acres which constitute Albert Township, about 20,900 acres are in private ownership and eligible for residential land use. �J Because the health, safety, and welfare of the township 1 s residents is of prime consideration in the planning process, tht prevention of groundwater pollution via adeq_uate sanitation is a major factor in land u se activity~ Therefore, the proposed sewer line boundary mentioned in the sewa8e disposal section of this plan is a limiting element in residential dispersion . The prospective sewer system will incorporate 6300 acres, leaving 14,600 acres of privately owned land for residential development without sewers . According :J ~ I 1 I to projected population figures, if the 6300 acres served by sewers are devel oped at the existin3 density of 1. 53 persons per acre, about 9500 people or 75% of tbe total projected tow11ship population of 12,000, will reside in the area. The remaining 3500people would be located in the rest of tbe 14~6oo acres, at a density of .23 persons per acre (one person per 4.34 acres). The proposed sewer service area (1.53 persons per acre ) will be designated as medium density in the future land use map. This designation can accommodate both single and multiple family units. The remaining privately o,med sections of Albert Township will be c.lnssi fied as low density, rural residential at approximately .23 persons per acre . Since public health req_uirements stipulate a preferred minimum density of one unit per acre with individual septic systems , these parcels should be no less than one acre j_n area and preferably larger . Commercial : (See Ma.p 32 . ) Existing commercial activity is generally limited to Lewiston and the immediate vicinity. According to policies for commercial activit y formulated in the plan, Lewiston will continue to be the center of cornme1·c e in the township and the major. stores will locate here . ttstrip commercial 11 ·1 I I I I I I I I I I I 115 I �i '.£., .ol. I I I I I I 1· ..., .:.. ALBERT TClwNSH I P PROPOSED RESIDENTIAL LA1'.1D USE ~ ~ Medium De::-isity p:;~:7r:;::.<:y·;:,vcm Low Density - Rural ~ I 116 �.1 activity, should be discouraged and more dense commercial land use, to facilitate pedestrian circulation, should occur in thefpresent downtown area . (See Map 33.) In addition, smaller local neighborhood convenience stores should be considered . Industrial: 'rhe majority of industrial activity should be confined to tl1e present industrial park North of Lewlston. This area is included in the sewer service area, is in an easily accessible location, and would a.llow economies of scale in industrial operations. Extract:Lve industries will have to locate adjacent to their source of materials. Mc:1.p 34 depicts proposed industrial activity areas. Recreatj_onal: I I I I I Storage areas should be on property which is screened from public view and not within or immedj_ately adjacent to beavily trafficked areas. 1 I I Since recreation ls an important element in the economy of the township and is pertinent to the quality of life of its residents, tr1is activity should be dispersed to serve the optimum number of people wbile enhancing the area 1s environmental features. Major outdoor recreation areas (camping, I I picnicking, and water sports sites) to serve visitors and seasonal residents should be located in those areas of the township containing pertinent enviro!l.mental features and having the capacity to accommodate projected use . Neighborhood and community recreational facilities should be centrally located, as well as large and varied enough to facilitate all elements of the population. A community recreation center, incorporating indoor and out- door facilities, should be promoted in the Lewiston area. Transportntj_on: Pedestrian circulation systems and vehicular transportatio!l. 117 I I I I I I �I I 11...l ~ .) ..) .! ,. :.•: . I NORTHWOOD I I I 0 (/) -ri- 0: - o, er. . <t w w a 0 X ~ ~ w w . _J Cl .:w .. <t I _,l_o_oLI J' t- r a - - - - - J .___ _ __., ;;t; MONTMORENCY • •~ •~ r~ I . . . ij~,-futi••-~~! ~f=======~~~~;~~[] -lL n J l ~~-J 1' . ij~ [n o 'l u.J fi S.E8!1.CS;___/l__~!(;_ tiEL.,$.QI:L:· f-' qi~ I f:J ~. _ _ _J ; _ J - §- •' ._______ ' .-:.i:. 11r--------r-i~ ~~~-ifJt~:~i~~~~~-~~~~~~~t~~?~1~~~~~})\\~~-: :~:.::~~~\-~~\ ~~~\:)<":·i~~~-~'.~ :.~ -s-~~ ..;~'~@'~ f-:?,~~ :-;·\~~~':-"-~~-,~~)<~-~t~~:~~:~~~>>,~·;~~\~:~S:}> 7:.\~~,:@,l~!..-.;,~". . ~r~~~f..:·:".1~1--~.! l-t) ~i-!-¥) :.:,._1;i,~~~~'l,T,:-;., ~~- )i;-~~~~-~ /·~~--:_ Cu . R D. 61 2 i ,. , ~~~;,;'!{~\.:?.~~z~t.~~~ .;"--;~!!:~~·:-? ,...~-~~?~-=~-~~~~~t.z-:-~ir,: ~--. ~ ,-- . ---------- . ~L§_]~ ~i'j Ct~ - \ DARD Y ~ I. I I I I '.3 :t w I- TNNIS I 1... . - 1 >a:: E AS I_ 1~ ~ ~~ 0 r· <.:> IJJ . TWJN L A I< E 7 efl.LSP•~ J a:: <.:> ~e;J:1-----Of\)(~Q92-::1·, -~~-___.,..,., . : , , - - - ~ . . Lewiston Area Proposed General Commercial 118 & Office Use ~ . �I MAP 34 ~1 CRYSTAL 7 ..., 9 ........ ::, CD 15 "' TU.1NSIIIP ALBER.1. · , IN·•m.JSTRIAL FUTURE 14 SE E~1'RAC'rIVE LAND U ; I I ~ 119 I �networks often define residential, industrial, and commercial l and uses. Tlle development of the township, therefore, requires proper recognition of tlle possible effects of higliway and street patterns! New residential development should be designed to efficiently limit the •I I •I land area devoted to loca,l streets . Commercial and industrial activities should be easily accessible by automobile while concurrently facilitating pedestrian movement within tbeir boundaries. Public bicycle and pedestrian paths should be constructed in both medimn and low density areas of the township, preferably separated from truck and automobile traffic. These can be utilized for sbort shopping trj_ps, as well I as longer recreational cycling endeavors. should be undertak en for such Facilities : a Detailed studies end desi g ns system. Structures and areas dedicated to public use require easy acces - sibility in order to serve as .many of the township' £, resj_dents as possible, I -I I I I I I as well as be c f::icie:ni.;ly designed to fulfill required functions . Con se - quently, governmental and quasi-public facilitj_es should be located adj ac ent to each other or within one complex in the Lewiston area . Map 35 shows the combined f\1ture residential, commercial, and industrial land uses within Albert Tmmship . Combined with social ancl economic policies, tbe proposed distribution of these activities can enhance the quality ·of life available to the residents of Albert Tavmship while still enabling it to retain its individual character . l20 �MAP 35 ALBERT TOWNSHIP GENERAL PROPOSED L.~ND USE Medium Density Residential r.•.. . Low Density-Rural Residential S 'i . ~. r•••••o••••••o•f'•••••• O II e .... ( • ~ • ,. .. ... ···~·········~······· Commercial " µ L A . A . ~ ....................t ....:V.\.A..lt. ... , Industrial - Extractive State Fo res t 121 I I _I I I I I I I I �MP L E ME NT AT 0 N �-- 1. -~ I I I' I I I ·I I I I I I I I I I IMPLEMEI ITA'rION 1 The goo.ls, objectives, and resultant policies advocated in this document . cannot be realized unless programs ar·e adopted to facilitate tbeir implementation. Tbese programs include political, economic, and legal measures to induce action on the part of administrators in providing for local development. Tbe plan comes to light 01?lY when the people of the tovmship join tocether to work toi-.'B.rd the goals they ho. ve advoce.ted . This requires creative foretbougbt ter.Jper2d wit1i rationalism and political reality. Unless this is done, ~he plan becomes practically useless. Implementation procedures and programs are as varied as tbe indi--ridual elements of tbe plan, but for all practical purposes they can be classified into four major categories: Those concerned with physical improvement, such as public work s - capital improvements programs; those related to services o.nd programs, such a.s health and welfare delivery systems; tbe promotion of the tovmship t11rough public and pri va.te incentives and advertisements; township regul1;3-tions and polic:i.es tbrough zoning and planning. Public works and capital improvements programs are contingent upon tbe immediate ~nd long-range goals of the t01-msbip and more importantly, upon the availability of funds. Federal and state domestic programs are the major sources of additional funding for area or community development. The tovmsbip should review an- nually the federal and state programs which may be available to the locality and attempt to secure matching funds for projects deemed important by the decision-makers and members of the community. 122 �Monies for industrial park development , recreation facilities , health and welfare facilities, airport development , sewer and water systems devel opment, open-space land acquisition , bikeway systkms, and community facilities, as enumerated in this plan, are possible for the township depend:i.ng upon the availability of funds and the specific eligibility requirements for each proe;ram. It should be emphnsized that the township has a better chance of acquirin P,; ajd if the programs it desires to see implerr.ented are on-going, coordinated programs that the general community is aware of and has an i.nterest in . That is, individual "spur-of-the-moment" efforts are not desirable . State funding and assistance programs should also be analyzed in con junction with the to.mship' s needs. Fire and police protecU.on assistance The Michigan Dep3.rtment of Natural Resources has worked in conjunction with the township in the past in providine; fire fighting equipment and should continue to be utilized as a source of assistance. Montmorency County has jurisdiction over public roads in the township and as the area develops, the Montmorency County Road Commission should be Public I?ar.l~~ng facilities might possibly be built with the help of federal fund:i ng. Pu.blic services and programs can also be funded throug·;; .· t!deral and state agencies. Vocational rehabilitation funding ca,n be attained through federal project grants administered by state or private non - profit agencies. Tbese funds may be used to retrain individuals for gainful employment and could be applicable to retraining the unemployed in Albert To.msh ip fo r skilled employment positions. Local industries may also bene f it f rom in - stituting and coordinating training programs \ 123 I II can be found at the federal, state, and county levels . made aware of the need for local and collector street improvements. I I I I I I I - the area to prepare I II II II I I I • �• • •I prospective employees with particular. skills. Federal programs are available to provide technical and educational assistance fn environmental and recreational improvement. The art of "grantsmanship", the ability to define and acquire outside I I monies, is an important tool in implementing the goals a.nd objectives of tte II Albert Township, ar c a combine. tion of public and pri vatc effo:rts. •I I - tovmship. Promotional endeavors, those designed to att1·act people and business to Advertisin~~ through various media is a method of dissemin3.tin8 inforrcation about the township to outside professi.onals and firms . The township can institute an official public relations program empl1asizing the o.menities of the area and the community 1 s desire for preferable enterprises as outlined. in the comprehensive plan . weal organizations, particularly the Chamber of Commerce, should endeavor to publicize commercie.l a.ctivities in attempts to attract business. Special events, commensurate with existing attructions, should be main to.ined and expanded . J\.s tbe tmmship develops, more commer cial and indus- trial enterprises will contribute to the financi al back ing these activities reCJ.uire. In addition, team sports, local arts and crafts procrams, a nd I safety education can be sponsored by businesses within tl1e tmmship. "• controlling and coordinating future growth . land use and physical development policies are of primary importance in Tbe comprebensive plan is · an accepted method of ~iding long-range development to protect the welfare of the towns}Jip' s residents. Zoning is a rational means of allocnting and de- fining land use to facilitate desirable growth and avoid conflicting activities. In the past, zoning has been applied in many communities in a stan- dardized fashion and zoning ordinances have usually contained the same 124 �general stipulations. Recently, however, new and innovative zonin~ regula - tions have been proposed which attempt to promoteimore efficient control of loca l land use. One such method is tl1e use of timing and sequent ial controls, whereby development is controlled accordini to a general long-ranie facilities and utilities plan. Briefly, tbe riebt of an individual or corporation to de- velop property would depend upon the distance the propo sed develop:nent is from tl1e utilities and fac i lit ies network as outlined in the plan. A point system is used t o determine the priority a particular development has in receivi ng approval from the local aut hority. The closer the proposed cievel- opment to exiGting o:r. proposed facilities, the greater the numbe r of points it receives. I I I I ' ' ' ' Wben the requisite accumulation of points has been achieved, and otber re 6'Ulatory crit eria have been approved, t11e development will be allowed. Basically, t l1e impl ement ation of this type of program enables tbe to,ms}iip to develop in controlled phases, maint a in a desir2.b l e balance c.mong l and use s , achieve greater regulatory powers and maintain qual ity services and facilities. The institution of subdivision regulations and planned unit development crit eria will allow tbe townsbj_p to incorporate guidelines for a mixture of land uses with in a given zoning district. Advantages include the review of plans a t the conceptual sta ges to insure proper access, circulation, school and park development, and ade~uate utilities . The township ma y also retain professional aid in r eviewing and making recommendations pertinent to the proposed development. Performa nce zoning is another means of allocating land use ac cording to specific criteria. In addition to designated zones, the nature of the 125 I I I I I J J - �development and the resultant performances it promotes, define the accepta bi~ity of that particular activity in the com:nunity. St9.ndards such as the number of cars generated in a particular area, theipotential disturbance to tl1e environment and increased need for public facilities are based upon q_uantitative and qualitative measures . These standards then define tl1e pre - ferred densities and distrj_bution of specific developments . E:..1.ch proposed activity is there fore analyzed in rele..tion to its effe cts upon surrounding activities . Another legal method of controlling and planning future growth is tbrough transference of development rights ('rons ). This ideu is predicated upon tl1e fact that the bundle of property ri r;hts a land owner has can be ' separated. The rj_3;ht to develop, or not develop, can be acquired by the tovmship through outright purchase, taxation agreements, or tra din::s of rights wi tb tl1e owner. \-11,ile the loca l government attains development rights, the individual retains m-mership of the property. An al terna ti ve to outright purchase or tax reduction is to trade development ri ghts . If the township desires to limit grovtb in outlying areas an<l has already at tained development ri 5 hts closer to urbanized sections, it can dj_rectly transfer its rights to the developer in exchange for the development rig11ts in the outlying area; thereby promoting grovth in a desirable locality and limiting it in an undesirable area . There are nwnerous variations to these methods which would enable the -township to define and control its grovth . Aesthetic considerations are important in pr omoting the at t ractiveness of the township as a place to shop, live, and visit . Ordinances r e gulating size and location of signs, types of commercia l landscapin~, and architec tural controls can be developed according to the township's design preferences . 126 �. An Envj_ronmental Hevicw Board can be established to an::-1lyze and mal<e recommendations to miti 6s.te undesirable environmr,ntal conseq_uences resulting fI\Om individual larr-;e-scale development. The above are by no means a complete comprehensive listing of irnpler.1ent3tion programs and techniques. The elected and appointed decision - makers in Albert Township have the rcsponsibili ty to become a,;are of and analyze , as. thoroughly as possibl~, any techniques which will promote the goals, objectives, and policies of the comprehensive plan in light of the township's individual cbaracteristjcs and specific needs . While all policies may not be achieved within tbe planning period) t!J.e decit;ion - rnakers ar,d citizens o~ Albert To'.mship should promote the reali.zat:i.on of 8 s many of these statements as possible. T'ni s can be a de qua te1y done only if knowledge, creativity, and most importantly, coimunity inter est and involvement ber.01ne an integrq.l part ·of Albert 'rownship . 127 � 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 Albert-Twp_Comprehensive-Plan_1975 Creator An entity primarily responsible for making the resource Albert Township Planning, Zoning and Sanitation Commission. Albert Township, Montmorency County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1975-09-17 Title A name given to the resource Albert Township Comprehensive Plan Description An account of the resource Comprehensive Plan for Albert Township, Montmorency County, Michigan developed by the Albert Township Planning, Zoning and Sanitation Commission with the assistance of the Northeast Michigan Regional Planning and Development Commission September 17, 1975. Contributor An entity responsible for making contributions to the resource Northeast Michigan Regional Planning and Development Commission (consultant) Subject The topic of the resource Comprehensive plan publications Albert Township (Mich) Montmorency 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/974692e8346fe02f572700ed5f1b00a7.pdf a787bd151049a85bd76616c30209107c PDF Text Text ALGOMA TOWNSHIP Kent County, Michigan 1991 ) I �., FROM THE LIBRARY O.F1 Inc. Planning & Zoning Center, , ALGOMA TOWNSHIP Acknowledgements TOWNSHIP BOARD • Mark Doren, Supervisor Laural Walkons, Clerk Deborah Arends, Treasurer Paul Harris, Trustee Gerald Oele, Trustee TOWNSHIP PLANNING COMMISSION , Al Larsen, · Bob Powell GeraldOele Bob Wilson, Chairman Edgar Ault, Secretary Winnie Nash Lester Momber MASTER PLAN TASK FORCE Bob Wilson, Chairman Caryn Helmer, Secretary Stu Cok Denny Hoemke Steve Johnson Duane Mc I ntyre Winnie Nash Frank Vanderhyde Laural Walkons Deborah Arends GeraldOele Master Plan Adopted: November 19, 1991 Prepared with assistance of WW Engineering & Science 5555 Glenwood Hills Parkway, S.E. Grand Rapids, MI 495U-2091 (616) 942-9600 �l l 1 1 l Table of Contents Introduction 1 1. 3 Goals and Objectives Agricultural Lands and Interests Natural Resources Parks and Recreation Historic Sites and Preservation Residential Development Inter-Governmental Cooperation Commercial Development Industrial Development Infrastructure - Roads, Private Roads and Utilities l 1 J Page Chapter 2. Physical Description Regional Setting Natural Features 1 3. Social_ and Economic Characteristics Population Characteristics Economic Characteristics Households I I I I 4. Community Faci/ities Township Offices Fire Services Public Safety Libraries Cemeteries Parks and Recreation Historical Sites Educational Facilities Solid Waste Disposal Roads and Transportation A&C\Algoma\89564.01\AlgoT~b 3 3 6 7 8 9 10 11 12 14 14 14 22 22 27 27 28 28 28 28 28 29 29 30 30 30 31 �l 1 1 5. l Agriculture Residential General Business Industrial Public/Semi-Public Road and Railway 1 I 6. I 'r r r r r r r r Existing Land Use Analysis P Janning Analysis Population Projections Residential Land Use Needs Other Land Use Needs Parks and Recreation Roads and Streets 7. Future Land Use Plan Relationship of Planning to Zoning Plan Concepts Land Use Categories Future Roads 8. Implementation Zoning Additional Planning Studies Adopt Township Subdivision Ordinance Prepare and Adopt Capital Improvements Program Planning Commission Work Program Planning Education Revisions to the Master Plan A&C\Algorna\89564.01\AlgoT~b 35 35 37 38 39 39 40 43 43 43 45 48 48 51 51 52 53 66 69 69 71 72 72 72 73 73 �1 l List of Tables 1 1 1. 2. 3. 4. 5. I Page Table 6. 7. 8. Historical Population Change Building Permits for Single Family Homes Age of Residents - 1980 and 1990 Per Capita Income 24 Hour Traffic Counts Existing Land Use Population Projections Traffic Volume Projections 24 25 26 26 34 36 44 50 List of Maps Page Map I I 'J 1. 2. 3. 4. 5. 6. 7. 8. 9. Woodlands and Wetlands Soils Unsuitable for Development Prime Farmland Residential Building Permits by Section 1986-1990 Road Classification System Existing Land Use, June 1991 PA. 116 Parcels and Dates of Expiration Future Land Use Map Mixed Use PUD r r r r r A&C\Algoma\89564.0l\AlgoTCJC\5b 19 20 21 23 33 41 42 Inside Rear Pocket 68 �• l 1 1 I I J r r r r r r ALGOMA TOWNSHIP MASTER PLAN INTRODUCTION The fundamental purpose of the Master Plan is to allow Algoma Township to set forth in a comprehensive manner the goals and objectives for its physical development. The Township Planning Act, Public Act 168 of 1959, as amended, specifically gives Township Planning Commissions the authority to prepare and officially adopt a Master Plan. This Plan will serve as an advisory guide for the physical conservation of certain areas and for the development of other areas into a desira~le living environment for present and future township residents. Planning, in simple terms, is a goal-oriented and continuous process which seeks to improve a community and create a better environment. As such, a Master Plan is a "tool" by which this goal can be reached. It is used by both individuals and public officials to make decisions concerning the long-range future ·of a community. In 1968, The Algoma Township Planning Commission prepared a Master Land Use Plan to serve as a guideline for the rapidly accelerating growth in the Township. In 1990, the Township Planning Commission initiated an update of the 1968 Plan, by appointing a Master Plan Task Force Committee to accomplish this process. Over the past 22 years, significant changes have occurred in the Township, rendering a Plan update an imperative. Completion of the U.S. 131 Expressway in 1969 with interchanges at both 10 Mile and 14 Mile Roads has made the Township easily accessible from the Grand Rapids Metropolitan Area. Population has increased in the Township by 76.1 % since 197 0. The attractiveness of the Township, determined largely by an abundance of natural features and unspoiled landscapes, insures that the community will continue to be a desirable place for the location of new homes and businesses. The Master Land Use Plan provides: 1. A comprehensive means of integrating proposals that look 20 years ahead to meet future needs regarding general and major aspects of physical conservation and development throughout the Township; 2. An official, advisory policy statement for encouraging orderly and efficient use of the land for residences, businesses, industry, parks and recreation areas, and agriculture, and for coordinating these uses of land with each other, with streets and highways, and with other necessary public facilities and services; 3. A logical basis for zoning, subdivision design, public improvements plans, and for facilitating and guiding the work of the Township Planning Commission and the Township Board as well as other public and private endeavors dealing with the physical conservation and development of the Township; A&C\Algoma\'!9564.0l'algornarnp\sb 1 �4. A means for private organizations and individuals to determine how they may relate their building and development projects and policies to official township planning policies; and 5. A means of relating the plans of Algoma Township to the plans of adjacent townships, villages and cities and to development of the region as a whole. The final element of the plan will synthesize the recommended goals and needs of the Township with the analysis of existing conditions and trends. The plan will conclude with an implementation program that will define strategies and will address specific tools for implementation such as the zoning ordinance, subdivision regulations, and a capital improvements program. The Algoma Township Plan is intended to be long-range and dynamic, based on long-term goals and objectives looking 20 years forward. With that in mind, there is an important caveat to this planning process: the Master Plan is general in scope. It is not necessarily intended to establish the precise boundaries of land use areas or the exact locations of individual future land uses. Its greater function is to serve as a decision making frame-work. The Master Plan insures that more detailed future decisions have a clear and rational basis. I A&C\Algoma\J!9564.01\algomamp\sb 2 �CHAPTER 1 GOALS AND OBJECTIVES Planning goals are statements that express the community's long range desires and serve to provide direction for related planning activities. Each goal has accompanying objectives which reflect the general strategy that the community will pursue to attain its goals. Following are goals and objective statements that have been developed for shaping the Algoma Township Master Plan, based upon citizen input and technical analysis of the data. The following goals and objectives were developed based upon information generated at two public workshops held on January 28 and February 11, 1991. Each workshop was attended by about thirty Township residents; the initial workshop included representation from the Kent County Road Commission and the West Michigan Environmental Action Council. Besides the goals that are specific to the categories listed below the Algoma Township Master Plan Task Force identified the following overall goal: Where existing conditions permit, moderate uses of land (commercial, medium density residential, etc.) will serve as a buffer between intense land uses (industrial, high density, etc.) and low intensity land uses (single family residential, agricultural, etc.) Agricultural Lands and Interests Goal: Respect the rights of the active farmer and ensure compatibility between farm and non-farm uses while providing for the long-term transition of active farm land to non-farm land use. Objectives: ' ' 1. Support the Farmland and Open Space Preservation Act, P.A. 116 of 1974, by encouraging use of instruments by area farmers and approving such use of instruments that are consistent with the land use plan. 2. Encourage property tax policies that assess farmland for its present use rather than its potential use. 3. Through zoning, allow reasonable minimum lot sizes for non-farm uses in areas zoned for agriculture. 4. Encourage "Hobby Farms" on four (4) acres or more in order to preserve and enhance the rural character of the area. A&C\A.lgoma\89564.01\algomamp\sb 3 �Natural Resources: Preserve the environmental and scenic quality of the Township. Goal: Objectives: r 1. Ensure that development takes place in an environmentally consistent and sound manner by minimizing the potential for flood hazard, soil erosion, and disturbances to the natural drainage network, and protecting the quality of surface and groundwater resources, wetlands, and woodlands. 2. Through zoning, site plan review, and education encourage approaches to land development that take natural features such as soils, topography, steep slopes, hydrology, and natural vegetation into account in the process of site design and building design. 3. Encourage soil conservation practices and education on the prudent use of fertilizers and pesticides. Encourage Township to consider implementing recommendations of the Greenbelt Management Program as proposed by the State of Michigan Department of Natural Resources in the Natural Rivers Act. 4. For all types of development, work with County and State officials to develop improved standards regarding the suitability of soils for septic system placement and use. 5. Through site plan review, discourage practices which would alter the natural, valuable function of wetlands, especially those not protected under the State of Michigan Wetlands Protection Act (P.A. 203 of 1979). 6. · Establish landscaping guidelines for existing and future commercial, industrial, and residential development which, through site plan review, would preserve and increase the numbers of trees and other woody vegetation in the Township including provision for the replacement of dead or diseased landscaping vegetation. 7. Through zoning and growth management policies, establish guidelines which would further protect the Rogue River and its watershed; calling upon recommendations in the Flood Hazard Study of the Rogue River, Valley Preserve System as presented in the Grand River Basin Comprehensive Water Resources Study, the Natural Rivers Act, and the Greenbelt Management Binder. 'r,. A&C\Algoma~9564.0I\algomamp\sb 4 �8. Identify factors that may contribute to groundwater contamination. Participate in regional and state-wide programs to monitor the quality of surface and groundwater. 9. Through permit application and enforcement procedures, require the satisfactory reclamation of lands after removal of natural resources such as sand, gravel, soil, rocks or minerals. 10. Through education encourage the participation of Township residents in the use of approved methods of solid waste disposal including waste stream reduction, recycling, composting, and other techniques. 11. Promote and support community clean-up programs. 12. In order to continue the unique views and vistas which occur naturally within the Township, through Ordinance, establish methods of protecting the country atmosphere, rolling terrain and open space nature of the long-distance vistas. In particular, these areas are: near US-131 between 10 Mile and 12 Mile, near US-131 between 12 Mile and 14 Mile. 1 A&OAlgoma\89564.0 l\algomamp\sb 5 �Parks and Recreation Plan for and develop active and passive outdoor recreation facilities to meet the needs of existing and future residents of the Township. Goal: Objectives: 1. Implement the recommendations set forth in the Algoma Township Park, Recreation, and Natural Area Plan of 1988. 2. Support development of the Rails-to-Trails program and through zoning and site plan review reduce conflicts between recreational trail use and adjacent land uses. 3. Work with residential developers to set aside suitable portions of land for neighborhood parks, and road easements for pedestrian/bicycle paths. 4. Encourage rural neighbors to develop reciprocal agreements for cross-country and hiking trails. 5. Pursue the possibility of Township acquisition of Department of Natural Resources lands through exchange of property of similar or equal value. (The proposed route for the Kent County ~icycle Trail Plan does not go through any sections of Algoma Township. The Trail does run north and south through neighboring Sparta Township and cuts in fairly close to the Township line along Long Lake Avenue. The proposed North Country Trail in Kent County does cut through parts of Algoma Township. The trail is shown to enter the Township in the southeast corner in the vicinity of the City of Rockford and runs north along Northland Drive until it exits the Township where Northland Drive meets the Township boundaries). 6. Work to implement the recreational components of the Valley Preserve Plan. ' A&C\Algoma\89564.01\algomamp\o;b 6 �Historic Sites and Preservation Identify and preseive for present and future generations, historic sites, architectural items, and buildings determined to have historic significant value within the Township. Goal: Objectives: 1. Support and promote historical preseivation activities of the Township. 2. Preseive the historic architectural style of the Township by identify the built architectural styles (including but not limited to farm houses, barns, fence styles, etc.) which symbolize the area's heritage. 3. Identify locations and structures determined to have local historical significance and encourage preseivation and/or improvement of these sites. 4. Call upon resources at both the County, State and Federal level to assist with identification and preseivation of local historic sites and structures. r r 'r , A&C\Algoma\89564.01\algomamp\sb 7 �Residential Development To create attractive, safe, and convenient residential environments providing a variety of housing opportunities with adequate schools, parks, utilities, and other facilities determined desirable or necessary for community development. Goal: Objectives: 1. Encourage the highest concentrations of residential development in locations where there are existing public utilities and where the greatest potential exists for public utilities and services. 2. Establish density standards that ate consistent with the natural capacity of soils to handle on-site septic systems and which promote the preservation of the Township's natural resources and rural and suburban qualities. 3. Provide opportunities for construction of affordable housing. 4. Encourage creative design of neighborhoods to enhance desirability by including sidewalks, bike paths, pedestrian paths, open space, parks and playgrounds. 5. Encourage residential development patterns that utilize small lot, cluster development in conjunction with open space or conservation easements that may be retained in agricultural uses. 6. Strengthen and protect the viability of neighborhoods by controlling the expansion of incompatible land uses on adjacent properties and protecting neighborhoods by open space and other buffers. 7. Plan residential development on Natural Beauty Roads with sensitivity to potential impacts and with priority placed upon preservation of the aesthetic and cultural value of the scenery. 8. Through watershed management planning, promote the highest feasible quality of Camp Lake as both a valuable natural resource and a quality residential environment. 9. Implement width-to-depth ratios to regulate the shape of parcels. I 1 1 1 A&o.Algoma\89564.01\algomamp\,b 8 �Inter-Governmental Cooperation Goal: Promote a coordinated approach among local units of government regarding goals, objectives, and policies that determine the development of Algoma Township and its neighboring communities. Objectives: - 1. Increase the area tax base and employment opportumt:J.es through increased coordination between industrial agencies, local chambers of commerce, and municipal governments. 2. Build local and regional support for growth management techniques and improved land use patterns. 3. Promote a coordinated approach among local communities for the provision and expansion of public utilities. 4. Increase local funding resources through the coordination of efforts of local government to secure and efficiently spend grants, federal dollars, etc. 5. Establish a communications network among officials of local governmental units. 6. Negotiate annexation and/or tax base sharing regarding industrial, commercial, and high density residential development with neighboring communities. 1 1 1 A&C\Algoma\89564.01\algomamp\sb 9 �Commercial Development Goal: l 1 1 .1 1 1 1 Provide a mix of commercial uses at planned locations which are aesthetically pleasing and create a safe and efficient traffic circulation pattern. Objectives: 1. Conduct a corridor study along Northland Drive and prepare sub-area plans on Ten Mile Road and Fourteen Mile Road. 2. In order to minimize traffic congestion and hazard, develop ordinances which require the shared use of commercial driveways and access roads, limit the number and spacing of driveways along arterials, encourage the use of frontage roads or service drives. 3. Incorporate design and performance standards into the Township Zoning Ordinance that will achieve commercial development which is aesthetically appealing, and which operates in a safe and efficient manner. 4. Through zoning or provision for Planned Unit Development, provide neighborhood commercial opportunities near high density residential development. l 1 1 7 1 l 1 7 A&.C\Algoma\89564.01\algomamp~b 10 �Industrial Development Goal: Provide for industrial development in areas served by adequate transportation systems and which will probably be served by public utilities and services. Objectives: 1. Encourage the extension of public utilities and services to those areas identified as desirable for industrial development 2. Promote the development of industrial plats rather than scattered single lot development. 3. Achieve quality industrial development through appropriate zoning ordinance requirements while expanding economic opportunities. 4. Separate industrial uses from less intense land uses such as residential through appropriate use of buffer strips, open space or transitional land uses. 5. Encourage the expansion of employment opportunities in the Township in order to reduce the percentage of residents who commute to their place of work. 6. Consider eliminating the Heavy Industrial District from the Township Zoning Ordinance, due to lack of appropriate areas near adequate transportation routes, and due to the existence of uses that are not compatible with heavy industrial uses. r A&OAlgoma\89564.01\algomamp\\b 11 �Infrastructure - Roads, Private Roads and Utilities Goal: Provide for adequate infrastructure that will ensure balanced, orderly growth and ensure the safety and well-being of Township residents. Objectives: 1. Develop a Township-wide street and transportation plan which addresses such items as: Traffic control measures such as turning lanes, traffic signalization, service drives, curb-cut design and location standards. Increased building and parking setbacks along major roadways. Functional classification of roadways. The relationship of land use to road capacity and function. , The interconnection/upgrading of existing and future private roads. The need and feasibility for alternate routes to reduce local traffic on major arterials and on other local roads. 2. Conduct a corridor study along major arterials such as Ten Mile Road, Northland Drive, Fourteen Mile Road, and Thirteen Mile Road to address issues of traffic safety, flow, and need for additional lanes. 3. Encourage the construction of pedestrian and bike paths on major arterial streets. 4. Encourage that private roads be built to respect natural terrain and other features of the natural environment without circumventing construction techniques. 5. Enforce design and construction standards for private roads to insure the possibility of converting private roads to public roads. 6. Coordinate private road development so that these roads may connect logically and efficiently with public road systems and adjacent private road systems. 7. Through ordinance, establish private road construction standards that permit adequate emergency vehicle access, that will not impede proper maintenance of the road, and that ensure the road will not constitute a danger to inhabitants of the Township. 9. Maintain and provide improvements to primary and local roads to insure safe access while maintaining their natural beauty. '1 ~ 'i A&C\Algoma~9564.0l\algomamp¼b 12 �10. Require residential subdivisions, multi-family developments, commercial and industrial development to utilize public sewer· systems where -available. 11. Maintain and enforce regulations for private roads that seek to protect the health, safety and welfare of Algoma Township residents. r A&C\Algoma~9564.0l\algomamp\sb 13 �CHAPTER2 PHYSICAL DESCRIPTION This chapter examines the regional setting and the natural features that have impacted upon the community and have helped to determine what the community is today. Natural features examined include geology, water resources, topography and drainage, soils and climate. REGIONAL SETTING Algoma Township is located in northwest Kent County in the second tier of townships from the County's northern boundary. Composed of approximately 34.5 square miles, the Township is bounded on the north by 16 Mile Road, on the east by Northland Drive (old U.S. 131), on the south by Ten Mile Road, and on the west by Division Avenue. Neighboring Townships and communities include Solon Township . and the City of Cedar Springs to the north and northeast, Courtland Township to the east, the City of Rockford in the southeast, Plainfield Township to the south, and Sparta Township and the Village of Sparta to the west According to 1990 preliminary U.S. Census data, Algoma Township ranked eleventh in population among Kent County's twenty-one townships with a population of 5,439 people. The center of the Township is located 9.8 miles from the northern boundary of the City of Grand Rapids, and primary access to the Grand Rapids Metro Area is via the U.S. 131 Expressway which traverses the eastern half of the Township in a north-south direction. Algoma Township lies 26 miles east of Muskegon and 32 miles east of the Lake Michigan shoreline. NATURAL FEATURES Geology The bedrock of all of Kent County consists of the edges of the bowl-like rock formation known as the Michigan Basin. The oldest rock is Marshall Sandstone, overlapped in the central portion of the County in the vicinity of Algoma Township by the Michigan Formation which is primarily limestone, gypsum, and dolomite interbedded with shale and sandstone. Overlying these rock formations is a mass of glacial drift ranging from ten to several hundred feet in thickness that was deposited during the Wisconsin glacial period. Kent County is located in an area where the Michigan and Saginaw lobes of the Wisconsin ice sheet met. Consequently, a complex and strongly developed morainic 1 system developed and the present surface features are for the most part the results of glacial action. The glacial drift ranges from coarse gravel to fine lacustrine2 clay; It is the parent material in which many of the soils in the county are formed. 1 2 Moraines are glacial deposits of earth, stones, and other debris Materials originally deposited in lake water A&C\Algoma\89564.01\algomamp\sb 14 �Within Algoma Township, the physiography ranges from hilly morainic belts rising from nearly level valleys generally following the direction of the Rogue River and smaller streams, to gently sloping or rolling till plains3 generally higher than the morainic belts. Topography, Drainage, and Surface Waters Land formations in the Township vary from hilly areas with steep slopes found in the southeast and central-east parts of the Township to the low, plain-like valley of the Rogue River in the southwest portion. A series of lakes is located in the western quarter of the Township, and this series continues northward into Solon Township. The two major watersheds in the Township are the Rogue River basin and the Cedar Creek Basin. Other streams include Little Cedar Creek entering the Township in Section 1, Stegman Creek which enters the Township at the center of the eastern boundary, and a small portion of Shaw Creek which joins with the Rogue River just above the northern boundary of the City of Rockford. Where Cedar Creek enters the Township at 16 Mile Road, its elevation is 849 feet, and it joins the Rogue River in section 22 above 12 Mile Road at an elevation of 709 feet. The Little Cedar joins Cedar Creek just north of the intersection of Algoma Avenue and 14 Mile Road at an elevation of 779 feet. The Rogue River enters the Township in Section 30 at the lower western boundary at an elevation of about 729 feet and exits the Township at the City of Rockford northern boundary at 699 feet. Several formal county drains provide controlled drainage within the western one third of the Township. These include The Finch, Black Lake, Basin, Vandermeer, Dutch and Pickerel Lake Drains. The Kent County Drain Commission and the Township share in the maintenance of the established drainage system. The Rogue River and its flood plain are significant features and flood prone areas have been identified in detail as part of the Flood Hazard Study of the Rogue River completed in 1982 by the U.S. Soil Conservation Service. The study reported 1224.6 acres in Algoma Township as being within the 100-year Floodplain. r r- r The surface waters of the Township consist of ten lakes, portions of four additional lakes,. several unnamed ponds, and the Rogue River with its associated network of streams. Camp Lake is the largest lake in the Township and has a water surface of about 140 acres. Other lakes include Whit, Wallace, High, Low, Nelson, and Meek Lakes which connect in a chain on the western side of the Township. Portions of the Ke-Wag-A-Wan Lakes group and the Indian Lakes system are found in the northwestern corner of the Township as are portions of Squaw and Lime Lakes. 3 Flat to undulating areas underlain by unsorted glacial drift A&C\Algoma\89564.01\algomamp\sb 15 �Hoskins Lake is located on Little Cedar Creek in Section 10. Lake levels range from 794 feet above sea level at Lime Lake to about 729 feet at Meek Lake. All lakes are private with the exception of Camp Lake on which a state owned public access site is located. The Michigan Resource Information System (MIRIS), which compiles land use date from infrared aerial photography, records 252 acres of open water in the Township. , - 1 Many wetland areas are scattered throughout the Township, and are primarily associated with surface water bodies and drainage patterns. The Michigan Resource Information System records 427 acres of wetlands in Algoma Township. Map 1 illustrates woodland and wetland areas in the Township as identified by MIRIS. There is some disparity between this map and wetlands as identified by the National Wetlands Inventory conducted by the United States Department of the Interior. While MIRIS categorizes lowland hardwoods and lowland conifers as forested lands, the National Inventory records these as forested or shrub-scrub wetland areas that are seasonally flooded. An example of this is much of the area along the Rogue River and parts of Sections 10, 11, 13, and 15. Consequently the Township in fact has more areas that may be considered as wetlands than Map 1 actually indicates. According to Kent County Health Department officials, one area of concern regarding ground water contamination exists within the Township. This area is located southeast of the intersection of 13 Mile Road and Northland Drive. Reports of metal and organic contaminants in the groundwater are currently under investigation; implications for public health are uncertain at this time. Soils The identification of soil types in the Township is an important consideration of both the existing and future physical development of the Township. While residents in the Camp Lake area are served by the Village of Sparta municipal sewer system, the balance of homes and businesses must rely on soil suitability to obtain a safe water supply and to dispose of waste water. In general, the soils in Algoma Township range from the poorly drained mucky or loamy soils along the Rogue River Valley to well drained or excessively drained sandy or loamy materials. Map 2 has been prepared based on soils and their unsuitability for development without public sewers. The factors considered include hazards of flooding, depth to water table, percolation rate, and slope. It should be noted that the soils with severe limitations will in most cases present problems for the efficient operation of individual septic systems. Because of high water tables or rapid lateral movement of subsurface waters in these areas, the use of septic tanks and drainage fields provides increased potential for pollution of wells and surface waters. In addition, there is a potential for seasonal flooding of basements. Intensive development in these areas often results in increased demands for public sewers and/or water systems to compensate for environmental hazards or health hazards. 1 A&.C\Algoma\89564.01\algomamp\.lb 16 �r r - By mapping these soils according to their unsuitability for development, patterns are identified which make it possible to determine the development potential of specific areas. Although the map is not intended as a substitute for on-site investigation or detailed engineering studies, it does generally define those areas that should be considered as unsuitable for development. Soils which generally have unsuitable characteristics for building or septic use may still be useful with on-site modifications or detailed site analysis. However, significant development in these areas will increase the need for public utilities. In particular the northwest quarter of the Township contains large areas of soils with severe limitations for septic tank absorption due to high percentages of clay resulting in moderately slow permeability, and due to high water tables. In some cases, excessive slopes are a limiting factor. The area on the west side of Camp Lake, previously the site of contamination problems due to high density residential development, is currently serviced by the Village of Sparta municipal sewer system. - ~ t Limitations for development also occur in the southeast along the Rogue River Valley and its tributaries. The central part of the southeast quarter of the Township is also limited by heavy soils and in some cases excessive slopes. The balance of soils in the Township are primarily sandy or loamy sand soils which are suitable for individual sewage disposal systems at low densities. Another important feature of soils within Algoma Township are the soils considered as prime farmland by the United State Department of Agriculture. Prime farmland, as defined by the USDA, is the land that is best suited to food, feed, forage, fiber, and oil seed crops, and produces the highest yields with minimal inputs of energy and economic resources. Map 3 delineates the soils within Algoma Township that are considered as prime agriculture soils. Soils that are unsuitable for on site septic systems, except for those along waterways, somewhat loosely delineate the prime agricultural soils in the Township, mainly due to adequate available water capacity of those soils. l -I Climate Temperatures in Algoma Township range from an average high and low of 30.3° F and 16.0° F. respectively in January, to averages of 83.3° F and 59.6° Fin July. In a normal winter, Algoma Township will experience nine days with temperatures of zero or below, while in the summer eleven days will reach 90°F or above. The annual rainfall in Algoma Township averages 33 inches with snowfall accumulations of 76 inches. The growing season, May through September, lasts about 170 days with threat of frost occurring on an average by October 12th and no later than April 25th. Sunshine is most prevalent in August and least prevalent in December. A&aAlgana\89564.01'-ilgomamp\sb 17 �- l r - - Fish and Wildlife, Unique Natural Features Algoma Township provides suitable habitat for the types of wildlife found throughout Kent County. These include Whitetail deer, small mammals such as squirrels, raccoons, rabbits, and possum, game birds such as pheasants, ducks, and ruffed grouse, and many species of birds that thrive in both forested and open areas. The lakes and streams of the Township may include game fish such as trout, bass, pike, perch, blue gills and sunfish. Steelhead trout and salmon migrate up the Rogue River in the fall. Scattered through the Township are remnant White Pines which for the most part were removed during the logging era of the 1800's. - - -r -l A&C\Algoma\89564.01\algomamp\sb 18 �) I. ' \ ) \ ) . J ' ) < ~ ) ' J' '·· \ .1 I t (SOLON TWP.) i ) •, ,:.__. ) "- ' ~ i 0 ~ E!II HJI zl~ / 16 Mil£ RD. ====•== 8 ~ 9!4w. I •-~✓- -~1J.J~ ~ \Jil iV N\ . ~ ~. ~ I ~~111/////h ~/h,,,,,;-.~~-- L'._'_ I I_ I I fl -~g-ga I I II 15 Mil£ RD RUSSEU. ST w \) 0 BROMAN sr. I I L____ ~8 . 17 -~ T~ I ---a.. ~ ~ ~ f' 13 Mil£ RD ~ ~ ~ a::: 0 z 5 I- a.. a::: ,,,,,,,,,,.,,.,,,,,,,,,,,,, :::, 0 12 Mil£ RD 1~, I a.. ~ <( Cf) ...__,, 0 , ~I C Ff- b I J I ~ ~ \ , l 7 -~ ~'h\ I\I 1 I w I ~ ~ j I I rl I'>' ' u ...__,, 10 Mil£ RD. (PLAINFIELD TWP.) ~ Ii: ALGOMA TOWNSHIP KENT COUNTY, MICtlGAN MAP 1 ~ ~ WOODLANDS & WETLANDS .I.EGEHll: T BJ BJ WOODLANDS - INCLUDES NORTHERN HAADWOODS, COORM. HAAOWOODS, AND LOWLAND HAAOWOODS WHICH MAY INDICATE PRESENCE Of WE1\N4DS 'NET\ANDS - INCLUDES WOODED, SHRUB, SCRUB, AND EMERGENTS WETl.NIOS -__..........._~,,,,. .... _,. -.................__ ,,_......... ~ SOURCE: MICHIGAN RESOURCE INFORMATION SYSTEM, DEPARTMENT OF NATURAL RESOURCES �.~ ) I • V } I I ) ' J ' · - J; ~ (SOLON TWP.) ifr-1} ) I ) I J 0 It: ~ .;,~ I '.A ZI 16 Mil£ RO • .,......, IJ Mil£ RO (L ,.......,_ (L ~ ~ ~ D z ~ (L ~ I- Cf) ........... 0::: ::J 0 u ........... ~ 10 MILE RO. 1"\. // ~ ~ (PLAINFIELD TWP.) ~ ~ 0 l"' ALGOMA TOWNSHIP KENT COUNTY, MICIIGAN ~ ~ MAP 2 SOILS UNSUITABLE FOR DEVELOPMENT :r .LEG.El:il2: - SOILS WHICH AAE GENERAU.Y UNSUrTABl£ FOR ON SITE SEPTIC SYSTEMS DUE TO ONE OR MORE OF THE FOLLOWING CHAAAC11'RIST1CS: - SOIL PERCOIATION RATE - SLOPE(MORE TtWI 18:t} - DEPlli OF HIGH WATER TABl£ l£SS TtWI SIX FEET - FLOOD ~ O (PONDING, WETNESS) ON-SITE INVESTIGATION MAY STILL BE NECESSARY TO DETERMINE SEPTIC SYS'1EM SUrTASIUTY. CAMP lAKE SEWER SER\IICE AREA . ___ _,. ...... _....,_,__ _________ ,.. ...... -...-... , ......,....... ~~ �., 11' •.~ ' 1 ~ (SOLON TWP.) ~ I I - _) _I a "' ~ . .«.Jw. 15 R<'I xs, .... f 16 MILE RD. 14 - ,........,, CL ~·' ' '.-J 1J MILE RD ,........,, CL ~ ~ ~ (l:'.: 0 z <( CL ~ C/) ...__... ::i I- 21 (l:'.: ::) ~ 0 12 MILE RO (.) ...__... I 26 '< I I ~ - . ~ , ~4 10 M!I..E RO • 1,, // ~ ~ (PLAINFIELD TWP.) i I i !.., l ALGOMA TOWNSHIP KENT COUNTY, MICtlGAN MAP 3 ~ ~ PRIME FARMLANDS :r .LtG£tlQ: - PRIME rAAMIAND - SOILS BEST SUITTll TO rooo. F£ED, FORAGE. FlBER, ANO OIL SEED CROPS 1'S DET£RMINED BY THE UNJTt:S STATES DEPARTMENT OF AGRICULTURE ___......-,..1 ................... DMIIM~· _.................... - ." ..... ~L" I �CHAPTER3 .. SOCIAL AND ECONOMIC CHARACTERISTICS Understanding the people of Algoma Township will help establish the basis for developing the Master Plan. This discussion will review the Township' population characteristics and trends as well as economic conditions and housing characteristics of the community. Population Characteristics Table 1 illustrates past growth of Algoma Township relative to the four surrounding Townships and the three nearby communities of Sparta, Cedar Springs, Rockford. Kent County totals are also shown. Township totals exclude incorporated areas. , The decade between 1960 and 1970 saw substantial increases in population for the townships surrounding Algoma Township, although Algoma itself grew at a lesser rate, recording a 24.3% increase. Between 1970 and 1980, Algoma Township increased its population by 42.8%, outpacing all of the surrounding communities except Courtland Township and the City of Cedar Springs. During the last decade, 1980-1990, the rate of growth in Algoma Township slowed to 24.6%. Other communities also show a decrease or leveling off of growth rate, except both Sparta Township and Sparta Village which show increased rates of growth during that ten year period. In all cases, the rate of population increase for Algoma Township surpassed Kent County as a whole. Table 2 illustrates building permit activity in Algoma Township over the past ten years, and permits taken out through October of 1990. The data show an average of 42 new single family homes each year since 1980, and an average of nearly 55 new homes per year over the past five years. Using an average household size of 3.09 persons for 1990 (see following section on Households), 55 new homes will yield approximately 170 persons residing in new dwellings in 1990. Map 4 indicates the numbers of building permits issued for new home construction in 1986-1990 by section. 1 . I :t Another important factor when exanumng Algoma's community profile is the age of its residents. Table 3 shows a comparative age breakdown as reported by the 1980 and 1990 U.S . Census. Although the median age has increased in the last ten years from 27.4 to 31.8, Algoma Township still Jlas a relatively young population with 73% under the age of 44. Only a small portion is over 65, 6.7%. Although not shown in Table 3, the median age for Algoma Township in 1990 was 31.8 compared to 30.7 for Kent County as a whole. In 1980, Algoma had a lower median age than the County 27.4 to 28 years of age. All together, these figures indicate the presence in the Township of a high percentage of persons in the childbearing years and with young children. y A&c:.\Algoma\89564.01\algomamp~b 22 �.I ,, __,,,_ J ,,, l j .) . _} ~ I } J . J 1 ..., I.., ~r J,=' ,,I 1..._.. '. !!i: ·~ 15 _ > '11 <'.I ) I 4 ..--... _J · Iii,( / I I ,. I . .j •. I a ~ (SOLON TWP.) _J ) -l 0: ~ JL of WI zj / \I I 1 1 //~ I ------ ' BROMAN ST. • ~ 0 r'-" - II~ 11§ _ ~ I a.. ~ II I I ~ a::: <( 81GH I I a.. en I I '-" LAKE ) I I I I I I I 15 1 .,......_ RUSSELL ST @/ I I 17 16 I I I 13 Mil£ RO ®i )I RECTOR ST. 20 a.. 0 z ~ fa::: 24 21 ~ .,......_ ~ ® I I I I 15 Mil£ Rq --+---'--Ir-,..,----------+- p- I ®i ~~ 'No~ LAKES RO. ® 12 9 8 1&MIL£Ro. :) 0 01 2 0i!i'?0 ·,~..:·~~ ... , , ... ·-rw~ I 27 . I 26 I I '-" ~~} ' \ C 0: JJ '< I 11 I ~ Iii :IE a ,~.J;? I ) f;p_;, ~ ~\ I ( ~ (PLAINFIELD TWP.) ~ i -, CI -"(II)) \ •1 'I• . \ "I 1-L~II I',., 10 Mil£ RO. ~ 1 ~ i !!! ~ 0: ALGOMA TOWNSHIP KENT COUNTY, MICtlGAN MAP 4 RESIDENTIAL BULDING + \rt:wf T PERMITS ISSUED 1986 - 1990 BY SECTION 0 NUMBER OF PERMITS ISSUED G] AREAS OF tlGtEST GROWTH - ............---........._, ..__,.,.,. ________ ,,..,;,,,,,.~ _____ ~ I 0 I I - �,J ~~ - ~- ~ - 1! r ·, - - u - , - It ~ ''J -- ·1r -'-" ll = "II . ll • I( TABLEl Historical Population Change Algoma Township and Surrounding Communities, Including Kent County 1960- 1990 Municipality Algoma Twp. Courtland Plainfield Sparta Twp. Solon Twp. Sparta Vil. Cedar Springs Rockford City Kent County Source: 1960 2,485 1,585 11,680 2,498 1,589 2,749 1,768 2,074 363,187 % Change 1960-70 24.3 38.5 45.0 35.0 33.0 12.6 2.2 17.1 13.2 Absolute Change 1970 3,088 603 611 2,196 5,255 16,935 874 3,372 2,114 525 3,094 345 1,807 39 2,428 354 47,857 411,044 % Change 1970-80 42.8 49.0 21.7 5.8 32.9 8.9 44.7 36.9 8.1 Absolute Change 1,323 1,076 3,676 194 695 274 808 896 33,462 1980 4,411 3,272 20,611 3,561 2,809 3,373 2,615 3,324 444,506 U.S. Census data from Kent County Master Plan Update, 1986. and 1991 U.S. Census. Note: Township totals do not include population of incorporated areas. A&OAlgoma\89564.0I\algomamp\sb 24 % Change 1280-90 24.6 20.7 21.0 25.8 29.9 17.6 -.6 12.8 12.6 Absolute Change 1,085 678 4,335 918 839 595 -15 426 56,125 1990 5,496 3,950 24,946 4,479 3,648 3,968 2,600 3,750 500,631 . 11 -l �TABLE2 BUILDING PERMITS FOR SINGLE FAMILY HOMES (1980-1990) r- Year Number of Bldg Permits 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 39 29 25 28 40 38 50 49 53 66 .i5. 472 Total r Source: Algoma Township Records_ "- I r I r r A&C\Algoma\89564.01\algomamp\sb 25 �,,... I - TABLE3 AGE OF RESIDENTS 1980-1990 Year i % Under 20 Years %20-44 Years %45-64 Years % 65 years and over Median A~e 1990 34.3 38.7 20.3 6.7 31.8 1980 39.2 37.4 18.0 5.4 27.4 --------- Source: 1980 and 1990 U.S. Census Data 7 TABLE4 PER CAPITA INCOME 7 Place .... , • • • Algoma Twp. Courtland Twp. Plainfield Twp. Sparta Twp. Solon Twp. Cedar Springs City Rockford City Kent County State of Michigan 1979 Per Capita Income1 6,925 7,528 7,914 6,976 6,843 5,415 7,397 7,522 7,688 ------------ Source: 1 1980 U.S. Census 2 Estimates by U.S. Census Bureau A&C\Algcma\89564.0l\algomamp'8b 26 1987 Per Capita Income2 Percent Change 10,185 11,441 12,488 10,444 10,576 8,289 11,623 11,883 11,973 47.08 51.98 57.80 49.71 54.55 53.07 57.13 57.98 55.74 �r"'I Economic Characteristics I n A comparison of per capita income levels for 1979 and 1987 (Census Bureau estimates) shown in Table 4 for Algoma Township and surrounding communities including Kent County and the State of Michigan shows Algoma ranking above only Solon Township and Cedar Springs City in 1979, and predicted to rank only above Cedar Springs by 1987. experiencing the least amount of increase percentage-wise than any of the surrounding communities including the county and the state. · Households In 1980, there were 1,353 households in Algoma Township, an increase of 65.2% since 1970 according to U.S. Census date. Preliminary figures for 1990 show 1,801 households, an increase of 33 .1 % or 448 households since 1980. Household size in the Township decreased from 3.26 persons in 1980 to 3.05 persons in 1990. A household is defined as an occupied dwelling unit. i I f - - 'I A&OA!goma\89564.01\algomamp"b 27 �, - CHAPTER4 I COMMUNITY FACILITIES The Townships community facilities are those which provide tangible services to the residents. A well rounded set of services is necessary to meet the needs of a growing community like Algoma. The services provided are discussed below: I .... I I. r r T r Township Offices The Town Hall is located at 10531 Algoma Avenue at the site of the former Algoma school. The Township purchased the building from Sparta Public Schools in 1983, and began using the building for office space in 1984. Since that time many physical improvements have been made to the building which include meeting space and office space for all Township personnel, a kitchen, and space for the collection of the Algoma Township Historical Society. The Hall is also used as a voting location. The · Township offices are staffed on a full time basis by a combination of full-time and part-time personnel. Fire Services The Township utilizes a volunteer fire fighting staff as well as a part time Fire Chief compensated for his services. Fire fighting equipment is housed at two barns located at 782 Street and 10910 Edgerton Avenue. The Fonger Street location houses four trucks in four bays, Edgerton station also houses four trucks in three bays. Algoma Township does .not share fire with any surrounding communities, but does have a mutual aid agreement. who is Fonger and the service Public Safety ' 'I I General police protection is provided by the Kent County Sheriffs Department and the Michigan State Police out of the Rockford Post. Kent County maintains a substation in Kent City that has an eight to ten township jurisdiction with two to three sheriffs cars covering that area at any one time. Emergency medical .services are provided by Rockford Ambulance and Northwest Ambulance out of Sparta. Libraries Algoma Township financially supports the Krause Memorial Library located in the City of Rockford. Residents also use both the Cedar Springs Public and Sparta Township Libraries, but do not contribute monetarily to their support. All three libraries are members of the Lakeland Library Cooperative. A&OA!goma\1!9564,01\algomamp\sb 28 �I '""' .... Cemeteries I - The Township actively maintains the cemetery at 10516 Grange Avenue; another cemetery exists just within the Township boundaries on Northland Drive, but is no longer maintained. Parks and Recreation - Algoma Township maintains one park on Fonger Street adjacent to the fire barn, which was previously the site of Chalmers School. The park consisting of 5.3 acres includes picnic facilities and ball diamonds. Plans are to construct a picnic shelter on the site. Little League baseball utilizes the Fonger Street facilities. - An area used for both baseball and soccer exists on property adjacent to the Township Hall. This area may be improved for recreational use in the future. ( I. -r -•I r - Currently, grant money is also being sought to develop a park on 2.5 acres on the west side of Camp Lake. This park would include both picnic and recreational facilities primarily for use by the Camp Lake neighborhood. The Township also owns a ten foot wide access strip to Camp Lake located on the east side of the lake off Orchard Park Drive. The Michigan Department of Natural Resources maintain a public access site on the southern end of the lake. Also located within the Township is the Moose Lodge on the southwest side of Camp Lake. The lodge maintains a private nine-hole golf course on 54 acres. Iii" , -•I i • I While no state parks are located within Algoma Township, the Department of Natural Resources owns 437 acres of land, primarily adjacent to the Rogue River. Of this amount over 200 acres are open to the public for hunting. Most of this property falls under the administration of the Rogue River State Game area. Other recreational facilities located outside of the Algoma Township boundaries include Long Lake Park located just beyond the northwest corner of the Township. This 231 acre park maintained by Kent County includes a ballfield, playground equipment, picnic areas with shelter, swimming, boating and fishing. The Michigan Department of Natural Resources also maintains a public access site on Lime Lake which is primarily within Solon Township and partially within Section 5 of Algoma Township . The 5,587 acre Rogue River State Game area is located nearby in Tyrone and Solon Townships. This game area includes the Howard Christiansen Nature Cen!er as well as hunting and passive recreation opportunities. Township residents also take advantage of recreational facilities and programming in the neighboring communities of Rockford, Cedar Springs and Sparta. 1 1 I ~ A&OA!goma\89564.01\algomarnp~b 29 �Historical Sites r - ... . The Township has an active Historical Society which displays its collection in the Township Hall. Several sites have been discussed for possible future preservation or restoration. One site is the old stone trestle over the former Pere Marquette Railroad, located on Summit Avenue north of 13 Mile Road. This trestle is constructed of field stone obtained from nearby fields. Another site is that of the old Cain Mill located on Cedar Creek on the southwest comer of 14 Mile Road and Algoma Avenue, where lumber was milled as late as the 1930's. Three former schools are of historical significance to the Township. One is the site of the former Chalmers school on the southwest corner of Fonger Street and Pine Island Drive. While the Township currently uses the building as a fire barn, the historical society has expressed interest in the site should fire fighting facilities be relocated. Another former one-room school house, the Birch Town School, is located on Indian Lakes Road east of White Creek Road and has been converted to a residence. The Foxhill School located on the southeast comer of Algoma Avenue and Indian Lakes Road has been converted for use by the Maranatha Community Church. Centennial Farms in the Township include the Powell farm located at 10519 Algoma Avenue and the Don Gray farm located at 11332 Grange Avenue. Educational Facilities Three school districts serve students in Algoma Township. Sparta Public Schools serve most of the western half of the Township, Cedar Springs Public Schools serve students in the northeast portion, and Rockford Public Schools serves the southeastern and extreme southwestern parts of the Township. No public educational facilities actually exist in the Township, aside from 93 acres of school forest land belonging to the Rockford district. The Algoma Christian School maintains facilities at 2100 13 Mile Road, where students in grades 7-12 attend. The property is currently for sale, and plans are to construct additional facilities in the Kent City area where elementary-aged students are currently served. Solid Waste Disposal Private haulers in Algoma Township utilize the South Kent Landfill located west of U.S. 131 off 100th Street in Byron Township. This facility has a programmed life expectancy of at least ten years; length of service will be influenced by Kent County's recently constructed solid waste incinerator, and by recycling efforts currently underway by the County. Drop-off points near Algoma Township for recyclable materials are located at the D&W Food Center on 10 Mile Road in Rockford, at Great Day Foods on 17 Mile Road in Cedar Springs, and at the Big Wheel store on Applewood Road in Sparta. Kent Disposal operates a waste transfer station located at 10251 Northland Drive in Algoma Township. A&C\Algoma\89564.01\algomamp~b 30 �- ,.._ Roads and Transportation r l ,r- The street system forms the most basic framework for growth and development of a community. By providing a means for internal and external circulation, it serves the community by helping shape the intensity of land use. Thus, this costly and long-lasting element becomes one of the most dynamic forces of the community. · ,- The street system serving Algoma Township, (illustrated on Map 5), can be classified as·follows: Controlled Access Arterials - These facilities perform little or no land service function but instead are devoted entirely to the task of traffic movement by providing for large volumes of traffic at relatively high speeds. These are characterized by limited access, multi-lane; divided highways. In Algoma Township, the U.S. 131 Expressway functions as a controlled access arterial. :: Major Rural Arterials ( county primary) - This class of streets serves major movements of traffic within or through the area. Mainly designed to move traffic, the secondary function is to provide access service. This class of street typically interconnects major state arterial highways. According to the Kent County Road Commission official Highway Map, major arterials in the Township include Pine Island Drive, Algoma Avenue, a portion of Edgerton Avenue, Northland Drive, the portion of 14 Mile Road between Algoma Avenue and Edgerton Avenue, 13 Mile Road an~ 10 Mile Road. A portion of 13 Mile Road is also classified as an inter-county road, as is a one mile segment of Edgerton Avenue. A one mile stretch of 14 Mile Road between U.S. 131 and Northland Drive is classified as State Route M-57. Within Algoma Township there are approximately 33 miles of major rural arterials. Collector Streets (county local) - These streets provide internal traffic movement within specific areas and connect those areas with the major arterial system. Generally, they are not continuous for great length. The rural collector street is intended to supply abutting property with the same degree of access as a local street, while at the same time carrying the "collected" traffic of local streets. Traffic control devices may be installed to protect and facilitate movement of traffic; however, these devices would not be as elaborate as those on arterial streets. In rural areas like Algoma Township, rural collectors typically represent the highest percentage of street miles. Within Algoma there are currently 41 miles of paved collector streets and 16.5 miles of gravel collectors. Local Feeder Streets - The sole function of these streets is to provide access to immediately adjacent property. In developed areas, they may make up the major percentage of the streets of the community, but carry a small proportion of the vehicle-miles of travel. In Algoma Township, these streets include those within platted subdivisions such as those throughout the Camp Lake neighborhood. Private Road - There are 83 private roads within Algoma Township. These roads, maintained by the landowners who utilize them, serve varying numbers of lots and homes. Private roads in the Township are regulated by the Township's Private Road Ordinance. A&OAlgoma\89564.01\algomamp\sb 31 �' \ r ,..... t. - - - Natural Beauty Road - Two natural beauty roads have been designated in Algoma Township. They are Friske Drive located in Section 22 and Elstner Avenue located primarily between Sections 34 and 35. Under Act 150 of 1970, the native vegetation along these roads is protected from destruction or substantial damage by cutting, salting, and other means. The Kent County Road Commission is responsible for the maintenance and improvement of all county primary and county local roads in the Township. Improvements to county roads are determined by Road Commission officials in conjunction with Township officials in January of each year. The County pays 100% of the cost of improvements to county primary roads, while the Township shares approximately one half of the cost of local road improvements. According to Kent County Road Commission officials, no major improvements to existing roads are scheduled for the next five years. The Michigan Department of Transportation (MDOT) is responsible for major repairs and improvements to U.S. 131, and contracts with The Kent County Road Commission for routine repairs. A bridge is currently being constructed over the Rogue River to join Grange Avenue with Jewell Avenue in Section 33. The cost for this project is being covered by the State of Michigan Critical Bridges Program. Traffic counts obtained from the Kent County Road Commission are shown in Table 5. Counts shown are for 24 hours for the direction indicated; 24-hour rated capacity for each location is also given. The 24-hour capacity for Northland Drive exceeds those of other county primary roads due to wider lanes, paved shoulders, and turn lanes at some intersections. Where 1990 counts are lacking, estimates were made allowing a 3% increase in number of vehicles per year for paved arterials. Accident information for the Township was obtained from the Michigan Accident Location Index compiled by the Michigan State Police. Of the 328 accidents that occurred in 1989, 93 of those occurred on either North- or Southbound U.S. 131. The streets having the next highest incidence of accidents are Algoma Avenue and 13 Mile Road reporting 37 and 34 accidents respectively in 1989. Northland Drive totaled 31 accidents for that period. Other streets showing a high incidence of accidents were 14 Mile Road, Pine Island Drive and 10 Mile Road. The three traffic fatalities recorded in the Township in 1989 occurred on Algoma Avenue, 14 Mile Road and 10 Mile Road. A&C\Algoma\89564.01\algomamp\\b 32 �J ) J J ] ) ) J ) J ) } ~ 0 II ROUN LN<E .,, I ,----- 0 II #- LN<E ~~ \ 1 / I , -~ J ~t"°tA-WON J "" ,~ I (( ~ (SOLON lWP.) I 0 a:: ~ 0 ~ i!: a:: fil{ I'// w,oj I ) , ~ 116 / J j MILE RD . z ---r---, 0 - - - - -,j- - _cQ.tfilll4ERS.. ell'MER.... ---------~~e:..._ z ~, 0 0. ll 5 4 I ~ \I I ___ l _ Vl l 21 . J" 1•NOIAN LAKES RO. Ill z 2 Ill ---- __r___,_ __ - - - - - - - £ l 9 8 I II I / I 15 12 MILE RO I RUSSELL ST fia I I I BROMAN ST. I »u I J\ I I I 17 ~ I g I ............ Cl. '81GH ~ I I I 1 I I I ~ a::: <( a.. (f) "--/ I I 13 MIL£ RD ~ I LN<E I I I I I I I ::> w '-' I I I I ' 0 . I ?Al (_) "--/ 12 Mil£ RD I /..<.-4>' /)/'JI I 26 I jJ --ifi--l. .,~ ~ 0 "' I r ~ 15 z I JJ ,, I/ ~ (PLAIN Fl ELD lWP.) ~ 0 • J. II/ - V1 a 10 MILE RO. ~ ~ I ., i i ALGOMA TOWNSHIP KENT COUNTY, MICtlGAN MAP 5 ROAD CLASSIFICATION SYSTEM ~ ~ LEGEND: =- J I- a::: ~ ' '( I z ----+--2 0 J :s I I 20 I 0 I 1 )I RECTOR ............ 0... 0 ® CONTROLLED ACCESS ARTERIAL STATE ROUTE MAJOR RURAL ARTERIALS (COUNlY PRIMARY ROADS) COLLECTOR STREETS (COUNTY LOCAL ROADS) ----- NATURAL BEAUTY ROADS .. ...,...,......_,_,.. THI _......,..,. .......... -........ .....-..w .............. �:~ .,;..~ TABLES ALGOMA TOWNSHIP 24-Hour Traffic Counts and Capacity at Selected Locations by Year 24-Hour 1990 Rated Capacity 1 11,614 11,157 14,000 12,114 14,225 14,000 8,686 7,491 14,000 N-S 8,569 7,893 14,000 5. 14 Mile - West of Northland Drive E-W 9,363 10,231 6. lOMile- EastofU.S. 131 E-W 13,140 8,000 7. 10 Mile - West of U.S. 131 E-W 6,531 8,000 8. Wolven Avenue - North of 10 Mile N-S 7090 * 8,000 9. Algoma Avenue - North of 10 Mile N-S 5,793 8,000 10. Algoma Avenue - North of 13 Mile N-S 2,535 2,689 • 8,000 11 Algoma Avenue - South of 13 Mile N-S 2,646 2,807 * 8,000 12. Pine Island- North of 13 Mile N-S 1,739 1,845 * 8,000 13. Pine Island - South of 13 Mile N-S 1,635 1,735 * 8,000 14. 13 Mile - East of Pine Island E-W 3,615 3,835 * 8,000 15. 13 Mile - West of Pine Island E-W 4,445 4,716 * 8,000 Location Direction 1986 1. Northland Dr. - North of 12 Mile N-S 10,532 2. Northland Dr.- South of 12 Mile N-S 3. Northland Dr. - North of 14 Mile N-S 4. Northland Dr. - South of 14 Mile Source: 1987 1989 6,883 Kent County Road Commission, Michigan Dept of Transportation 1 Capacity is given in vehicles per 24 hours • 1990 Estimates by WWES based upon 3% increase in number of vehicles per year per 24-Hour count. A&OAJgoma\89564.01\algomamp\sb 1988 34 * 10-12,000 �CHAPTERS EXISTING LAND USE ANALYSIS This chapter describes the existing land uses in the Township and analyzes changes that have occurred since the completion of the 1968 Master Plan. This evaluation is a necessary tool in assessing the character of a community, identifying problems and opportunities, and will be useful when developing goals and objectives to guide future development. i Several events have had a major impact on land use in the Township since 1968. Probably the most significant event was the completion of the U.S. 131 Expressway ;n 1969 with interchanges at both 10 Mile and 14 Mile Roads, making the Township highly accessible to and from the Grand Rapids Metropolitan Area. Another event was the passage of the Natural River Act of 1970, and the consequent designation of the Rogue River as a Natural River. The Act authorizes local units of government to regulate land use along designated rivers in order to preserve the natural amenities provided by river environments. The Algoma Township Zoning Ordinance designates a Natural River District 300 feet on either side of the Rogue River, and a Conservation and Agricultural District located in the southwest corner of the Township. Other important events include the construction of sanitary sewer around the Camp Lake area in 1985 and the rapid proliferation of private roads with subsequent residential development throughout the Township. Existing land uses are identified on Map 6. This map was completed in June of 1991 using plat maps, field inspections, and through conversations with Township officials. Structures under construction at the time of the land use survey were classified as existing land uses. f r r f r Table 6 shows the current land use breakdown in acres by category. Generally, the land developed for commercial and industrial uses is concentrated along Northland drive and along 14 Mile road (M-57) east of the U.S. 131 expressway. Residential development has occurred primarily in the southern and central portions of the Township, and in the Camp Lake area. The existing land uses in the Township have been classified into a number of categories which are described as follows: AGRICULTURE This category includes those lands used for cropland, orchard, or pasture at the time of the land use survey. Agricultural and Open Land accounts for approximately 10,993 acres; the number of those acres actually devoted to active agriculture is estimated to be 3,800 acres in 1991. Agricultural uses have declined appreciably in the Township since 1968, and these uses are expected to continue to decrease as small scale farming becomes increasingly less profitable, and as the Township continues to be an attractive area for residential development. r A&C\Algoma\89564.0 l'algomamp\sb 35 �A number of parcels of land in the Township are enrolled in Public Act 116 of 1974, the Fannland and Open Space Preservation Act, with a total 2,116 acres or 9.6% of the total land in the Township enrolled. Under this Act, farmers or owners of large tracts of open space forego the development rights to their land and continue to farm it or maintain it as open space for a minimum enrollment period of ten years in exchange for tax benefits. Map 7 illustrates those areas of the Township enrolled in P.A. 116, as well as dates when the current agreement on each parcel or group of parcels is due to expire. Most of the parcels enrolled in the Act are located in the central and northwest area of the Township. TABLE 6 EXISTING LAND USE, 1991 Approximate Acreages .... r f r ~ % Total 10,993 49.7 7,675 34.8 Commercial/Office 157 .7 Industrial 141 .7 Public/Semi-Public2 453 2.0 Roads and Railway 1184 5.4 252 1.1 1,225 --2,Q Land Use Agriculture and Open Land Residential 1 Lakes3 100 Year Flood Plain4 Total 22,080 acres 100% i ,. 1 2 3 4 Assumes 5 acre average lot size per housing unit with separate calculations for Camp Lake area and Algoma Estates Mobile Home Parle. Includes Consumers Power Acreage and Rockford School Forests. 1978 Michigan Resource Infonnation System Figure. 1982 Flood Hazard Study of The Rogue River A&Cv\lgoma\Jl9564.0I\ugomamp\sb 36 �RESIDENTIAL This category includes detached single family houses, duplexes, and mobile homes. In the future, this category could also include multi-family dwellings and condominium units (condominiums may be constructed either as multi-family units or single family detached homes, both owner occupied.) One mobile home park, Algoma Estates, exists in the Township, and is located on the south side of 13 Mile road, about one half mile west of Northland Drive. It currently has 200 units and a clubhouse on 70 acres. The single family detached house comprises the majority of the 7,675 acres used for residential purposes in the Township. When determining residential land acreage in the Township, a five acre average lot size per housing unit was used, based on the rationale that most homes throughout the township are placed on parcels with a minimum of 42, 000 square feet Gust under an acre) of lot area required and many homes occur on lots much larger in size. It is probable that homes on larger parcels, for example 10 or 20 acres, will likely remain in residential usage, but parcels greater than 20 acres may conceivably be used in part for agricultural purposes. Acreage figures for the Camp Lake area (140 acres) were calculated separately, as was the acreage for Algoma Estates mobile home park (70 acres) and these amounts are included in the 7,675 total acres ofresidential land use. Most of the Township is zoned Rural Agricultural, a district intended primarily for farming practices and single family dwellings. Minimum lot size in this district is 42,000 square feet for a single family home. These lots are generally located along paved and unpaved section line roads, and many of them tend to be long and narrow. This type of land division results in lots which are often unused or underused in the rear section, and hinder the development of future platted subdivisions by making road extensions and land assemblage difficult Smaller areas of the Township are zoned as either Rural Residential or Suburban Residential, which restrict certain agricultural practices. Minimum lot size in the Rural Residential District is 42,000 square feet for a single family dwelling. Homes in these areas occur in platted subdivisions or on lots one acre or larger in size. The Suburban Residential District, located adjacent to the western limits of the City of Rockford, is an area intended for the expansion of residential development where public sewer and/or water are available. Currently, no utilities extend into this area. Minimum lot size in the district is 35,000 square feet without utilities, however most lots in this area are currently an acre or greater in size. Algoma Township provides for a Lake Residential District in its zoning ordinance. These areas occur around Camp Lake, Indian Lakes and High Lake. In the Camp Lake area, older plats on both the east and west side of the lake were designed with small 50 foot wide lots that have resulted in a dense clustering of homes. Other more recent plats around the lake contain larger lots. The Camp Lake area is presently served by The Village of Sparta wastewater treatment facility. A&C\Algoma\89564.01\algomamp\sb 37 �. ., According to the Algoma Township Zoning Ordinance, residential lots in the Lake Residential District are required to have a minimum area of 20,000 square feet when served by public sewer, and 42,000 square feet where not served by public sewer. Most of the development around Indian Lakes and High Lake, where public sewer is not available, consists of residential lots of at least one acre in size; however, several lots exist which are less than the required 42,000 square feet. V While the Algoma Township Zoning Ordinance allows for a Low Density Multi-Family Residential District, no areas of the Township are currently zoned for that use. GENERAL BUSINESS This category includes those uses which provide retail goods and services and office uses. The 1968 Master Plan reported 22 business and office structures in The Township. The present land use survey records 37 commercial and office structures, several of which contain more than one commercial or office use. The majority of these uses are concentrated along Northland Drive and on both sides of 14 Mile road (M-57) east of U.S. 131. Another area of commercial uses, including operations of a light industrial nature, has developed on Algoma Avenue just north of Ten Mile Road near the U.S. 131 Interchange. Other scattered commercial uses exist throughout the Township. Along Northland Drive, land is zoned for General Business uses to a depth of 600 feet between 16 Mile Road to just south of 14 Mile Road and to a depth of 300 feet from just south of 12 Mile Road to north of 13 Mile Road. Both sides of 14 Mile Road between Northland Drive to just west of the expressway interchange is zoned for General Business to depths of 500 and 600 feet, and to 800 feet west of U.S. 131 on the north side of 14 Mile. The result is approximately 425 acres of land available for commercial uses in a strip-development pattern. Concerns to be addressed along these segments of roadway should include the construction of access drives, the number and placement of curb cuts, size and location of signs, and landscape requirements for existing and future commercial establishments. Other areas zoned for General Business include the area surrounding the Algoma Estates mobile home park (mobile home parks are allowed only in the B-2 zoning district), the area north of Ten Mile Road near the U.S. 131 interchange, small areas at the intersection of Fonger Street and Pine Island Drive, and a small area on Division Avenue near Camp Lake. Along Northland Drive, commercial and industrial uses are mixed with residential uses. In addition, both commercial and residential uses are found along the eastern side of Northland Drive in neighboring Courtland Township. Significantly less property fronting on Northland Drive is zoned for commercial uses in Courtland Township, especially between 14 Mile Road and 16 Mile Roads. Decisions concerning the uses along Northland Drive in either Township will impact the neighboring Township and efforts to coordinate policy concerning the future of Northland Drive will be beneficial to both communities. A&C\Algoma\89564.01\algomamp\§b 38 �Likewise, the properties immediately south of Ten Mile Road near the U.S. 131 interchange in neighboring Plainfield Township are zoned for general business development, and efforts should be made to coordinate uses in these areas with Plainfield Township. INDUSTRIAL i This category includes such uses as manufacturing, warehousing, and processing of goods and materials as well as the outdoor storage of goods and materials. Industrial uses in Algoma Township have increased from 13 structures reported in the 1968 Plan to 26 industrial uses existing at the time of the present land use survey. This accounts for .7% or 162 acres of the total land area in the Township. Industrial uses tend to be concentrated along Northland Drive between 12 and 13 Mile Roads and range from light manufacturing to tool and die and wood milling operations. Another smaller concentration of industrial uses occurs in the General Business District on Algoma A venue just north of Ten Mile Road. Operations here include manufacturing and a construction business. Other uses throughout "the Township include the Kent County Road Commission maintenance facility just east of the expressway interchange at 14 Mile Road, and several auto body repair shops. Extractive operations such as sand, gravel, and oil or gas removal may also be considered industrial in nature. Active extractive operations are located north of 12 Mile Road in Sections 23 and 24. Areas zoned for industrial uses in the Township are found primarily between the Michigan Northern Railroad and Northland Drive, south of 13 Mile Road; just north of 12 Mile Road, 57 acres are zoned for light industrial uses only. Another industrial zone exists northeast of the expressway interchange at 14 Mile Road and includes the Kent County Road Commission facility. Together these areas total approximately 336 acres zoned for either industrial or light industrial uses. To the south of the concentration of properties zoned for industrial purposes along Northland Drive lies the Rockford Industrial Park which is serviced by both public water and sewer. Industrial development in this area within the Township may depend upon the extension of water and wastewater treatment services from the City of Rockford into the Township. In neighboring Courtland Township, no industrial zoning or uses exist fronting Northland Drive. As in the case with commercial land uses, efforts to coordinate industrial development with adjacent communities will be beneficial to all. PUBLIC/SEMI-PUBLIC This category includes those areas and facilities such as schools, cemetaries, the Town Hall, fire barns, parks, State access sites and golf courses which are available for use by the general public. Semi-public uses are those used by a limited number of people with specific interests which are generally non-profit in nature such as churches, non-public schools, private golf courses and medical or instructional facilities. The Existing Land Use Map identifies the public/semi-public uses by name and symbol. A&o.Algoma\%9564.0 l\tlgomamp\sb 39 �Approximately 453 acres of public/semi-public uses exist in the township, comprising 2.0% of the total land use. This figure includes 93 acres of school forest land owned by Rockford Public · Schools and 219 acres of Consumers Power Company right-of-way, easement, or transfer station property. While land devoted to public utilities is not available for public use in the general sense, it cannot be considered as land contributing to the industrial tax base nor as land available for development. It is, in essence, land set aside for the public good. For the same reasons, 21 acres of land used for the Kent County Road Commission facility has been included in acreage totals for public/semi-public use. Another category of land designated as public is that owned by the State of Michigan Department of Natural Resources. The DNR owned property (473 acres) is not included in acreage totals for public/semi-public lands in Table 6. Rather, most of the DNR owned lands are river front properties that are also either partially or wholly within the 100-year flood plain. As indicated on Table 6, flood plains account for approximately 1225 acres in the Township. ROAD .AND RAILWAY Public roads comprise about 1127 acres of land within the Township, with U.S. 131 contributing 394 of those acres. r r The former Michigan Northern Railroad, which runs for 5.7 miles in a north-south direction through the eastern side of the Township, accounts for 57 acres of land previously designated for rail transportation purposes. The railroad no longer carries train traffic, and has been purchased by the Michigan Department of Transportation (MOOT). MOOT will remove the railway between Cadillac and Grand Rapids (including that section in Algoma Township) during the summer of 1991. Currently, the Michigan Department of Natural Resources is negotiating with MOOT to acquire the railroad right-of-way for inclusion in the Michigan Rails-to-Trails recreational train system. When acquired and improved, the trail, which may be a paved or nonpaved surface, will be maintained by local jurisdictions such as Algoma Township. Preliminary plans are for that section of the trail in Kent County to restrict usage of the trail to non-motorized pursuits such as hiking, biking, and horseback riding. A&O.Algoma\89564.0 l\algomamp~b 40 �et:: w 0 0 (SOLON TWP.) z ::s 0 ~ et:: w VJ 1~.~ - - - =,,,,~.= = • : . ' 4a. ~ i~II ', - MARANATHA COM M. CHURCH • t- -I " w w c@su= E'DWEIL. - -=- - - •I f "" > - •1/'. ~ • • ~ . f tT 2: ' _}/ I !,LJJ w >· <( I 1· •_. MILE RD. •1 1/ (\~f /Nf1lt.N -~.!':~S ~8. VJ z '<'. VJ - - - - ')\. .i. I'7 /. . - - -· ---l 1....!.. I• ~ ..· , I I • .I ~ MILE D ., 12. 9 8 I· · r:--· . I I • 1 I • I . • O • •• u. ..0 ... 15 ·, -17 . 18,,/1 // 9 WALLACE _LAKE . . .. I• • j I lI I I I l I• .J i v, !i ' ·. . . . . . · I Jo • \ f- : i 11 H.£~ · i~ 71 ~j _11II19 <( l- a: \ <( I ,,. , I o__ , BAPTIST C~URCH ! __L..l.L R~c1oor ·r. I • • • (f) •, 'f' 20 · _ALGOMA ALGOM rw.P• ·sc:HaoL ~l'>.4.-TFRY • CEMETERY : ALGOMA YOUTH • CENTER . '· • ,. • • I/ / . • 1 . · · _/' ,NR c /'"'-.. ,,.--..._ I I• o__ ~z I / / /~ w 5 , : 1: : \ ll '\~~ I - l- 8. o > _J - z 0 :s 3: 1• ~ 2~ 21 w . - I \ ---+--; I I I ~ f- a: Cl'.'. 0 > <( ,. '-....../ j __ ____ ALGOMA \ ...) • • J. • • A·, r.mA A CHRISTIA 1- • ROCKFORD SPORTSMANS CLUB D I I I • \ ' I : _,,,; _ .. 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'i • • : I ( I ~I )~ I I I 1} I I I ~\;';7)~~1 · > ~ l ~ 0 0 ::s z ~ /,~7T7 (PLAINFIELD TWP.) ~ ci ~ .., 10 MILE RD. \ w ~ z w > _J <( ::;: 0 (.'.) 0 _J 3: <( (/) w z 0:: ALGOMA TOWNSHIP KENT COUNTY, MICHIGAN i!, ~ MAP 6 "- EXISTING LAND USE .JJNE, 1991 LEGE ND: t.r -~ -=:l ~711 Sc.AU IM rUT :r • SINGLE FAMILY HOUSE @ GROUPS OF SINGLE FAMILY HOUSES IMHPI • • • ,_ Of"l<ll'\otl MOBILE HOME PARK COMMERCIAL / OFFICE INDUSTRIAL PUBLIC / 1' CHURCH .r. :::.., 1 SEMI-PUBLIC USE -~,.:..CTiVE RESOURCE . ---------- ------- PRIVATE ROAD 00000000 COUNTY DRAINS WW l!nglneerln1 a Scleno•""-'\1..1-, CoY9fflmentol SttN!ce. D1-,,efon BS ._... ... ,__,,. !£ • 0-.. ~ \YD 1111 ...,_ • (1\1) Ha- MOO �,_. - . ___- ,.... ) , J ,.. ~J J I J ) J ) ~ (SOLON lWP.) 1! ... l .1 ,} ,I ~,( _J J 0 "' ~ II ~( ~ / ~116 MILE RO. z 0 - - - - -1,i- - ~- _\l,.,n.,.,' 1t' 11 ,,,; ;rr ) I5 ~ Q t ! ~ gQ-.:f;R_ 'I~ 1 I 4 1 ~1 WV~ • 2 '"' I II I 1 Yo-d I'"''"'"'"' z"' ~ _____ ,_____ I " ( I ~ I>-' I I - 15 Mil£ RO 12 RUSSELL ---t---''-fr-::n:----------1-- ,~ 0 BROt.WI ST. [~ II~ 11\Q JJ8 -~ 15 ST 14 .......... 13 Mil£ RO a.. ~ 181GH "' I I I 1 I I I ~ a:: <( a.. (/) '--' a.. ~ LAKE 1 )I ,,.--... 0 z RECTOR ST. ::i I- 24 20 a:: ::> 0 (.) '--' 12 Mil£ RO lJ 10 Mil£ RO. ~I ,;' I z 0 ~ ~\ i / )'--'~ I ~ ~ ii! ...~ 0 ..,z~ 0 I I,.-r-hn (PLAINFIELD lWP .) ~ i ~ 0 JO ii: ALGOMA TOWNSHIP KENT COUNTY, MICtlGAN + ~ :- MAP 7 P.A. 116 PARCELS AND DATES OF EXPIRATION FARMLAND AND OPEN SPACE PRESERVATION ~ : PA 118 PARCEL DATE TO WHICH PARCEL IS ENROUED IN PA 118 PROGRAM ~. ___.._ .............. _,_, ....,,...,... - ..... • - . ••- ... • - • - - - - I l �CHAPTER 6 PLANNING ANALYSIS This section of the Plan analyzes population, traffic volume projections, existing land use mix, growth trends and community characteristics in order to determine future land use needs for Algoma Township. Through this process, the Township Board and Planning Commission will have a basic guideline to follow in determining how much land is needed to accommodate future needs. POPULATION PROJECTIONS When making population projections, assumptions are based on a combination of historical trends and judgements made with a knowledge of the local area. Projections are only refined estimates of future conditions and it is impossible to precisely forecast the end result of the actions of individual and public decisions. While recognizing the uncertainties in forec~ting future population growth, it is reasonable to assume that the forces at work in the past will continue into the future. Table 7 illustrates population projections for the years 1995, 2000, and 2010 using four different methods to calculate future populations. An explanation of each of the four methods used is also described in this table. For purposes of this Plan, Alternative D has been selected as it represents an average of three different methods of projecting population and integrates historical growth data. Based on this alternative, the Township could be expected to experience an increase of 828 people by 1995, 1,637 people by the year 2000, and 3,725 by the year 2010. Assuming an average of 3.05 persons per household, 1,221 new dwelling units will be needed by the year 2010 to accommodate the projected population. RESIDENTIAL LAND USE NEEDS In Algoma Township, the average lot size for a residence has been estimated to be five (5) acres, which takes into account lots both within and · outside of plats. The average lot size in the Township is expected to decrease within the planning period for the following reasons: 1. Increasing land costs will result in smaller parcels being purchased for single family detached houses. 2. The extension of sanitary sewer from surrounding communities may encourage more plat development which uses less land per lot. (However, it is not anticipated that a significant number of these plats will be developed within the planning period, and those that do develop could possibly be annexed by surrounding communities.) 3. The advent of site condominium development will minimize the need to create parcels in excess of ten (10) acres to circumvent the Township and State of Michigan's land subdivision regulations. Also, the Subdivision Control Act of 1967, which regulates the size and timing of land divisions, will likely be amended within this planning period. A&C\Algoma\J!9564.0l\il.gomamp~b 43 �4. As the price of both land and single family homes increases, the demand for multi-family residential units (apartments or condominiums) will also increase resulting in more dwelling units per acre, thereby decreasing the average lot size in the Township. Average lot size in the Township can be expected to decrease to within a range of 1.5 to 3.0 acres including road rights-of-way within residential developments. Therefore, the amount of land needed to accommodate the projected number of new dwelling units in 2010 has been calculated as follows: 1,221 dwelling units x 1.5 acres/dwelling unit 1,221 dwelling units x 3.0 acres/dwelling unit = = 1,831 Acres 3,663 Acres Thus, approximately 1,831 to 3,663 acres ofland will be needed to accommodate the projected population of 9,221 people by the year 2010. While current residential land use acreage stands at 7,675 acres, the needs for 2010 will represent an increase in lands used for residential purposes within a range of 24 to 47 percent. The existing land use inventory shows a total of 10,993 acres of agricultural, -vacant or undeveloped land in the Township. It would appear that, based strictly on acreage, there is sufficient land in the Township for the projected residential needs. In addition, larger parcels of ten to twenty acres in size, which are currently being used solely for one dwelling unit, may be split to absorb some of the future residential growth. Consideration must also be given, however, to the suitability of vacant areas to residential land use. Suitable soils, topography, wetlands, street type, traffic volumes, adjacent land uses and availability of public utilities will affect the feasibility of future residential land uses. TABLE 7 ALGOMA TOWNSHIP Population Projections 1990 1995 2000 2010 Census Estimate Estimate Estimate Alternative A 5,496 6,221 6,947 8,399 Alternative B 5,496 6,096 6,696 7,896 Alternative C 5,496 6,655 7,756 11,370 Alternative D 5,496 6,324 7,133 9,221 Alternative II A 11 assumes an average of 47 new dwelling units constructed per year over the past 20 years with an average of 3.09 persons per household. Alternative "B" assumes yearly growth of 120 persons (based on the 1970-1990 average annual growth projected mathematically). .,.. Alternative II C 11 assumes increased in-migration to sustain the 1970-1990 growth rate of 3. 9% per year (geometric progression). Alternative 11 D 11 is the average of projections 'A', 'B', and 'C'. A&C\Algoma\J!9564.0I\algomarnp~b 44 �,.. OTHER LAND USE NEEDS Commercial. 1 ,,. 'I r Commercial retail and service areas are described as being neighborhood, community, or regional shopping centers. A neighborhood shopping center provides for the sale of convenience goods (foods, drugs, and sundries) and personal services (laundry, dry cleaning, banking, barbering, repair and professional services, etc.) for the day to day living needs of the adjacent surrounding area. Such a center usually includes one super market. In Algoma Township, the nearby communities of Rockford, Cedar Springs, and Sparta function as neighborhood shopping centers. In addition, convenience stores are located near Camp Lake, on Algoma Avenue just north of Ten Mile Road, and on Northland Drive. The trade area for these types of commercial uses is generally within a three mile radius or five to six minutes of driving time, which would place all Algoma Township residents within the trade area of at least one neighborhood shopping opportunity, although not all of these shopping opportunities offer the same variety of items and choices. Also, since 5 - 8,000 people are generally considered the minimum number needed to support a neighborhood shopping center, the existing population in the Township is sufficient to sustain the existing uses. As the Township continues to grow, the demand for shopping opportunities will increase. By the year 2010, the local population has been estimated to be 9,221 people. Additional retail and service businesses will be needed to serve these additional residents, and market forces will likely determine the types of uses necessary. It is expected that the communities of Rockford, Cedar Springs and Sparta will continue to provide a portion of the neighborhood and convenience shopping opportunities for Algoma Township residents. In addition, Algoma Township citizens indicated, during the public workshops, a desire for neighborhood commercial opportunities near high density residential development. Currently, residents within the Township are able to shop, to some extent, for non-convenience goods such as apparel, furniture, appliances, and hardware items in the communities of Rockford, Cedar Springs and Sparta, and to a greater extent in the Grand Rapids Metro area, particularly along the Plainfield Avenue Corridor in nearby Plainfield Township. The Northland Drive Corridor, also located in Plainfield Township, provides additional community shopping opportunities. A community shopping center usually includes a supermarket, small department store, and other speciality shops and normally trades to a population of between 40,000 and 50,000 people within a 15 to 20 minutes driving time. While it is beyond the scope of this study to determine if stores offering such goods would be economically feasible within the Township, it is unlikely that populations projected for the planning period will be sufficient to sustain additional community shopping opportunities, especially in light of the numerous community shopping areas already in existence within the trade area of the Township. The Township presently has approximately 157 acres being actively used for commercial or office purposes, and a total of 556 acres zoned for either Neighborhood or General Business. Of A&O.Algoma\89564.0I'algomamp~b 45 �• that 556 acres, approximately 70 acres are utilized by the Algoma Estates mobile home park. Thus, subtracting the acreage already in use for commercial purposes (157 acres) and the acreage utilized by Algoma Estates (70 acres) from 556 acres, the result is approximately 329 acres zoned for commercial development that are not currently used for commercial purposes. Presently, the Township maintains a ratio of 28.6 acres of commercial land use per every 1,000 people. By the year 2010, an increase of 3,725 people is expected. If current ratios are maintained, an additional 106 acres of land would be actively used for commercial or business purposes within the scope of the planning period. It appears that Algoma Township has more than sufficient lands already zoned for commercial uses to supply that need, especially when considering the availability of shopping opportunities in neighboring communities. Industrial ' - . , Algoma Township currently has approximately 141 acres (excluding the Kent County Road Commission facility) or .7% of the total land in the Township in use for industrial purposes. Currently, approximately 315 acres are zoned for industrial and light industrial uses (again, excluding the County facility), leaving 174 acres available for industrial development. The majority of industrial zoned lands are located east of the former Michigan Northern Railroad, between 13 Mile Road and the northern limits of the City of Rockford, and east of the U.S. 131 interchange at 14 Mile Road and south of Russell Street. The present ratio of active industrial acres of land per 1,000 population in the Township is approximately 25.75 acres; assuming this ratio holds constant, there will be a demand for an additional 96_acres of land for industrial purposes over the next 20 years (an average of approximately 5.0 acres per year). Based upon this ratio, it appears that Algoma Township has more than sufficient lands available for industrial purposes. Industrial land use needs are probably the most difficult to predict of all land use needs. Industry often draws upon a regional labor pool, whose occupational skills and educational levels are important in attracting and retaining industry. Other factors that are critical when allocating land · for industrial use are accessibility, adequate sites in terms of topography and soil types, cost of land, tax rates in the community, and adequate public utilities such as water, sewage disposal, stormwater drainage, electricity and natural gas. An important impact upon industrial development in the Township will be future industrial development as planned by the City of Rockford. The City's 1990 General Development Plan shows a large parcel located between Northland Drive and Courtland Drive planned for industrial use. This land, owned primarily by Wolverine World Wide, Inc., is not yet available for 4evelopment, but could possibly become available within the next twenty years, according to the Rockford plan. Adjacent to this parcel, and fronting on Northland Drive, is an area proposed for Planned Enterprise which would be a blend of light manufacturing, heavy commercial and accessory businesses which could include research and development, warehousing, retail and office uses. A&O.Algoma\89564.0 l'algomamp~b 46 �r r f .... Another large area planned for industry is the Rockford Industrial Park located on the west side of Northland Drive, just south of the southern boundary of Algoma Township. The land available within this area has been detennined sufficient to satisfy the projected 20 year needs of the City. Industrial land use needs for the City of Rockford were based upon the projected population and industrial job demand for a total market area that encompasses portions of Algoma Township. Therefore, it is feasible that a percentage of the industrial land use needs in regard to jobs for Township residents may be met by lands in the City of Rockford; however, industrial development outside the Township will not contribute to the Township tax base. Other nearby communities' plans for industrial development will also impact Algoma Township's need for industrial acreage. Additional land for industrial development is available within the Appletree Development located south of 13 Mile Road, west of the Village of Sparta and is served with both public water and sanitary sewer. Sparta Township also contains available sites that are zoned for industrial use; an area north of 12 Mile Road adjacent to the eastern Village boundary has the potential to receive wastewater treatment services from the Sparta Village facility. Another site is adjacent to the Sparta Municipal Airport just north of 10 Mile Road. The City of Cedar Springs recently completed a Comprehensive Development Plan which identified additional areas planned for industrial development. One area located near the northeast intersection of 16 Mile Road and White Creek Avenue consists of 38 acres; another site west of the City boundary between Solon Road and Cherry Street consists of between 50 and 60 acres, and has been proposed for annexation. The development of either of these sites for industrial purposes will be, to a high degree, dependent upon increasing the capacity at the Cedar Springs wastewater treatment facility, and the consequent extension of sewer and water services to these proposed areas. Currently, the City of Cedar Springs has limits on new connections to their wastewater treatment system. ,- , t Courtland Township currently has no plans for industrial development within the community. In 1986, the West Michigan Regional Planning Commission attempted to forecast future demands for industrial acreage in the greater Grand Rapids area through the year 2010. Forecasts were based upon an expected ratio of lands actually used for industrial purposes to lands available (either planned or zoned) for industrial purposes. The study found that adequate acreage was probably available to meet the area's needs through the year 2010. However, true availability of these lands is greatly dependent upon such factors as parcel size, services available to the sites, location, accessibility, and environmental constraints. Therefore, although there appears to be sufficient industrial zoned land in and adjacent to Algoma Township for the next 10 to 20 years Algoma Township may wish to consider planning for additional industrial areas that would offer potential developers a choice in terms of location and parcel size, and that may offer the potential for water and wastewater treatment services. Additional industrial lands may offer Township residents opportunities for employment, and may increase the tax base available to the Township. A&C\Algoma\89564.01\algomamp\sb 47 �PARKS AND RECREATION Algoma Township completed a Park, Recreation and Natural Area Plan in 1988, which sets forth goals and objectives for the development and preservation of parklands and natural areas into the future. Additional goals as identified by participants in the Public Input Workshops held on January 28th and February 11th, 1991, are included in Chapter II of the Master Land Plan, titled "Goals and Objectives". ROADS AND STREETS r -,-_ .... . ' ,. • ., In order to analyze future traffic conditions, projections of traffic volumes to the year 2000 at selected locations were compared to their existing design capacity. These comparisons are shown in Table 8. The theoretical capacities, as determined by the state and local authorities, reflect the amount of traffic the street was designed to accommodate daily and still provide a relatively smooth flow of traffic. When daily traffic volumes are higher than the capacity, motorists experience more frequent delays, reduced maneuverability, congestion at intersections, lower overall speeds, and increased potential for accidents . When the volume to capacity ratio exceeds 1.00, congestion occurs. When the volume to capacity ratio exceeds 1.25 (125% of designed street capacity), congestion can occur and alternatives should be evaluated to increase capacity or divert traffic to another route. When volumes exceed 1.5 times their capacity, congestion can become severe and frustrated motorists may select alternate routes, increasing traffic on those streets. At that point, methods to increase the capacity of the street, provide an alternate route, or divert some traffic to a new facility should be considered. At double the capacity (a volume/capacity ratio of 2.0 or greater), traffic may be at a standstill during certain periods of the day . Deterioration of a street's traffic-carrying capacity may also be measured in terms of "level of service". This term is defined as a qualitative measure of the effect of a number of factors which include speed and travel time, traffic interruptions, freedom to maneuver, safety, driving comfort and convenience, and operating costs. Levels of Service A through F, representing the best through the worst operating conditions respectively, generally vary between peak and non-peak traffic times on the same street segment Each of the levels of service is described as follows: Level of Service A - represents virtually complete free-flow conditions in which the speed of individual vehicles is controlled only by driver desires and prevailing conditions, not by the presence or intetference of other vehicles. Ability to maneuver within the traffic stream is unrestricted. Level of Service B, C, and D - represents increasing levels of flow rate with correspondingly more interference between vehicles of the traffic stream. Average running speed of the stream remains relatively constant through a portion of this range, but the ability of individual drivers to A&C\Algoma\89564.01\algomamp\.ib 48 �. freely select their speed becomes increasingly restricted as the level of service worsens. Level of Service C and D (1.0 to 1.25 of capacity) is normally considered an acceptable design for an area such as Algoma Township. Level of Service E - (volumes are 1.25 to 1.50 of the "capacity") is representative of operation at or near capacity conditions. Few gaps are available, the ability to maneuver within the traffic stream is severely limited, and speeds are low. Operations at this level are unstable and a minor disruption may cause rapid deterioration of flow into Level of Service F. Level of Service F - (volumes are double the "capacity") represents forced or breakdown flow. --- . At this level, stop-and-go patterns have already been set up in the traffic stream, and operations at a given point may vary widely from minute to minute, as will operations in short adjacent highway segments as congestion increases through the traffic stream. Operations at this level are highly unstable .and unpredictable. Table 8 shows that several County Primary Roads may experience capacity problems by the year 2000. In particular, Northland Drive south of 12 Mile Road may reach level of service E (over 1.25 of design capacity) and 10 Mile Road east of U.S. 131 may experience more than two times the capacity for which it was designed. Also, 14 Mile Road west of Northland Drive may approach level of service F by the year 2000. These projections indicate that traffic volumes on Algoma Township's County Primary Roads should be monitored closely, especially on Northland Drive and 10 Mile Road. Levels of service on these roads may be prolonged by proper attention to access control measures such as left hand turn lanes, deceleration lanes, and limitations on number and location of curb cuts including future intersecting streets that will serve residential development. Likewise, while current traffic volumes on gravel roads in the Township may be well below the design capacity of the roadway, the type of traffic and condition of the roads should also be considered when determining future improvements to gravel surface roads . . . A&C\Algoma\89564.01\algomamp\sb 49 �~ < TABLE 8 TRAFFIC VOLUME PROJECTIONS (24 Hour Period) ~ Location ,,,..,. Northland Drive-North " of 12 Mile Road V/C Ratio 24 Hour Capacity 1995 14,000 12,934 14,994 1.07 14,000 16,490 19,117 1.36 8,000 15,232 17,659 2.20 8,000 7,571 8,777 1.09 8,000 6,716 7,785 .97 8,000 2,139 2,479 .30 8,000 5,467 6,338 .68 14,990 1.85 2000 (2000) Northland Drive-South of 12 Mile Road - 10 Mile Road-East ofU.S.-131 10 Mile Road-West ofU.S.-131 ,... Algoma Avenue-North - . of 10 Mile Road Pine Island Dr.-North of 13 Mile Road i .-: . " 13 Mile Road-West of Pine Island Drive 14 Mile Road-West of Northland Drive 12,000 12,321 Iii' Projections are based on a 3% annual increase based on 1990 24 Hour vehicle counts . . I' r A&O.Algoma\89564.01\algomamp\sb 50 �CHAPTER 7 FUTURE LAND USE PLAN ..,· - • This chapter contains descriptions, recommendations, and justification for future land use in Algoma Township. These recommendations will provide an overall framework for the management and regulation of future development and also serve as the basis for evaluating zoning requests. The Township Planning Act, Public Act 168 of 1959, as amended, specifically gives Township Planning Commissions the authority to prepare and officially adopt a Plan. When prepared, officially adopted, and maintained, this Plan should provide an advisory guide for the physical conservation of certain areas and for the development of other areas into the best possible living environment for present and future township residents. Because of the constant change in our social and economic structure and activities, the Plan must be maintained through periodic review and revision so that it reflects contemporary trends while maintaining long-range goals. The Future Land Use Plan is general in scope. It is not intended to establish precise boundaries of land use or exact locations of future uses. It is also important to note that there is no schedule to implement the recommendations contained here. The timing of a particular land use is dependent upon a number of factors such as availability of public utilities, provisions for adequate roadways, effect on public services, and the demand for a particular land use versus the available land zoned for this use. Those, plus other factors, must be considered when reviewing a request for rezoning a particular parcel of land. Overlay or conservation zones may be employed when adequate regulations and distinct boundaries are established. • ... As background information to the planning process, the following narrative provides an explanation of the relationship of land use planning to zoning. • THE RELATIONSHIP OF Pl,.,ANNING TO ZONING ... r The relationship between land use planning and zoning is an important one. Planning is basically the act of planning the uses of land within a community for the future while zoning is the act of regulating the use of these lands by ordinance. The laws of the State of Michigan require that a community engage in land use planning activities, including the preparation of a comprehensive plan, prior to the initiation of a zoning ordinance in a community. The following narrative provides a better understanding of the terms "planning" and "zoning". r . A&C\AJ.goma\89564.01\algomamp~b 51 �Land Use Planning - ... -- The process of guiding the future growth and development of a community. Generally, a document is prepared known as the Comprehensive Plan which addresses the various factors relating to the growth of a community. Through the processes of land use planning, it is intended that a community can preserve, prompte, protect, and improve public health, safety, and general welfare. Additional considerations include: comfort, good order, appearance, convenience, law enforcement and fire protection, preventing the overcrowding of land to avoid undue concentration of population, facilitating the adequate and efficient provision of transportation, water, sewage requirements ami services, and conservation, development, utilization and protection of natural resources within the community. Zoning Zoning is one of the instruments, along with capital improvements programing and the administration of local subdivision regulations, which implements the goals and policies of a comprehensive plan. The enactment and administration of the zoning ordinance are legislative and administrative processes conducted by local units of government relating to the implementation of the goals and policies of the Master Plan. PLAN CONCEPTS - The Future Land Use Map illustrates the concepts for the general development of Algoma Township. These concepts are based on the goals and objectives stated in Chapter Two and are intended to guide the future growth of Algoma Township. These major land use concepts include the following: Recognition and protection of the environmentally sensitive areas of the Township-primarily the lakes, streams, rivers, wetlands and groundwater. Preserva~on and enhancement of the rural character of the Township and the unique and scenic vistas which contribute to the country atmosphere. Areas of the Township adjacent to the City of Rockford will likely have public water and sanitary sewer within this planning period, and land uses should be planned accordingly. It is also likely that areas adjacent to the Camp Lake Sewer System will be served by sanitary sewer. = Establishment of a Township Center which would centralize a number of functions around the Township offices such as governmental services, library, and recreation. The intent of such a Center would be to create a gathering place and sense of community for Algoma Township residents. Rural clustering will be an option for residential uses in certain areas in conjunction with open space or conservation easements. A&C\Algoma\89564.01\algomamp\sb 52 �Commercial uses will concentrate along Northland Drive and those portions of Ten and Fourteen Mile Roads near the interchange with U.S. 131. These roadways will continue to be the major corridors through the Township and the non-commercial areas will develop primarily with differing residential densities. Access control measures will be required to enhance traffic safety. The Township will cooperate with adjacent municipalities to mutually plan for the development of Northland Drive. Natural or man-made buffer/transition zones should be utilized between different land uses to ensure compatibility. - Larger active farming areas will transition into non-farm uses or "hobby farms". Emphasis on preserving prime farmland will diminish. LAND USE CATEGORIES The Future Land Use Map recommends a number of different land use classifications. The following descriptions of these future land use classifications explain the intended uses and location characteristics for each classification. Natural River District This land use classification recognizes the importance of protecting the Rogue River and its tributaries. This district encompasses a strip of land 300 feet wide on each side of and parallel to the banks of the Rogue River and Cedar, Stegman and Shaw Creeks. Uses envisioned for this district are limited to single-family dwellings, camping, non-motorized boating, agricultural uses and other similar uses which would not cause degradation to the river or creeks or their banks. - The Natural River District as it exists in Algoma Township is a result of the State of Michigan naming the Rogue River as a Natural River under the 1970 Natural River Act. The Algoma Township Zoning Ordinance contains strict regulations for this district which are designed to protect these waters from potentially disruptive development practices and land uses. Conservation .., This land use classification identifies those areas in the Township which should be preserved and protected due to their sensitive environmental condition and their potential to serve as water retention basins, groundwater recharge areas, and wildlife sanctuaries. Uses within these areas should be limited to those uses which would have little or no impact upon the natural characteristics of the site or which would serve to enhance or blend in with the existing conditions of the site. The natural features found in these areas may indicate consideration for possible inclusion in the Township,'s park and recreation system. A&C\Algoma\89564.01\algomarnp\sb 53 �All uses in this zone would be subject to special standards and require a minimum lot size of four acres and a minimum lot width of 300 feet. These standards would examine the use in light of affect on surface and ground water pollution, alteration of the natural flow of water or retention capacity of the floodplain, grading of natural land contours, removal of trees or other vegetation, and effect on wildlife habitat. Two conservation zones currently are identified by the Algoma Township Zoning Map. The largest of these zones is _found in the southwest comer of the Township and encompasses a broad, expansive portion of the Rogue River floodplain that includes both woodlands and wetlands. The second existing conservation zone is located east of and contiguous to the two bodies of water known as Indian Lakes, and is also composed of both wetlands and woodlands. Both of these conservation zones are retained on the Future Land Use Map. · Three additional conservation areas have been recommended for inclusion in the Future Land Use Plan for Algoma Township. The first of these areas is contiguous to the existing Conservation Zone in the southwest comer of the Township, and includes Meek Lake, Nelson Lake, Low Lake, and the drainage system that connects these three lakes with each other, with Dutch Drain to the south, and consequently with the Rogue River. Rugged terrain, wetlands, woodlands, and little current development qualify this area for conservation. An Open Space Preservation category (discussed in a following section) is also recommended as an option for this area. A second conservation area is recommended for the land surrounding Hoskins Lake in the north central portion of the Township (Section 10). Hoskins Lake is a fairly secluded body of water contiguous to Little Cedar Creek. Wetlands dominate the area east, west, and south of the lake; woodlands surround Jhe lake on all sides. These factors, as well as a minimum of development in the area, qualify the Hoskins area for conservation. The last additional conservation area is located in Section 14 and encompasses 73 acres of woodland owned by Rockford Public Schools as well as additional acreage to the west. These parcels together include two distinct wetlands and several smaller ones. The 1968 Master Plan recommended that this area, as well as additional contiguous acreage, be set aside as a regional park. The natural features of this site, combined with a low level of development (a result of forest land that is held by the Rockford Public Schools) indicate that this area is suitable for conservation purposes. Rural Agricultural Principal uses within this land use classification are general and specialized farming activities along with farm and non-farm single family dwelling units. Rural Agricultural areas would require a minimum lot size of almost one acre (42,000 sq. ft.) with a minimum of 200 feet of lot width, to ensure that dwellings are located a sufficient distance apart to provide adequate room for private on-site well and septic systems. Although large scale farming activities are expected to diminish over time, the RA category recognizes the active farms in the Township and provides for their on-going operation. These farms contribute to the rural character and diversity of the Township. A&.C\Algoma\89564.01\t.lgomamp\.ib 54 �..... Criteria used to detennine areas for future agricultural land use are: 1. The presence of prime fannland soils as identified by the 1986 Soil Survey of Kent County. 2. The presence of parcels enrolled in P.A. 116, the State of Michigan Farmland and Open Space Preservation Act. 3. The presence of parcels of land 40 acres or more in size (the minimum amount of land traditionally viewed as generating a positive economical return in crops). ,. I I J Two of these three criteria were necessary to qualify an area for designation as Rural Agricultural. The largest area of RA is located in the northwest quadrant of the Township, encompassing large portions of Sections 8, 9, 16 and 17. Other large areas are found in the following locations: the north-central portion of the Township; north of Russell Street between the former Michigan Northern Railroad bed and Northland Drive; in the central portion of the Township on both sides of the Rogue River, an area also designated for Open Space Preservation (discussed in a following section); two other areas located on the western side of the Township, one north of the Camp Lake area and another south of High Lake. Rural Residential Rural Residential areas are intended to provide for residential development in a rural setting close to Rural Agricultural areas. General farming activities will be pennitted but are envisioned to be of a smaller scale than those pennitted in Rural Agricultural areas. Rural Residential Zones are intended to satisfy a demand for a rural life style without necessarily removing active prime farmland from production. The minimum lot size and lot width in the RR areas would be 42,000 square feet and 150 feet respectively. Certain non-residential uses would be pennitted as special land uses such as a golf course, private recreation areas and extractive uses. The most significant difference between the 1968 Algoma Township Master Plan and The 1991 Plan is the increase in lands recommended for rural homes and the decrease in lands recommended for agricultural use. Large portions of the Township in the northeast, northwest, and southwest quadrants have been designated as Rural Residential. A lesser amount of land has been designated as RR in the southeast quadrant, since more dense residential uses as well as mixed uses are planned for the area surrounding the City of Rockford. Several RR areas are also designated as Watershed or Vista Protection Overlay Zones, or as Open Space Preservation areas (discussed in following sections). Criteria used when detennining Rural Residential areas are as follows: 1. While fanning practices are present in areas designated for Rural Residential, large scale fanning is expected to decline within the scope of the planning period. Parcels within the RR areas in general do not exhibit the criteria used when detennining areas to be designated as Rural Agricultural (presence of prime farmland soils, enrolled in P.A. 16, and parcels of 40 or more acres in size). A&0.Algoma\J!9564.01\algomamp~b 55 �2. Public water and sewer are not planned for these areas within the scope of the twenty year planning period. The minimum lot size of 42,000 square feet is designed to accommodate the placement of on-site well and septic systems. 3. Lot-split activity has been high in the areas designated for RR, establishing a pattern of Rural Residential land use. Many parcels of five to ten acres already exist and are likely to be further sub-divided within the planning period under the terms of the State of Michigan Plat Act. 4. The proposed RR density of one dwelling unit per 42,000 square feet will help preserve the emerging rural-suburban character of the Township. 5. The uses envisioned for the RR areas are compatible with a wide range of uses recommended in the Master Plan such as farming, watershed and scenic vista protection, conservation of natural resources, and open space preservation. .... T I T Open Space Preservation This land use classification is proposed in order to encourage the preservation of open space, and to maintain scenic and rural vistas by permitting the clustering of houses in certain areas rather than requiring them to be developed in strip fashion along public roads. This technique encourages new residential developments to cluster in a few selected areas on a parcel rather than locate across the entire site. This allows the undeveloped area to be kept in its natural state, either as open space or as active farmland. The developed area of the parcel becomes a rural subdivision which encourages a sense of place and identity among residents. The open space which remains must be protected by legal mechanisms such as conservation easements or a homeowners association. Typical cluster developments will be screened from roadway views, will not be in sensitive environmental areas, and are readily accessible by public services such as emergency vehicles. This concept could be permitted as a planned unit development, using an overlay zone or a separate zoning district in the Rural Agricultural, Rural Residential or Low Density Residential zones. Guidelines for establishing an open space preservation district should be carefully designed and should be based upon the concepts of the publications "Dealing with Change in the Connecticut River Valley - A Design Manual for Conservation and Development" and "Rural Cluster Zoning: Survey and Guidelines, Land Use Law and Zoning Digest." Some of the concepts taken from Rural Cluster Zoning noted above are: • "Rural cluster zoning is most suitable in rural suburban transition areas. • Ouster projects should be carefully sited to minimize impacts on neighbors, infrastructure systems and the environment A&C\Algoma\89564.0 l\algomamp\sb 56 �• Procedures for review and approval should be less difficult than for subdivisions and should have incentives to encourage their use. • The number of home sites per cluster should be limited with a minimum and maximum project size. • Lot dimensions, building heights and setbacks should be compatible with the rural character." ,-- ,..... r Open Space Preservation areas have been recommended as overlays within other land use categories on the Future Land Use Map. Specific locations and the criteria used in each case are as follows: 1. The area designated as Low Density Residential west of the City of Rockford - This area will be the predominant rural suburban transition zone within the Township. It is likely that this area will be served by public water and sewer within the planning period, increasing the probability of development at a greater density than currently exists . Presently, fairly large tracts of undeveloped land still exist. Cluster options in this area will enhance preservation of scenic and rural landscapes, and will offer residents the opportunity for a creative environment that incorporates the best elements of neighborhood design with the amenities of unspoiled views and usable open space. 2. The areas designated as Mixed Use and Rural Residential, northeast of the Ten Mile Road and U.S. 131 Expressway intersection - This area has been identified as a scenic vista by Township residents and officials. The area shown as Mixed Use (see Map 9 for details of the site) will incorporate both Low Density and Medium Density Residential uses with cluster design in order to minimize both the costs of infrastructure and impacts upon natural features present on these sites such as open fields, stands of trees, and wetlands. In addition, the area designated as RR on the Land Use Map abuts Elstner Avenue, a Natural Beauty Road. Cluster design options will help to preserve the rural character and views afforded by this road. The Mixed Use area is discussed in further detail in a later section. • . 3. The areas designated as Rural Agricultural in the central portion on the Township, on both sides of the Rogue River - This area has been identified both as valuable agricultural land and as providing unique scenic vistas that include both fields and woodlands associated with the Rogue River. While it is likely that much of this area will stay either in productive farming or in open space preservation via P.A. 116, residential development will continue to increase within the twenty year planning period. Cluster zoning options in this area will provide an opportunity to preserve open views and to allow farming practices to continue through lease arrangements while lesser amounts of acreage are consumed by residential development. 4. The area in the far northeast comer of the Township, southwest of the intersection of 16 Mile Road and Northland Drive - This area was identified as worthy of Open Space Preservation due to the presence of woodlands, Little Cedar Creek, and other A&C\Algoma\89564.01\algomamp\sb 57 �smaller wetlands on the site, as well as the probability that development will increase in the area as growth from the City of Cedar Springs continues southward, with possible extension of public water and sewer to this area. Cluster zoning options will afford the opportunity for optimum site design while allowing the preservation of natural features. Low Density Residential This district is intended primarily for single-family houses in a traditional subdivision setting, and is intended to be served by public water and sanitary sewer. Lot sizes wiH vary depending upon the type of utility service provided. If no utilities are provided, a lot width of 120 feet with just under an acre of land will be required. If water or sanitary sewer is provided, approximately one half acre of land will be necessary. If both water and sanitary sewer is provided, lot sizes can be reduced to 13,000 square feet (3.35 units per acre). These requirements are already contained within the Algoma Township Zoning Ordinance in the R-S, Suburban Residential zoning district. . LDR areas are intended to be located where they can be easily served by the extension of public utilities from the City of Rockford or the Village of Sparta. Two family dwellings (duplexes) would also be a permitted use in this district if located along a county primary or local road but not on a subdivision street. Specific locations for LDR on the Future Land Use Map include much of the land contiguous to the western city limits of Rockford where public utilities could be extended within the planning period. Adequate county primary and county local roads serve this area. This LDR designation is also compatible with Low Density Residential uses planned in contiguous areas in both the City of Rockford and Plainfield Township. Low Density Residential uses are included within the area planned for Mixed Use at 10 Mile Road and the U.S. 131 Expressway. This area may develop in a variety of ways including traditional subdivisions depending upon the extension of public utilities, and is discussed in more detail in a later section. The final area recommended for LDR is located along Division Avenue just south of Broman Street, near the Camp Lake Area. Public sewer from the Village of Sparta enters the Township along Broman Street to serve residents in this area. In addition, a low density residential land use pattern is already well established in the area around Camp Lake. Medium Density Residential This classification is designed to accommodate multi-family dwelling units and mobile home parks with a maximum density of just under nine units per acre. Multi-family buildings would contain no more than 12 units each. Other permitted uses would be institutional uses such as hospitals and schools, funeral homes and two family-dwelling units. A&C\Algoma\89564.0l~gomamp\sb 58 �-- ...I• Medium density residential areas should be located on paved streets to facilitate access by fire and police service. The types of dwelling units envisioned in this category can serve as a transition zone between non-residential uses and low density residential areas. Because public sewer is necessary to assure long range public health, MOR areas should not be zoned or developed until sewer service and roadways can be provided to serve this type of use . In general, MDR areas should be located where public utilities can be easily and economically provided. Algoma Township currently has no attached multi-family dwellings. The Algoma Estates Mobile Home Park is located in Section 24, south of 13 Mile Road. This area is designated as MDR, as well as contiguous parcels to the west and south which would likely be utilized for park expansion. .. Other MOR designations include the area between 12 Mile Road and Shaw Creek about 500 feet off Northland Drive. This location, designated for industrial land use in the 1968 Plan, was recommended for MOR land use based upon the following criteria: 1. Public water and sewer could possibly be extended to this site from the City of Rockford, located about one quarter mile south . 2. Residents of a multi-family development would be located near shopping and service conveniences in the City of Rockford. 3. A multi-family use would be compatible with commercial uses planned for those properties that front on Northland drive as well as with a planned Office/Light Industrial Park recommended north of the site. 4. Northland Drive would provide excellent access to the site, as would 12 Mile Road to the north. 5. The presence of Stegman Creek affords the possibility of a quality living environment within a natural setting. .... Medium Density Residential uses are also included in the area recommended for Mixed Use, which will be discussed in more detail in a later section. Lake Residential This classification recognizes the existing development and zoning surrounding the lakes in Algoma Township. The single-family house is the primary permitted use within this category. Specific regulations to encourage the proper development of water front properties and avoid pollution of township lakes should be continued. Current Township Zoning Ordinance regulations set forth development rules to prevent overcrowding and pollution of the Township's lakes. The boundaries of this classification could encompass the watershed of Township lakes so that lake pollution prevention measures can apply to a wider geographic area to better protect A&o.Algoma\89564.01\algomamp\<ib 59 �... r. - these lakes. In all cases, Lake Residential areas are recommended to include a Watershed Protection Overlay Zone, which is further discussed in a later section. - The Lake Residential areas are focused in three locations: Camp Lake, Indian Lakes, and High Lake. The Camp Lake LR area remains much the same as was recommended in the 1968 Master Plan, and has long been established as a residential neighborhood. While Indian Lakes and High Lake were not designated as LR in the 1968 Plan, current zoning includes these two areas in the L-R zoning district. Indian Lakes has experienced residential development on the northern side of the western-most lake, and High Lake has experienced similar development. on both the north and south sides of the lake. ' ,.. J 1 Office Office development is similar in many ways to medium and high density residential in terms of characteristics (traffic, appearance, height, etc.) and compatibility with other uses. This makes offices a suitable transition or buffer use in many locations. Office uses at major intersections are often desirable as such uses can generate less traffic than commercial uses depending upon the size of the building and serve as a buffer for less intensive uses located away from the intersection. Office uses should be located along major roadways for easy access and to serve as a transition between land uses of different intensity. Office uses in the Township are recommended in tandem with light industrial uses located along ~orthland Drive and for those properties west of Northland Drive to the former Michigan Northern Railroad, north of 12 Mile Road. While many residences still exist in this area, it is envisioned that residential structures in this area may convert to office uses, which would be compatible with the residential and limited commercial development in neighboring Courtland Township. Office uses are also envisioned at the northeast corner of 10 Mile Road and U.S. 131 within the Mixed Use PUD. Commercial The Plan proposes two types of commercial land use categories, neighborhood commercial and general commercial. The Future Land Use Map does not distinguish between these two types of commercial. Decisions on types of commercial development desired in specific locations may be made at the time of requests for rezoning. Neighborhood Commercial The Plan proposes commercial development within this category to serve the convenience shopping needs of Township residents and to a lesser extent the needs of through vehicular traffic. Such convenience retail uses would include a pharmacy, convenience store, ice cream shop, service station, banks, etc. Commercial uses which generate higher traffic volumes and attract people from beyond the Township should not be located within this category. However, as the Township population grows, additional retail uses may be necessary to provide for the convenience shopping needs of Township residents. These commercial uses should be A&C\Algoma\89564.01\algomamp\sb 60 �permitted in areas where the population warrants such use, but only if specific standards can be met and approved as a special use. Specific site criteria should be developed to insure that such commercial areas do not proliferate and are allowed only as needed. These site criteria could include minimum and maximum lot size, soil suitability, type of retail use, paved roads, population within certain radius of the site, adjacent land uses, and buffering. General Commercial r r r r This land use category recognizes those areas containing existing general commercial uses along 10 Mile Road, 14 Mile Road and Northland Drive. Uses within this district consist of office, general retail and service uses which cater to Township residents and the motoring public. These uses should be subject to site development criteria and performance standards simil_ar to those suggested for neighborhood commercial, designed to minimize negative impacts on adjoining property. Commercial land uses in general have been recommended in the following locations based upon the criteria given: 1. Northland Drive to 14 Mile Road; 14 Mile Road to just west of Edgerton Avenue This area reflects the current zoning map of Algoma Township, and commercial uses are already firmly established in this area. Both Northland Drive and 14 Mile Road (M-57) will accommodate the high traffic volumes that are both needed to support and generated by the existing businesses. In neighboring Courtland Township, several commercial uses exist fronting on both Northland Drive and 14 Mile Road. 2. Northland Drive south of Porter Hollow to Rockford City limits - Commercial uses other than offices are recommended only for those areas already established as commercial. Zoning currently allows for commercial uses, as does similar zoning along portions of Northland Drive in neighboring Courtland Township. The City of Rockford has planned for commercial uses just south of 12 Mile Road, directly opposite an area in Algoma Township planned for commercial uses. The balance of lands fronting on Northland Drive in Algoma Township that were previously planned for Business have been recommended for Office and Industrial uses, discussed in a later section. 3. The area designated for Mixed Uses at the northeast corner of the U.S. 131 Expre~ay and 10 Mile Road - This area is recommended to include commercial uses and will be discussed in detail in a following section. 4. 10 Mile Road at the U.S. 131 Expressway Interchange - Neighborhood commercial, service businesses and light industry are currently established in this area, and current zoning accommodates these uses. Plainfield Township directly to the south across 10 Mile Road has also planned for general commercial uses in this area. The presence of the expressway interchange, proximity to a County primary road (10 Mile), and the · possibility of extension of public water and sewer to this area make it a prime candidate for commercial uses. A&O.Algoma\89564.0 l\algomamp\sb 61 �r ,I 5. Division Avenue west of Camp Lake - A neighborhood convenience store exists in this area, and will likely continue to support the day to· day needs of Camp Lake area residents. The site is ideally located along a County primary road with public sewer available from the Village of Sparta. r ' Industrial r This classification is intended to accommodate uses such as manufacturing, processing or warehousing, and may allow as special uses such operations as contractor equipment yards and body shops or salvage yards. Uses allowed will be evaluated on the basis of compatibility with adjacent land uses and the potential for danger or offense to nearby residents. While industrial uses may be allowed where served by private sewage disposal systems and wells as approved by the Kent County Health Department, the Plan recommends that the industrial development occur in those areas where utilities exist or are planned for, with access to major arterials. In order to promote orderly and efficient industrial areas, industrial parks should be encouraged. 1 r I The intensity of industrial development in the Township will be dependent upon the extension of both water and sewer services. Of primary concern should be adequate site development standards plus requirements for sufficient buffering between industrial uses and other uses. Uses which require the transformation of natural resources with a finished or semi-finished product or engage in intensive use of chemicals or produce noise, smell or smoke shall not be permitted as such uses are not compatible with the rural character of the Township and could also threaten the environmental quality of the area. The amount of land recommended for industrial uses, particularly in the northeast portion of the Township, has been significantly reduced since The 1968 Master Plan was adopted. The following describes the recommended industrial areas and rationale for selecting these sites: •. 1. North of the City of Rockford Industrial Park, between the former Michigan Northern Railroad and Northland Drive - This particular area was planned for industrial uses in The 1968 Plan, and is zoned as such. The likelihood of this area being served by public water and sewer is strong due to the existence of public utilities in the adjacent Rockford Industrial Park. Across Northland Drive, the City of Rockford has planned both Industrial and Planned Enterprise (a blend of light manufacturing and heavy commercial). Access to the site would be provided by Northland Drive, a County primary road. 2. North of 12 Mile Road, between the former Michigan Northern Railroad and Northland Drive - This area has also been planned for industrial uses since the 1968 Plan and is zoned presently for D-1 Industrial, D-2 Light Industrial, and B-2 General Business. The current plan recommends a blend of office and light industrial or high technology uses for the southern-most portion of the area closest to 12 Mile Road and for those properties fronting on Northland Drive. This area is currently primarily vacant land and residential structures. Commercial uses exist in neighboring Courtland Township along Northland Drive. It is envisioned that residential structures in this area may, over time, convert to office uses. The area north of here is designated only as Industrial, A&O.AJ.goma\89564.01\algomamp~b 62 �primarily to reflect the already established industrial character of the area. Both areas may be served by sewer and water extended from the City of Rockford, and would acquire access from both 12 Mile Road and Northland Drive. r-- ' 3. Northeast of the U.S. 131 Expr~way Interchange at 14 Mile Road (M-57) - This area, planned for Industrial in The 1968 Plan, is the site of a maintenance facility for the Kent County Road Commission. D-1 Industrial Zoning exists on the site, and recently additional land was rezoned to Industrial. The established industrial character of the area as well as excellent access provided by both M-57 and the U.S. 131 Expressway result in a favorable site for industrial uses. r ' Mixed Use PUD An area consisting of approximately 180 acres northeast of the U.S. 131 Expressway Interchange and 10 Mile Road has been designated on the Future Land Use Plan as Mixed Use; an enlarged detail of that area is illustrated by Map 9. This area was designated as ·Mixed Use for a number of reasons: -. 1. The highly visible area is ideally located at the expressway interchange, at the central southern limits of the Township. 2. Access to the site is afforded not only by the expressway but by 10 Mile Road which is a County primary road. 3. The site offers a variety of natural features such as wetlands, wooded hillsides, open fields, and variable terrain. 4. Large, undivided parcels exist on the site, facilitating land assemblage for large scale developments. 5. The site is likely to receive public sewer and water from the City of Rockford in the scope of the 20 year planning period, facilitating a higher density of development than is currently possible. -. Uses envisioned for this site include office and service businesses closest to the expressway, and commercial uses along that portion of 10 Mile Road where several commercial uses already exist The remainder of this site could accommodate either traditional residential subdivisions and/or multi-family attached dwelling units. The plan recommends the use of Open Space A&C\Algoma\89564.01\algomamp\sb 63 �I r I r r Preservation techniques such as Cluster Zoning or Planned Unit Development (PUD) that will allow a developer to carefully integrate residential buildings with the natural characteristics of the sit~, to ensure preservation of the wetlands, open views, and wooded hillsides and other adjacent uses on the site. Building design within the Mixed Use area should be of a unified, attractive nature with complementary, understated signs. Pedestrian uses should have high priority, including walking paths and bicycle paths. Outdoor enhancements such as decks, bridges, trails, and gazebos that take advantage of the natural features of the site should ~ encouraged. r Existing single family residences in the area could be favorably incorporated into the site design, since any proposed development would be subject to design standards including substantial setbacks and landscaping, as well as acceptable access and traffic circulation patterns. The Mixed Use designation is compatible with the Rural Residential/Open Space Preservation area planned directly to the north, and with the Low Density Residential/Open Space Preservation planned directly to the east. It will also be compatible with Plainfield Township's plans for general commercial and open space conservancy directly south of the site along 10 Mile Road. r Other options for this site may exist, for example, a blend of recreational uses such as a golf course along with a hotel/motel establishment could be incorporated into the site, using the same design standards and care to preserve and incorporate natural features as discussed above. ~ I Public/Semi-Public This category includes those areas and facilities such as schools, government buildings, parks and golf courses which are available for use by the general public. Semi-public uses are those used by a limited number of people with specific interests which are generally non-profit in nature such as churches, non-public schools, private golf courses and medical or institutional facilities. The Plan recognizes that it is necessary to provide for the establishment of certain non-residential land uses within residential areas subject to the implementation of measures which are designed to insure compatibility. Such non-residential uses commonly include religious and educational institutions; recreational uses such as parks; golf courses and play fields and public utility facilities. Traffic generation, noise, lighting and trespassing should be carefully controlled in order to mitigate the negative impacts on residential uses. Expansion or location of these uses should depend upon compatibility with adjacent land uses and the extent to which neighborhood character will be maintained. The Future Land Use Map illustrates the major public/semi-public uses in the Township which are the Township Hall, Township parkland and proposed parkland, as well as existing fire fighting facilities. Overlay Zone An Overlay Zone is a zoning technique which consists of a separate zone placed over an existing zoning district. The Overlay Zone carries a specific set of regulations which apply to ("overlay") A&C\Algoma\1!9564.01\algomamp\sb 64 �-;t"· I r r properties in the underlying zoning district. The Overlay Zone is useful for protecting areas with special characteristics such as floodplains, wetlands, historic districts or unique neighborhoods, but they can also apply to other areas where a special set of regulations are needed to achieve the objectives of a community. The boundaries of an Overlay Zone do not need to follow property lines but can be drawn to fit the area; i.e., floodplain or wetland identified by a municipality. Vista Protection Overlay Zone This classification recognizes and recommends protection for the scenic views which make up much of the Rogue River Valley in Algoma Township and which contribute significantly to the rural character and beauty of the Township. The Vista Protection Overlay Zone (VPOZ) would seek, by way of zoning ordinance regulations, to preserve certain existing vistas by carefully guiding development so that the design of a site including buildings, structures, roads, plantings, signs, etc., which can be seen by the public are implemented to develop a satisfactory visual appearance and not detract from or block the view of vistas as they exist today. The following general design elements need to be observed in preserving the Township's scenic vistas. r. 1. Landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal. Any grade changes shall be in keeping with the general appearance of neighboring developed areas. The orientation of individual building sites shall be such as to maintain maximum natural topography and cover. Topography, tree cover, and natural drainageways shall be treated as fixed determinants of road and lot configuration rather than as malleable elements that can be changed to follow a preferred development scheme. 2. Streets shall be designed and located in such a manner as to maintain and preserve natural topography, cover, significant landmarks and trees; to minimize cut and fill; and to preserve and enhance views and vistas.on or off the subject parcel. 3. Proposed development shall be related harmoniously to the terrain and to the use, scale, and architecture of existing buildings in the vicinity that have functional or visual relationship to the proposed buildings. 4. All open space (landscaped and usable) shall be designed to add to the visual amenities of the area by maximizing its visibility for persons passing the site or overlooking it from nearby properties. 5. The color, size, height, lighting and landscaping_of appurtenant signs shall be evaluated for compatibility with local architectural motif and the maintenance of views and vistas of natural landscapes, recognized historic landmarks, parks or landscaping. •, A&OAlgoma\89564.01\algomamp\sb 65 �liiil I 6. The removal or disruption of historic, traditional or significant uses, structures, or architectural elements shall be minimized insofar as practicable, whether these exist on the site or on adjacent properties. 7. Each unit of development, as well as the total development, shall create an environment of desirability and stability. Every structure, when completed and in place, shall have a finished appearance. 8. The design of buildings, fences, and other structures shall be evaluated on the basis of harmony with site characteristics and nearby buildings, including historic structures. !' I It is not the intent of this Plan to recognize or regulate all scenic views or vistas within the Township. Only those vistas which truly offer a broad panoramic view of the Township encompassing both field and forest over a wide area and which are generally recognized by both Township officials and the general populace should be considered as scenic vistas for preservation purposes. These vistas have been illustrated on the Future Land Use Map, but others may also be designated by the Planning Commission. r Watershed Protection Overlay Zone I This classification is intended to recognize that the Township's lakes, wetlands and streams need special regulatory measures to ensure their long term quality and viability. A Watershed Protection Overlay Zone (WPOZ) is recommended by the Plan for those areas in the Township where land uses may especially impact the quality of wetlands, lakes, drains or streams. The exact delineation of a WPOZ would involve a technical analysis of topography, soils, land use impacts and carrying capacity of bodies of water. Within a WPOZ, management practices need to be adopted to ensure that a high level of environmental quality is achieved. These practices, known as Best Management Practices, pertain to such activities as limiting the amount of impervious surface on a site, maximizing the setback of drainfields from ·a lake, requiring on-site detention/retention of storm water, and limiting the time and area of soil exposure. The Future Land Use Map illustrates general areas where further analysis of the watershed is recommended. Preparation of Best Management Practices should be undertaken with the cooperation of residents, farmers, builders and others who would be affected by such regulations. This way allows for education regarding the issues and provides an opportunity to build understanding and support for eventual regulations. FUTURE ROADS The Plan recommends the construction of two future streets. One of these is an extension of Hoskins Avenue between 13 and 14 Mile Roads. This is an area of increasing residential development primarily along private roads which provide the only means of interior access to the A&C\Algoma\89564.01\algomamp\sb 66 �..., .,iii I ...ii I ~ I. area. A road through this area would help ensure adequate emergency vehicle access to future homes in this area, and may reduce the need for lengthy private drives. An additional street is proposed south off 11 Mile Road about one half mile west of Summit Road. This road, proposed by the City of Rockford, extends to 10 Mile Road and will provide access to and from 10 Mile Road for future residential development in this area in both Rockford and Algoma Township, and will help remove potential traffic burden from Wolven Avenue. I· "( ~ [ I A&C\Algoma\89564.01\algomamp~b 67 �- --- - ~ • • 0 ~ f . • D • • •• • _____ .! • ------• • •• • ......._ \ • • • • D • ~ a:: 0 z ,,,,:, ,, • ~ ,,,,,, ,,,, • • • - • • • 0 • • • • • • -----------• 2-4 UNIT ATTACHED • • • MDR/OSP • • • • - - 11 MIL£ ROAD • • -- - ~ RR/OSP - -- ct: • \.... I'""- • • ~ "' • • • === • • 0 C D D • LDR • • '' ''- --- J • • - i..-__. IC,llLll>ll'I T ALGOMA TOWNSHIP MAP 9 MIXED USE I PUD • •• • • • LEGEND: • • • • LDR/OSP 10 MIL£ ROAD • • • • • -- - MIXED USE AREA RR - RURAL RESIDENTIAL CSP - OPEN SPACE PRESERVATION LDR - LOW DENSITY RESIDENTIAL MDR - MEDIUM DENSITY RESIDENTIAL 0 - OFFICE C - COMMERCIAL FUTURE LAHP USE EXISIJNG USE$ Cliil) r:zn - WETLAND • - SINGLE FAMILY HOUSE C - COMMERCIAL / - INDUSTRIAL - PRIVATE ROAD • ==-==- omcE WW Engineering & Science, Inc •.--------------------------------------------------------== �7 l, CHAPTERS l rnPLEMENTATION 1 In order for the Master Plan to serve as an effective guide to the continued development of Algoma Township it must be implemented. Primary responsibility for implementing the Plan rests with the Algoma Township Board,, the Planning Commission, and the Township staff. This is done through a number of methods. These include ordinances, programs, and administrative procedures which are described in this chapter. 1 l It is important to note that the Master Plan itself has no legal authority to regulate development l in order to implement the recommendations of the Plan. This implementation must come from the decisions of the Township Board and Planning Commission to provide needed public improvements and to administer and establish regulatory measures relative to the use of the land. 1 The private sector, including individual home and land owners, is also involved in fulfilling the recommendations of the Master Plan by the actual physical development of land uses and through the rezoning of land. The authority for this, however, comes from the Township. Cooperation between the public and private sectors is therefore important in successful implementation of the Master Plan. · 1 l ·,. 1 1. 1 Chapter 1 of the Plan sets forth goals and objectives which serve to guide the future development of Algoma Township. Many of the specific implementation recommendations of this chapter are taken from these objectives. The following sections are a list of the major activities which the Algoma Township Planning Commission should pursue in order to be pro-active in the implementation of this Master Plan. ZONING .I ' I I Zoning represents a legal means for the Township to regulate private property to achieve orderly land use relationships. It is the process most commonly used to implement community Master Plans. The zoning process consists of an official zoning map and zoning ordinance text. The official zoning map divides the community into different zones or districts within which certain uses are permitted and others are not. The zoning ordinance text notes the uses which are permitted and establishes regulations to control densities, height, bulk, setbacks, lot sizes, and accessory uses. A&C\Algoma~9564.0 l\algomarnp\,b 69 �., .) --r The zoning ordinance also sets forth procedures for special approval regulations and sign controls. These measures permit the Township to control the quality as well as the type of development Subsequent to the adoption of this Plan, the Township Planning Commission and Township Board should review and make any necessary revisions to the zoning regulations to ensure that the recommendations of the Plan as outlined in this section are instituted. The Plan recommends the following specific changes to the Township Zo11ing Ordinance: ;;,,-: f. 1. Develop specific regulations to permit and encourage the development of land under the Open Space· Preservation concept as recommended in Chapter 7. 2. Adopt regulations for Planned Unit Developments as a method to implement the mixed uses recommended for the 10 Mile Road/U.S. 131 intersection and the Open Space Preservation concept recommended by the Plan. 3. Prepare and adopt a separate chapter_for Office zoning. 4. Revise the site plan review provisions of the Ordinance to better specify required contents of site plans and to provide for better protection of the natural features of the land per Objectives 5 and 6 of the Natural Resource Goal section. 5. Adopt access control measures to regulate the commercial development recommended for Northland Drive, 10 Mile Road and 14 Mile Road as recommended by Objective 2 for the Commercial Development Goal. Such measures should address the number, size and spacing of driveways, service drives or frontage roads, building setbacks, deceleration lanes, and driveway alignment The Commission should work with the Kent County Road Commission to enlist their cooperation in enforcing such measures . 6. Develop specific landscaping regulations for buffering between uses, and improving the appearance of buildings and parking lots per the overall goal of the Township and Objective 3 of the Commercial Goal section. j 7. Develop zoning ordinance provisions to regulate site condominiums. --1 8. Prepare overlay zone regulations to implement the Watershed Protection Zone and Vista Protection Zone recommendations of Chapter 7. As part of preparing these regulations additional study should be done to identify scenic vistas and watershed areas. - t -I I .,,. i ... I ='"' - ' ~ I - For watersheds in particular, a plan should precede the development of regulations to better determine the location of the watershed and the type of best management practices needed to protect water quality. A&O.Algorna\89564.0 l\al.gomamp\sb 70 �pa •- The Vista Protection Zone is specifically recommended by Objective 12 of the Natural Resource Goal section while Objective 8 pertains to the development of watershed protection regulations. jg I ~ I 9. Delete the D-1 provisions of the Zoning Ordinance ("Heavy Industry") as such uses may not be compatible with the overall environmental goals and rural character of the Township. Specifically Industrial Goal, Objective 6 recommends the deletion of this category. 10. Create a separate mobile home park zoning chapter within the Zoning Ordinance which should be approved by the Michigan Mobile Home Commission. 11. Amend the Ordinance to permit two-family dwelling units in the R-S, Rural Suburban zoning district along county primary or local roads but not on subdivision streets and to also allow them in the R-D, Low Density Multi-Family zoning district. This amendment should also delete the existing regulations regarding duplexes. 12. Revise the Ordinance so there is consistency in the intent and in the regulations for the Conservation Zone and Natural River Zone. Currently the NR Zone is less restrictive in its minimum lot size than the Conservation Zone yet much of the environmentally sensitive land is within the NR zone. This discrepancy needs to be discussed and appropriate changes made to achieve the objectives of the Township. 13. Prepare and adopt regulations to permit neighborhood commercial uses within or close to populated areas by Special Use as recommended in Chapter 7. 14. Revise the Zoning Ordinance to better delineate uses permitted by right and by special use to better provide the Planning Commission with criteria to determine the location of certain uses. Also, general standards for all special uses should be added to the Ordinance. 15. Upon completion of Item 12, the Planning Commission should sponsor amendments to the Zoning Map to rezone areas designated as Conservation on the Future Land Use Plan. 16. Develop an Historical Preservation Ordinance that is consistent with the goals and objectives of the Master Plan. I ~ I I i i -j I ADDITIONAL PLANNING STUDIES =- 1. I Develop a Township-wide street plan based on Objective 1 of the Infrastructure Goal Section. I A&C\Algoma\89564.0l'algomamp\sb 71 �l 2. Conduct a Corridor Study along major Township arterial roads such as 10 Mile Road, Northland Drive and 13 and 14 Mile Roads to address issues of traffic safety, flow and the need for additional lanes. This is recommended by Objective 2 of the Infrastructure Goal Section. 3. Conduct a study to detennine the most feasible and logical areas which could be served by public water and sanitary sewer. The Plan assumes that certain land uses will require water and sanitary sewer. Such areas do not necessarily need to become part of a neighboring municipality but could be provided utilities on a contract basis. I -,.. j -. • ' ·• 'I I I I i ADOPT TOWNSHIP SUBDIVISION ORDINANCE Currently, the Township does not have its own subdivision ordinance. Thus, any requests to plat property or create a subdivision would be done so according to the provisions of the Subdivision Control Act, Act 288 of 1967. While this provides authority for the Township to regulate platting, Township officials should adopt their own subdivision control ordinance. This will allow greater control over expected future residential developments. PREPARE AND ADOPT CAPITAL IMPROVEMENTS PROGRAM Capital Improvements Programming is the first step in a comprehensive management system designed to regulate priorities and programs to community goals and objectives. It is a means of planning ahead for the funding and implementation of major construction and land acquisition activities. The typical CIP is six years in length and updated yearly. The first year in each CIP contains the capital improvement budget. The program generally includes a survey of the longrange needs of the entire governmental unit covering major planned projects along with their expected cost and priority. The Township Board then analyzes the projects, financing options, and the interrelationship between projects. Finally, a project schedule is developed. Priority projects are included in the Capital Improvements Program. Low priority projects may be retained in a Capital Improvements Schedule which may cover as long as 20 years. The CIP is useful to the Township, private utilities, citizens, and investors, since it allows coordination in activities and provides the general public with a view of future expectations. i l , - PLANNING COMMISSION WORK PROGRAM The Plan recommends that the Planning Commission prepare a work program in January of each year. This work program would set forth the tasks or goals which the Planning Commission detennines to accomplish for the upcoming year. This will allow the Commission to stay focused on important tasks and help to implement the goals and objectives identified within this Plan. A&C\Algoma\89564.0 l\algomamp\,b 72 �i f i i I I 'l ' 1 PLANNING EDUCATION Planning Commissions should attend planning seminars to keep themselves informed of planning issues and learn how to better carry out their duties and responsibilities as Planning Commissioners. These seminars are regularly sponsored by the Michigan Society of Planning Officials (MSPO) and the Michigan Township Association (MTA) and are a valuable resource for Planning Commissions. There are also several planning publications which are a useful information tool for Planning Commissioners. The main publications are Planning and Zoning linff and Michigan Planner Magazine. REVISIONS TO THE MASTER PLAN The Master Plan should be updated periodically (minor review every one to two years, major review every five to ten years) in order to be responsive to new growth trends and current Township attitudes. As growth occurs over the years, the Master Plan goals, land use information, population projections, and other pertinent data should be reviewed and revised as necessary so the Plan can continue to serve as a valid guide to the growth of the Township. 1 l 1 1 l A&C\Algoma\89564.01\algomamp\sb 73 �. ,., "' a:: 0 w g. . 0 z :5 (/J II ~ ~ROUND \I RR V 11 / . I~ w > . • 'P'l .. 111!1 ~[fl"•·-- - • J b(j(cJ ) - =-l= -=-i:a: ,I =- - - -M V' - - .... .... • • ••••• • · ·· · ·· I DA 2.9~~-~- ~ _J;gt_J~fJERS JP . I 0 w ( 0 ~ w 7?&I1rI . ~ I RA 1h _ ,A.:g: RR - . (. ~ l -.,.c SPARTA HUl'ITING ANO // ~•.. AFlSHING CLUB ' \ ~ (SOLON TWP.) . ) 6 WI ~ ~1 / y·~ ~:5 .Igl I Jl RR 1-oc -- -, .... 16 ""' . , • ~ RA • 5 ' " A -• • 4 • • • • • • • ') •• INDIAN LAKES RD . ESSES . ,----. RA ;;_:; 1 • (/J 'f RA RR • • RA MILE RD ii F1c;'~I HULL ST. JgNSUMERS WER COMPANY , ~ . ., ~ ___, C . ~' \ . .L 1-U... \ 1..,1"\MI ~ L 1ff'I RA '' 8 _,.,._ \ I --- ·11 ) -, IV-:1 ~ L.•~ o ·• ~ RR 12. , R . j ...... • 1_. I RUSSELL ST ., . • I I I • I I ., • . . . . .,. BROMAN ST.f MQO~t. r · ·1;... • •• • • • LAKE DR )Ju n ., -~ / I j. RA ., • • ~ 7 • RR • 15 , .-----~I\ LDR • • .• o Q__ > > 1-- • • • • ~ m • ··· 1............... ,. I LR I \ . :;,; J /1H H • .f \ r,u /Abn KE • . (/) ~ · RR I II w ~/ ALGOMA EW>TIST CHURCH 20 ~ . •1"-1.-1'1..,,,1 • • • • • I • I• t • • • • A na/l)IJAR 1 3 MILE RD . RR : ~ '$ · ONR • . . .. > I-~I • •• Q z ~~1.. /'..... 21 - ·. \ ~~ I --~- +;.~~~--.~-......y ~ _ , , ./ _:---~~--- --~J / /./U• 1-0:::: ~~:::::,,( o/I ~ . . . . .. .,. • I ~'-~~~ q :5 ........._ L/--,.,---LJ.. _=:~~~~~ i,a_._-__.iiiiiiiie • • •11.1• > • j: .R~~~1- ALU\.AU.IW~/-- Q__ <( _....,.._, COMA YO\ITH ENTER .,,.-.... ..,.__.!ll"'iiliil • EMETERY • 1' ~ I © ·:=. RR FONGER ST~\- • :. COMA RR ~ : . RR I ''i._ t I I /t' /SP v : .,,,,-1 \ / ,.... • I ' , • • ·/. • • • • l •·I . I I• I ........_ • 0:::: CV O <( f--- ;.i~ ( 14 ,~. ______,.,_.. j • ' ~ I I • ,,--.._ ... --- ~_.,, ! - - .----- • • ~ - - . . . , .... I I I ......, _ , .,, ...... _ • I 0 oc LDR / I ... . . . .. . ...... . ..... -----i-1- I L 11 ::::P OSP I~ ::; • !J (/J 11 MILE RD w > <( oc w z f-- V) __J 0 33 RR . .. l ... ., .. ., H I w ~ ,-• •• • I/ 0 vi ~ z 0 - ·~ LDR~ 1 I.. o-d: I ! \ .t? r•-...... I I II I I OOUlmMC> :L • • • 10 MILE RD. w ~ ~ (PLAINFIELD TWP .) 0 .. ..--=~-- I • 35 "-- w " w er0> z RR 1 l.J z w > __J __J w ~ ...., __J 0 ~ :5 (/J w z a: ALGOMA TOWNSHIP KENT COUNTY, MICHIGAN i': & 7 MAP 8 FUTURE LAND USE LEGEND: ~ "nn ~00 SCAI..( EXISTING LAND USE (1991} • CV - CONSERVATION RA - RURAL AGRICULTURAL RR - RURAL RESIDENTIAL OSP - OPEN SPACE PRESERVATION LOR - LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL LR LAKE RESIDENTIAL ~ MOBILE HOME PARK 0 OFFICE C COMMERCIAL I INDUSTRIAL 1' COMMERCIAL / OFFICE ADOPTED BY THE ALQOMA INDUSTRIAL PUBLIC / SEMI-PUBLIC USE CHURCH n ====== EXTRACTIVE RESOURCE 00000000 COUNTY DRAINS PRIVATE ROAD TOWNSHIP PLANNl~G COMMISSION ON NOVEMBER· 19, 1991 (JOO' F110W MOR GROUPS OF SINGLE FAMILY HOUSES •... --.... NATURAL RIVER DISTRICT [!] • IW"l"lCIOHI SINGLE FAMILY HOUSE I-,--;i - .----• = or £.<CH P/SP PUBUC/SEMI-PUBUC WPOZ WATERSHED PROTECTION OVERLAY ZONE ""'°' - - MOT ro ™ ) VISTA PROTECTION OVERLAY ZONE PROPOSED STREETS \~I! WW ~ngineerln; • 8clenc.""'~~, G,o.,,ern~6nta· Ser"1c•• OMs,on ~ g - - , HIia ,tn...,. •. c,.,.. , ..... WI - - • (t1t; ..l-'NOO � 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 Algoma-Twp_Master-Plan_1991 Creator An entity primarily responsible for making the resource Algoma Township Board, Township Planning Commission, Master Plan Task Force, Algoma Township, Kent County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991-11-19 Title A name given to the resource Algoma Township Master Plan Description An account of the resource Master Plan for Algoma Township prepared by the Township Board, Township Planning Commission, and Master Plan Task Force with the assistance of WW Engineering & Science November 19, 1991. Contributor An entity responsible for making contributions to the resource WW Engineering & Science (consultant) Subject The topic of the resource Master plan reports Algoma Township (Kent 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/983363555d7dea2549468aaefffa5eba.pdf 03c9b4c0e2da4aa3f9161d2a525e60f6 PDF Text Text C11YOF ALPENA COMPREHENSIVE DEVELOPMENT PLAN ADOPTED JUNE 26, 1990 �C11YOF ALPENA COMPREHENSIVE DEVELOPMENT PLAN ADOYI'ED JUNE 26, 1990 THE WBDC GROUP \l,cl'III< ,\., I' ll!f \"~"\l'\t. .I'll 11\1\.L I\. ,llU.)l,'-i �CITY OF ALPENA COMPREHENSIVE DEVELOPMENT PLAN Alpena City Council William LaHaie, Mayor Franklin Mcl<im, Mayor pro tern. Thomas Kelly, Councilman Robert Reicks, Councilman Thomas Twite, Councilman Alpena Planning Commission Paul Sabourin, Chair Carol Shafto, Vice-chair Peter Skiba, Secretary Robert Kane, Commissioner Steven Lappan, Commissioner David Karschnick, Commissioner Richard Phillips, Commissioner Richard Silver, Commissioner Sandra McDougall, Commissioner D. Lee Ballard, Planning Director Final Public Hearing: February 20, 1990 Adopted by the Alpena Planning Commission: June 26, 1990 Adopted by the Alpena City Council: June 26, 1990 �CITY OF ALPENA COMPREHENSIVE DEVELOPMENT PLAN CONTENTS 1 Mission Statement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Il. Market Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 A. B. 2 3 3 5 6 6 7 7 8 8 8 8 8 9 9 C. D. E. Market Description . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Image Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Gateways ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . 2. Major Corridors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. Harbor Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4. Downtown . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . 5. Character Conservation . . . . . . . . . . . . . . . . . . . . . . . . . 6. Thunder Bay River . . . . . . . . . . . . . . . . . . . . . . . . . . . 7. Industrial Bayfront .. . . . . . . . . . . . . . . . . . . . . . . . . . . 8. Wildlife Sanctuary . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9. Downtown Government District . .. . . . . . . . . . . . . . . . . 10. County Government District . . . . . . . . . . . . . . . . . . . . . 11. North Government/Institutional District ... . . . . . . . . . . 12. North Industrial Park . . . . . . . . . . . . . . . . . . . . . . . . . . 13. General Physical Image/Identity . . . . . . . . . . . . . . . . . . . Recreational Facilities . . . . . . . . . . . . . . . . . . . . .. ...... . .. 1. Local Recreational Facilities . . . . . . . . . . . . . . . . . . . . . . 2. Bikeway Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. Regional Recreational Facilities . . . . . . . . . . . . . . . . . . . . Community Facilities and Public Services . . . . . . . . . . . . . . . . . . 1. North Government/Institutional District . . . . . . . . . . . . . 2. County Courthouse and Annex . . . . . . . . . . . . . . . . . . . 3. Downtown Government District ...... . . . . . . . . . . . . . 4. Senior Citizens Center . . . . . . . . . . . . . . . . . . . . ..... 5. Cemeteries . . . . . . . . .. ... . .... .. . . . . . . . . .. . .. 6. Police and Fire Services . . . . . . . . . . . . . . . . . . . . . . . . 7. Public Works Garage and Material Storage Facility ...... 8. Alpena County Road Commission . . . . . . . . . . . . . . . . . 9. Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... .. 10. Higher Education . . . . . . . . . . . . . . . . . . . . . . . . . . . . Utilities ..... .. . . . . . . . . . . .. ... . . . . . . . . . . . . . . . . . . - i - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 10 13 13 14 14 15 15 16 16 16 17 17 17 17 20 �I Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sanitary Sewer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Storm Sewer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. 4. City Light Division . . . . . . . . . . . . . . . . . . . . . . . . . . . 5. Electricity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6. Natural Gas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7. Telephone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Regional Roadways . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Local Roadways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. Rail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4. Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5. Deepwater Port . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6. Transit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7. Intercity Bus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8. Improvement Needs . . . . . . . . . . . . . . . . . . . . . . . . . . . Demographics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Historical Population Growth . . . . . . . . . . . . . . . . . . . . . 2. Population Projections . . . . . . . . . . . . . . . . . . . . . . . . . 3. Resident Profile . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Economic Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Building Activity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Labor Force and Unemployment . . . . . . . . . . . . . . . . . . 3. Retail Sales . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4. Tax Base . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Housing Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Housing Profile . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Housing Conditions Survey . . . . . . . . . . . . . . . . . . . . . . Environmental Features and Limitations . . . . . . . . . . . . . . . . . . . 1. Soils . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Floodplains . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. Wetlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Woodlands 4. Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. I F. G. H. I. J. K. III. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 20 21 21 21 21 22 23 23 23 25 25 26 26 26 26 28 28 28 29 33 33 33 34 36 37 37 38 40 40 40 41 41 43 Strategic Plan (Mission Statement Goals, Policies, Priority Actions, Secondary Actions) 46 A. B. C. D. E. F. G. Promotional Efforts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Community Image . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Recreational Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Community Facilities and Public Services . . . . . . . . . . . . . . . . . . Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Population Stability and Housing . . . . . . . . . . . . . . . . . . . . . . . - ii - . . . . . . . 46 47 50 52 53 54 57 �H. I. IV. Economic Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Modification of Regulatory Tools . . . . . . . . . . . . . . . . . . . . . . . . 57 60 Implementation (Assignment of Task Responsibilities, Task Completion Target Dates, Funding Sources, Organizational Needs) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61 A. B. . . . . . . . . . 67 V. Capital Improvements Programming . . . . . . . . . . . . . . . . . . . . . . . . . . . 73 VI. Monitoring 74 VII. Future Land Use Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75 A. B. C. Future Land Use Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Land Use Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Future Land Use Actions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75 77 79 VIII. Current Plans and Policies Reviewed . . . . . . . . . . . . . . . . . . . . . . . . . . . 82 Appendix A: Resolution of Adoption by the Alpena Plan Commission. 83 C. D. E. F. G. H. I. ProlllOtional Efforts . . . . . . . . . . . . . . . . . . . . . . . . . . . . -. . . . Community Image . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Recreational Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Community Facilities and Public Services . . . . . . . . . . . . . . . . . . Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Population Stability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Economic Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Modification of Regulatory Tools . . . . . . . . . . . . . . . . . . . . . . . I I I - iii - .. .. . .. 61 61 63 65 68 69 70 71 �TABLES 1. 2. 3. 4. 5. 6. 7. Historical Population Growth and Population Projections, . . . . . . . Population by Race . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Population by Age Group, Median Age . . . . . . . . . . . . . . . . . . . Building Permit Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Labor Force, Unemployment Rate . . . . . . . . . . . . . . . . . . . . . . . Retail Sales by Store Group . . . . . . . . . . . . . . . . . . . . . . . . . . . State Equalized Valuation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 31 32 . . . . . . . . 4 19 24 30 39 42 45 81 34 35 35 36 FIGURES 1. 2. 3. 4. 5. 6. 7. 8. Image Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . Community Facilities . . . . . . . . . . . . . . . . . . . . . . . . Existing Road System. . . . . . . . . . . . . . . . . . . . . . . . Historical Population Growth and Population Projections Housing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . Environmental Features . . . . . . . . . . . . . . . . . . . . . . . Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . Future Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . I I I I I I- I I I - iv - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . �CITY OF ALPENA COMPREHENSIVE DEVELOPMENT PLAN I. MISSION STATEMENT The City of Alpena Comprehensive Development Plan is dedicated to improving the quality of life for all residents of the City of Alpena. To this end, the City of Alpena Planning Commission has developed the plan in accordance with the following general goals and activities: The physical image of Alpena will improve. • • • Increase and improve community promotion/lobbying efforts. Improve the city's appearance. Implement urban design and zoning recommendations contained in the Comprehensive Development Plan. The economy of Alpena will expand and diversify. • • • • • Maintain public utilities and improve as needed. Improve surface, air, and water transportation networks. Provide needed tourism amenities. Promote the development of the Harbor Area. Reinforce Downtown Alpena as a vital retail, entertainment, and office center. The population of Alpena will stabilize. • Provide sufficient housing for all income and age groups. The government of Alpena will operate effectively and efficiently. • • • • Provide quality and cost-effective public services and facilities. Preserve and increase property values and enhance revenue sources. Use financing and regulatory tools creatively and effectively. Offer attractive and diverse recreational facilities. The natural resources of Alpena will be protected. • Implement future land use recommendations contained in the Comprehensive Development Plan. -1- �II. MARKET ANALYSIS A. MARKET DESCRIPTION The City of Alpena is the major urban center in the northeastern part of Michigan's Lower Peninsula. Alpena is the financial, educational, cultural, and medical center for the six-county market area comprised of Alcona, Alpena, Iosco, Montmorency, Oscoda, and Presque Isle counties. The six-county area has a population of 100,100. The Alpena Market, part of Michigan's Sunrise Coast, features outstanding natural resources and recreational facilities. These assets have made the region an increasingly popular tourist and retirement destination. The area's predominant natural feature is Lake Huron- Alpena County alone has 50 miles of Lake Huron shoreline. The Alpena community is also an important mining, manufacturing, and recreational center. Alpena, settled in 1848 and incorporated as a city in 1871, was originally a lumber town, and river power was used for lumber, pulp, and paper mills, as well as electricity generation. Alpena was also an important commercial fishery center and ship provisioning port in its early years. The Detroit and Mackinac Railroad's arrival in 1887 began the process of industrial diversification. Limestone quarries in the area led to the establishment of the world's largest cement production complex. A spin-off industry of the cement plant is the Besser Company, which designs and manufactures equipment used to make concrete blocks. The Lafarge cement plant, the Besser Co., the Abitibi-Price Corp. hardboard plant, and the fletcher Paper Co. paper mill are among the leading base industries in the city. Alpena's harbor on Lake Huron at the mouth of the Thunder Bay River enabled the city to prosper during its heyday as a mill town and fishery center. The lakefront location then was critical to the success of the limestone mining/cement and forest products industries. Today, Alpena's riverfront and lakefront setting is a key to the city's emerging role as a year-round resort center. Alpena has excellent health care and educational facilities, and an unusually high amount of cultural amenities. Alpena General Hospital provides quality health care in a facility which has just undergone a $12 million expansion. Alpena Community College and the Alpena Public Schools provide a wealth of educational, cultural, and recreational facilities and services. In addition, the city has quality library and museum facilities and two live theaters, one of which is a professional theater. - 2 - �B. IMAGE ANALYSIS Every community projects an image. A community's physical image can be critical to its economic prosperity or even its survival as a desirable place to live. Tourism and business attraction are dependent to a great extent on community image. What image does Alpena project to the first-time visitor? The WBDC Group conducted an "image analysis" of Alpena to answer this question. A "physical image analysis" addresses important visual characteristics of the community, both positive and negative. Field observations are summarized below and on the analysis plan displayed on Figure 1. The Strategic Plan section of the Comprehensive Development Plan outlines recommendations for retaining positive aspects or improving negative aspects of Alpena's physical image. Gateways: The physical image of a city begins to be formed upon arriving at the outside edge of the community, when one enters through an imaginary "gateway" into the city. Alpena has three major gateways: the south gateway (US-23 South/State Street), the west gateway (M-32/Washington Avenue), and the north gateway (US-23 North/Chisholm Street). South Gateway: This gateway is located on US-23 South/State Street at the city limits. An attractive large welcome sign has been placed at this entrance, with some flower plantings. However, the sign is lost in the confusion created by competing signage in the immediate vicinity. To the east, there are positive views of Mich-e-ke-wis Park, the ice arena, and Thunder Bay. Still, the ice arena and park and entry sign area are not unified as well as they could be. Also, the ice arena sign is unattractive, which contrasts with the positive image projected by the arena itself. West Gateway: The intersection of M-32 and Bagley Street on the west side of Alpena forms this gateway. This gateway lacks the improvements that have been made to the other two major gateways, such as special welcome signs and flower plantings; thus, there is no feeling of arrival. In addition, there is a missed opportunity to inform visitors of and direct them to the nearby high school facilities. This entrance to the city will become increasingly important as improvements are made to the M-65 Highway west of Alpena. More and more traffic will be entering Alpena through the "West Gateway". North Gateway: This gateway is located at the intersection of US-23 North/Chisholm Street and Long Rapids Road/Johnson Street. Overall, this entryway into Alpena presents a very positive image with its proximity to the generally attractive North Government/Institutional District and the Alpena Wildlife Sanctuary. - 3 - �CITY OF A PENA ,...Odh lndustt\aj Park COMPREHENSIVE DEV ELOPMENT PLAN Good beginning toward utab llshlng • positive, cohulv• light lndustrlal d istrict Better control of slgn-si• and site d•"•loprnent could lur1her strenglh~n this area. North GoltWIY lack of ar,lyal. Need for bell., slgnage. Street scape/landscape statement to create a "gateway." Proximity 10 Government/ lnsUtulfonal District and WIid Ille Sanctuary/We11ands District of1ers potential to make a strong energy statement U.S ...23 North !Chfsholml Corridor UHi positive ol th• 3 entry corridors. Oppor1unlty to build upon 1n already pleu1nl corrklor between the Governrnenl/ lnslltullonal Ind Wlldtlfe Sanctuary Dlstrlct1. Polentbl t I ,lti tMCti Strengt scaptn(t. • HgNlr.g_ '-----'--------1-------+I"" • specw4 p,vlng • slgnaveJgraphlcs Potential to ntand tM i.tlstrlct lo laMNra Park •long.lM river. NMd 16 SCrMn pafillng. Co,ridor Is noMucrlpt between the river end the Coun1y Government District. County Government Dlslrlct otters potenllal •• • strong node betwMn the river and the ceo. Corridor bKomu non-descrlpt tMt~ County Govern~t District and the ceo. lmprovlld atrNtsc•~ could help the overall ldenUly or this corridor. ~rvl'Wt1land1 Plstdct I, / / Poaltlve Image end..,,. of lt.~ng n,iture In IN City. 16; :~ Lafarge (_ _ IM_A_G_E_A_N_A_LY_S_IS___j CrNtes strong r.creatlonal Ind wUdllle habitat Opportunl-1, ••. Fairgrounds' )evel ol maln l • nance needs lo Improve to become more poslUve •nd enh•nu tis reladonshlp 10 rh1er •nd w•U•nds. N LEGEND 0 ....... ...... • lack ol •rrlval at ma)or lnleraectlon. Need for better slgnage. Streelsea~•ndsc•pe st•I • ment 10 c, ..te a "gateway." Bulkt upon high schoot·a p,ox• tmlty to lnlerHctlon. Provkfes Iha harshest views •ong Thunder Bay with Ablllbl and LaF•ge. Often ~sents a sl•rk edge lo ......... PRIMARY CORRIDOR Nl• c.nt residenUal areas, • m'IOUgh Good potandal, p6Me lo, martne • ~ wm turthet strengthen .,,.. . . . . Lack ol good psdntrailnlblk• Mnuge to the ....,_ Need lof improved algMgei grephlal to klentlty publlc \, M-32 fWHhlng100) Conldor Many positive Images. • open space ol cemeteries and wlldllle Hncluary • many Hctlons of stately old homes and 1, ...11ned slrHts Positive lmag. brnka down In places - run down homes • slrlp commercial u$ • l W ' :! a: 0 South CIIOWIY Good large •c• Je s ign needs slronger landscape lratMwork. AddlUonal slgnaga Is cluttered and contu1lng. Ice rink and park could make stronger contribution to enlry s ttilement. GATEWAY Primary northl•oulh llnlt with gen•rous rlghl-ol way. Soulh .-net pre<fomlnantly •trip comm.rclal with lnstltullonal, transitioning to rasldenllal. z;t South CSIIII) CwrldPC Many posttJva Images with stately okf homes •nd tr... lined SltNfa. Some well done and some not so well done commercl•I strips. Missed opportunl!Jes with rare views ol Thunder Bay and lack of promln..,I pedeslrlanlblk• peths connecting open spaces, U.S. 23, and the wetartront. N•e<f ben•r slgnage/graph lcs to Identity bey.side open • paces along this corridor. Good ld•ntlftabte rram.wortl starwd by atrHt•captng begin• to crHt• s ome CMtlntte boundarlH. Need for grul• r con•lllency In UM or s trM lscape ateirn.nts. lack ol anting. NNd to expend lrNfmrtnf to all ol CBO, Hpeclally MSI ol lM rive,. lack ol scrNnlng makes most ~k}ng Iola• detraction. Small p&au •t comer of 2nd and Chfsholm ls • postttv. paopla•s-~- Need fo, more Inviting pedntrltln Jinks from 2rtd to IM cMc bulldlng clust•r and wat..-ffont araa. Lack of archttectu~ continuity In faeada treatments. tmp,o..,. menl OI lhls woukl rMke CBQ more coha•lve. • -- SCHM! • reu are acraened and buffeted wlU1 p&anUngs. Addition• ! scrHnlng of ground lavet KUYIUH from both res!~ CMnu•I • r•H IM'1f the water would do much to vlsually upgrade these areas. ••••••• SECONDARY CORRIDOR C4.ttf9flt lack ol CMa,On clarlty or organlntlon I• • hlndranc. lo ntabllShlng • HnN o r ...... ........ NNd ror ttrongtf' Mnk befWMn cao and harbor area. cao currently tum• H• back to Potent.r to crMttl • permarwnt l•mer·s nwuc n s-r1 or • CIIDlharbot Nnk. Good wetlftfronl oppof1unHlu southwnt of downtoWn with Thon,p9on Perk, ...., StrMt Petit, Slafllghl 8Mch and llk:h-+ll•wfs Pan. THE •AH M A I ' ~ • Y ntl CITY 0, AI.NNA., 0 4 00 1 00 1200/1100 WBDC SCllLE IN FEET GROUP ~,....... ,-.,.i ,..., . ,~......-.:... -.c.,. n:•......... x-, ~-...., •. , w ..x.: ·1.1,:: u .:- ,.,., :141., .~,:-:.•.""'.:.u ... u : ;,. .- 1.. �A welcome sign with some plantings has been installed at this entry. However, due to the deep building setbacks and the great amount of open space in this area, the current sign and plantings are undersealed and inadequate. Increased landscaping would help in this regard. In addition, the sign is different than the one at the south gateway, which conveys an inconsistent image. Major Corridors: A community's major traffic corridors are important elements that contribute to the formation of a community's image. Often a motorist will gain impressions of a city solely by the appearance of a traffic corridor used to travel through the city. Alpena has several heavily travelled corridors. Four of these corridors are discussed as follows. US-23 South (State Avenue) Corridor: The southern corridor into the city generally projects a positive image as it features some views of Thunder Bay and goes through a neighborhood characterized by stately old homes and tree-lined streets. The many waterfront parks along this route are some of the community's most important assets. The bayfront parks are not identified effectively, however, and can easily be missed. These facilities are not connected with each other as well as they could be; a more prominent pedestrian/bicycle path system would fill this deficiency. The commercial development at the south end of this corridor has some problems with excess signage, inadequate landscaping, and poor access control. These conditions do not contribute to a positive image. M-32 (Washington Avenue) Corridor: This corridor has many positive images, including the open green space provided by the cemeteries, the Alpena Wildlife Sanctuary, and the roadside park, as well as many sections of stately old homes and tree-lined streets. The positive image breaks down in places, however, with poorly maintained homes and poorly designed commercial strips found along the corridor. US-23 North (Chisholm Street) Corridor: Entering the city from the north, one passes through a relatively unattractive commercial strip south of the industrial park. The motorist then enters an already pleasant section of the corridor near the Holiday Inn and the North Government/Institutional District. This attractive section continues past the hospital facilities south to the river. At the Chisholm Street Bridge, there are outstanding views of the Alpena Wildlife Sanctuary. -5- �The corridor is nondescript between the river and the County Courthouse. However, the County Government District offers potential as a strong focal point between the river and the Central Business District, as it serves to break up the monotony of the strip with its attractive grounds and deep building setbacks. The corridor again becomes rather nondescript between the County Government District and the Central Business District. An improved streetscape could help the overall identity of this corridor. Ripley Boulevard: Ripley Boulevard, a primary north-south link, is characterized by a generous right-of-way. The south end is predominantly strip commercial with some institutional uses, but it transitions to residential. At the north end of the corridor commercial uses again predominate. The mixed-use character of the strip has the appearance of being unplanned; however, this corridor does not have a crowded feeling about it due to the buildings being set back farther than on some other commercial corridors in the city. Harbor Area: The Harbor Area is an invaluable asset for the City of Alpena, and the pleasant views of the bay and the nautical amenities contribute to form a very positive image. The recent expansion of the marina will further strengthen this area. A negative aspect of the Harbor Area is that it is not well connected to the Downtown retail area. Downtown currently turns its back to the harbor, and there is a need for a stronger link between these two important activity areas. The entire Riverfront Park/Marina/Bay View Park district currently lacks design clarity or organization, which is a hindrance to establishing a sense of place. The entire district lacks good linkages, such as pedestrian/bicycle paths connecting all of these facilities. Pedestrian/bicycle access to the water's edge is limited. There is a need for improved signage and graphics to identify public areas in the Harbor Area. The current signage is inconsistent and may discourage users who might mistakenly assume they are entering a private facility. Downtown: Many effective steps have been undertaken to improve the image of the Central Business District. For example, the small plaza at the corner of Second Avenue and Chisholm Street is a positive "people place" that provides a needed seating area (there is a general shortage of seating available within the Central Business District). In addition, the streetscape design serves to create identifiable boundaries for the shopping district and makes the atmosphere more inviting to pedestrians. However, some elements of the streetscape are not consistent. For example, trash receptacles and flower barrels are used which do not complement the original design of the streetscape elements. - 6 - �Further inconsistency will be evident when the streetscape design planned ·for the "Old Town Alpena" section of Downtown north of the river is installed. This new streetscape will be different than the contemporary style currently used- it will be a tum-of-the-century design complementing the historic buildings in "Old Town Alpena." This inconsistency does not project a negative image as long as the two streetscape styles are used in distinct areas (based on an updated Downtown design plan). Another concern is the lack of adequate screening of Downtown parking lots, which makes most of these lots a detraction. The unscreened lots expose wide spaces of unbroken asphalt when empty, and become cluttered eyesores when full. More inviting pedestrian links from Second Avenue to the civic building cluster and from Second Avenue to the waterfront area are needed to upgrade the image of this transitional area. Perhaps the most noticeable detraction from Downtown's image is the lack of architectural continuity in storefront treatments. The current appearance of many of the storefronts is dated and unappealing, as the dignified original architectural features of the buildings in most cases were covered up in the last few decades. The resulting mix of facade treatments is inconsistent, unattractive, and presents a cluttered image. Improvement of this condition by historic rehabilitation of Downtown storefronts would make the Central Business District more cohesive. Character Conservation: Alpena has an excellent collection of architecturally significant historic buildings. This unique architectural character conveys many positive images. Whereas in the past few decades Victorian homes and commercial buildings were considered to project a negative image, today such structures are a source of community pride and are considered important resources with a unique character much in demand by homeowners and business operators. Hundreds of communities across the nation have encouraged the historic rehabilitation of storefronts along their downtown Main Streets, and interesting and successful "gaslight" shopping districts have been created. The few Downtown commercial buildings in Alpena which have undergone historic rehabilitation present a positive image. In the past, new construction and renovation have often ignored the character of adjacent buildings. This has produced an unattractive mixing of architectural styles. However, the new savings and loan office building under construction Downtown has been designed to blend comfortably with the context of the historic buildings in Downtown Alpena. The use of this relatively new design technique projects a positive image, and the institution's new building will reinforce, rather than detract from, Downtown Alpena's unique character. Thunder Bay River: The Thunder Bay River has outstanding potential as a pedestrian linkage and recreational amenity within the city. Its many positive images include the existing parks and pedestrian/bike paths at Riverfront Park, LaMarre Park, and the Bi-Centennial path on the north side of the river between the - 7- �Chisholm Street Bridge and the railroad bridge. However, the lack of a consistent pedestrian/bicycle path limits the opportunity of access to the river in many areas. There is also a need for improved maintenance and treatment for the river edge in many places. Industrial Bayfront: The heavy industrial area which fronts on Thunder Bay provides the harshest views along the bay. The industrial facilities often present a stark edge to adjacent residential areas, although some areas are screened and buffered with extensive plantings. Wildlife Sanctuary: The Alpena Wildlife Sanctuary is a community amenity that projects a positive image of keeping nature within the city. The sanctuary provides strong recreational and wildlife habitat opportunities. The fairgrounds' relationship to the river and wetlands area could be made stronger. The appearance of the fairgrounds from Eleventh Avenue does not project a positive image. Downtown Government District: The collection of government buildings in Downtown -City Hall, the Library, the Federal Building, and the National Guard Armory- form a district of similar buildings with similar uses. However, this district is not thought of as having a distinct identity and is not as cohesive as it could be. County Government District: I The County Courthouse site presents a positive image. There is a missed opportunity, however, to unify the courthouse block with the County Courthouse Annex across the street. Pedestrian access between the two facilities is not well defined. Furthermore, the annex site is not linked in any way to the County's La.Marre Park along the river. These three facilities could be connected to create an attractive "County Government District". Parking lots behind the courthouse and the annex lack screening to soften the transition to the adjacent residential areas. i 'I North Government/Institutional District: While this district projects a positive image, there is a lack of cohesiveness. Signage and landscaping needed to unify the area are deficient. Also, the pedestrian crossing at Johnson Street that connects the two sections of the community college campus is not as well established nor as safe as it could be. - 8- �North Industrial Park: Overall, the organization of the industrial park is effective and is a good beginning toward establishing a positive, cohesive light industrial district. However, many elements typically associated with a quality industrial park setting are missing. Signage and site development controls currently used do not ensure the highest quality industrial site design. For example, loading and storage areas are generally not screened, and the placement of signs is inconsistent and even cluttered in some areas. General Physical Image/Identity: Alpena gives a mixed impression to the outsider. On the one hand, the city has many outstanding amenities which project positive images. In addition to the amenities discussed elsewhere in the Market Analysis section of the Comprehensive Development Plan, the city is characterized by neat, well-kept residential areas; clean streets and ongoing beautification plantings; excellent implementation of traffic control measures such as roadway markings, channelization, and user separation (bicycle paths and sidewalks); architecturally attractive and diverse houses of worship; and, a relatively mild climate. There are many opportunities for Alpena to distinguish itself in the area of attracting tourists. Fishing and hunting opportunities are endless, as are opportunities for other year-round outdoor activities. The distinctive ethnic flavor of Alpena is another asset which is currently underutilized in promotional efforts. Other opportunities include corporate tours and observation of quarry operations, as well as promotion of the scuba diving and sink hole exploring opportunities. There are several conditions which do not contribute to a positive image for Alpena. Current graphics and signage used to identify City of Alpena facilities are nondescript and may need to be upgraded. Consistent and attractive identification of all City recreational facilities would encourage more use of these facilities by tourists. The graphic quality of water tower markings is inconsistent and in some instances, dated. The signage and parking at the ice arena needs to be upgraded, and the facility may be underutilized from the standpoint of community-wide marketing efforts. - 9- I �C. RECREATIONAL FACILITIES Recreational opportunities in northeast Michigan will need to play a vital role in the diversification and expansion of the region's economy. Recreational facilities both within the Alpena city limits and in the surrounding area not only help attract tourists, but are important components of Alpena's quality of life. A description of both local recreational facilities within the Oty of Alpena and regional recreational facilities follows. Local Recreational Facilities: The current City of Alpena Recreation Plan was prepared in 1989. The plan includes proposed park improvements and implementation strategies. The facilities provided at each park as well as the recommended improvements from the plan are discussed below. Coastal Parks: Mich-e-ke-wis Park, located along the city's southern boundary, includes two large public beaches, Starlight Beach and Mich-e-ke-wis Beach. Opportunities at this park include picnic facilities, a shelter building (including restrooms, concession stand, locker rooms, and an office), tennis courts, two children's play areas, two ballfields, the ice arena, and bikeways along US-23 and along the beach. Recommendations for this park include improvements to parking areas, picnic tables, benches, pedestrian pathways, landscaping improvements near the water treatment plant, reconstruction of the tennis courts, and the acquisition of additional property to allow for expanded views of the park. The Alpena City Council has established the goal of having a recreational vehicle (R.V.) park in the Alpena Area. However, a 1987 feasibility study commissioned by the City concluded that the development of a public RV Park at Mich-e-ke-wis Park would not be economically viable. Plans to provide an additional R.V. park are currently under study by the Planning Commission. Recreational facilities at the Harbor Area and Bay View Park include a bandshell, two basketball courts, a ball diamond, four tennis courts, two volleyball courts (basketball, ball diamond, tennis, and volleyball facilities are property of the Alpena Public Schools), a tot lot, the Small Boat Harbor /Marina, a boat launch, and a fish cleaning station. The small boat harbor has been expanded to include a total of 132 boat slips. Planned improvements for this area include the addition of attractions for pedestrians, fishermen, and the non-boating public, such as pathways, landscaping, signs, and picnic tables. As discussed in the Image Analysis Section of the Comprehensive Development Plan, the Harbor Area and Bay View Park complex lack cohesion, as individual amenities are not well configured in relation to each other or the entire complex. While the provision of the bandshell was a successful community effort, its specific location may not have been ideal with respect to the entire park layout. The bandshell seating area needs definition. All further improvements to the Harbor Area and Bay View Park should strictly follow the City's Outdoor Recreation and Park Master Plan as most recentlyadopted by the Park and Recreation Commission and the Planning Commission. - 10 - �Riverfront Park located near the mouth of the Thunder Bay River in the Downtown area is divided into North and South Riverfront Parks. South Riverfront Park provides the following facilities: dock fishing, docking of larger watercraft, picnic tables and benches, concrete walkways, an open space area, and a parking lot. North Riverfront Park incorporates active and passive waterfront recreation. According to the park's master site plan, the following facilities are planned: boat launch (completed), boat mooring, a parking lot (completed), a shelter building/amphitheater, a fishing pier, a boardwalk, an open lawn area and landscaping, and a pedestrian linkage to South Riverfront Park and to Downtown. Phased implementation of this plan was recommended because of its high cost. These improvements have begun and already have added much to the appearance of this highly visible facility. Two other Oty parks are located along Lake Huron- Blair Street Park and Thompson Park. Blair Street Park, a small neighborhood park located on Thunder Bay, provides a beach and fishing area and a few picnic tables. Recreation Plan recommendations include keeping this as open green space with additional picnic tables, grills, and landscaping. The park also includes a pier structure which houses a major City storm sewer extending 320 feet into the bay. The City recently made improvements to this park, with financial assistance from a State Coastal Zone Management Grant. Thompson Park is a small one-acre park that provides a Thunder Bay swimming beach. Minor improvements recommended in the Recreation Plan include rebuilding the beach with new sand and a new retaining wall. Due to its small size, Thompson Park is intended as a more passive area and Starlight Beach is designated as an active beachfront park, as Starlight already has all needed amenities such as restrooms, adequate parking, etc. Other City Parks: Avery Park, a pocket park just north of Downtown, contains several shade trees and benches and serves as a rest stop for the elderly, a neighborhood play lot, and as open space. It is unlikely that this park will ever be enlarged. Therefore, planned improvements for this park are confined to its present limits. In conjunction with the "Old Town Alpena" project, Avery Park will receive a Victorian-style four-faced bronze clock and Victorian-style lampposts and park benches. Kurrasch Park is part of the Kurrasch Housing Project and contains limited playground equipment and an open field area. The City Housing Commission's office is located on site and includes a community room for indoor recreational use. The Recreation Plan recommends that this park be developed as a facility for low profile children's play. Other recommendations include the addition of a basketball court and park benches and the installation of a fence and landscaping to screen the railroad from the play areas. - 11 - �McRae Park provides both community-wide and neighborhood type recreational opportunities. Facilities at the park include: three fenced ballfields, two practice fields, a children's play area, two tennis courts, two parking lots that provide four basketball half-courts, a concession and restroom building, and a park shelter. The Recreation Plan recommends that the tennis courts be resurfaced and enclosed with perimeter fencing, the children's play area be expanded, additional spectator seating, park benches, and picnic tables be installed. A planting program also will be continued. The addition of three parcels of land at the comer of Merchant and Hueber Streets would help unify the park and provide space for use as a soccer field or permanent open space. The 40-acre Oxbow Park, located in the northwestern part of the city, was once used as a sanitary landfill and has been vacant for several years. Analysis in the 1989 Recreation Plan indicates that the residential areas adjacent to this 40-acre area are deficient in "community park" space. Facilities at this park include two ballfields and a shelter building/ concession stand. Planned improvements include four ballfields, four tennis courts, two basketball courts, a storage area and warming area, and a concession stand), several picnic areas, and children's play areas. A greenbelt/natural area would completely surround the park. County Parks: LaMarre Park is an Alpena County park located within the city limits just east of the Ninth Ave~ue Bridge. This park provides open space for picnicking, and is, along with the nearby dam site, an extremely popular fishing site. However, some improvements are needed at this facility, such as a sign notifying fishermen of the cleaning station at the Harbor. The Alpena County Fairgrounds include a campground with a camper sanitation station as well as a canoe launch, picnic area, and playground. These facilities are underutilized when the fair is not in operation, and existing signage is poor. Steps should be taken to better identify these important facilities. Alpena Wildlife Sanctuary: The Alpena Wildlife Sanctuary, a wetland area approximately 500 acres in size, is located in the center of the city along the Thunder Bay River. Recreational opportunities offered there include: boating, canoeing, fishing, nature study, picnicking and walking (on Sportmen's Island). The sanctuary provides all benefits associated with wetlands including habitat for various types of wildlife. The Alpena Wildlife Sanctuary Committee prepared a report in 1980 which analyzed the resources and future potential of the site. The committee recommended to retain the sanctuary for public use and to officially define and recognize the area. The Oty offered management support for Sportsmen's Island and the Bagley Street Bridge area. These two sites are the most heavily used for hiking and fishing activities. Sportsmen's Island, a Oty-owned park, is designated for passive recreation and environmental education by agreement with the Michigan Land Trust Fund, which provided most of the purchase money. The City has removed utilities and the vacant shelter building. - 12 - �Bikeway Plan: The 1983 Recreation Plan proposed a bikeway plan to serve as a connector between park areas and business districts within the city. The implementation of this system would require the installation of identification signs and bike racks. Regional Recreational Facilities: Regional recreational facilities are important components of the City of Alpena's tourist industry. Some of the regional recreational opportunities that play an important role in the city's economy are discussed as follows. The Thunder Bay Underwater Preserve encompasses all of Thunder Bay as well as other off-shore areas of Alpena County to a depth of 150 feet. The preserve has one of the highest concentrations of shipwrecks in the Great Lakes. The preserve attracts many divers, but the potential of this resource from the standpoint of tourist attraction has not been fully realized. Fishing in the Alpena area is exceptional. The Thunder Bay River above the dam offers smallmouth and largemouth bass, northern pike, panfish, and perch. Below the darn and into Lake Huron, anglers catch salmon, lake trout, brown trout, and rainbow trout, and some pike, walleye, and channel catfish. Hunting opportunities in the Alpena region are outstanding. Hunters can find both large and small game animals and game birds common to Michigan. Thousands of acres of State-owned land are available for hunting in the Alpena region. Cross country skiing in the winter and hiking in the warm months are also popular activities for this area. Within 20 miles of the city are several hiking trails and natural areas available for these activities. Norway Ridge, Chippewa Hills Pathway, Besser Natural Area, Ocqueoc Falls, and the Wah-Wah-Tas-See Pathway are a few of the areas where skiing and hiking are offered in beautiful natural settings. Another popular activity in this region during the winter is snowmobiling. Devil's Swamp Trail, located south of the city, offers 27 miles of marked trails. Indian Reserve Trail, off Indian Reserve Road, has six miles of snowmobile trails. In addition, the State Forest areas are available for snowmobiling at no cost. Golf is another activity offered to the tourist in northeastern Michigan. Two 18-hole golf courses located near Alpena are the Alpena Golf Oub and Alpena Country Club. There are three other golf courses within a half-hour's drive of Alpena: Thunder Bay Golf Course in Hillman, Rogers City Golf Course, and Springport. In addition, there are numerous county parks, State parks, and State Forest campgrounds in the Alpena region. - 13 - �D. COMMUNITY FACILITIES AND PUBLIC SERVICES: A community facilities location map is shown on Figure 2, the Community Facilities Map. North Government/Institutional District: This area in the northern part of the city includes the Alpena Civic Center, the Jesse Besser Museum, Alpena Community College, Alpena General Hospital, the Alpena County Sheriff Department and Jail, the District #4 Health Department, and the Northeast Michigan Mental Health Complex. Each of these facilities is discussed below: 1. Alpena Civic Center: The Alpena Ovic Center contains meeting facilities for conventions and community groups and offices of the Alpena Area Chamber of Commerce. 2. Alpena Community College: Alpena Community College's main campus offers courses in applied sciences and general studies. Arrangements for offering advanced undergraduate and graduate courses through Central Michigan University and Lake Superior State University have recently been made. 3. Jesse Besser Museum: The Jesse Besser Museum exhibits cultural and historical displays for public benefit. museum is fully accredited and is a major tourist attraction in the city. 4. The Alpena General Hospital: This facility was constructed in the 1930s and has recently undergone a $12 million expansion. These new facilities enable the hospital to continue to provide quality health care services to residents from throughout the Alpena market area. Alpena General Hospital is an important community asset and its excellent reputation has helped to attract retirees to the region. 5. County Sheriff Department and Jail: These services are located in a modern facility on the southeast corner of Chisholm and Johnson Streets. 6. Northeast Michigan Mental Health Complex: A new Northeast Michigan Mental Health Complex is planned for a site adjacent to Alpena General Hospital on Johnson Street. - 14 - �7. District #4 Health Department: The District #4 Health Department is located in the former County Farm facility, a historic structure on the east side of Chisholm Street just north of Alpena General Hospital. County Courthouse and Annex: The County Courthouse and annex house County of Alpena offices and courts. The Courthouse, considered an art deco landmark, is listed in the National Register of Historic Places. Downtown Government District: This district contains the following facilities: City Hall, the Library, the Federal Building, and the Armory. Each is briefly described below. 1. City Hall: The Alpena City Hall contains City administrative offices as well as the police department. This facility is near capacity. 2. George M. Fletcher Public Library: This quality facility, across from City Hall, houses the Alpena County Library. The library offers a wide variety of community services, including lectures and a full range of children's programming. 3. Federal Building: This building is located near City Hall along the Thunder Bay River. The building is used by only one full-time office (Coast Guard Auxiliary), and is considered by the General Services Administration to be underutilized and a candidate for being put up for sale. Re-use of the building should be explored, as the building's architectural style cannot be replaced and it helps to form, with City Hall and the Armory, a complex with a traditional monumental civic character. The character of this "Downtown Government District" provides continuity with the community's past. Possible uses for the building include government offices, a maritime or lumbering museum, a tourist or business information center, or office space for a professional firm, such as a law office. 4. National Guard Armory: This building located just east of the Federal Building, provides space for community groups to hold meetings or exhibits, as well as larger gatherings such as wedding receptions. - 15 - �Senior Citizens Center: The Senior Otizen's Center provides services and activities for the elderly. The facility is conveniently located between the two large senior housing facilities on the south side of the Thunder Bay River, just northwest of Downtown. The facility does not take full advantage of its riverfront location, and various site improvements could be made to provide an outdoor activity area on the river side of the building. Cemeteries: There are three cemeteries in the city which are operated and maintain~ by City employees. The 61-acre Evergreen Cemetery is owned and operated as a public service. Two cemeteries, Hebrew and Grace Lutheran, are privately owned but are maintained by Oty staff. Holy Cross Catholic Cemetery, located along M-32 near the other cemeteries, is privately maintained. Police and Fire Services: The Oty's Central Fire Station building located on the comer of Third Avenue and River Street, is in relatively poor condition. The North Fire Station is located on Oldfield Street near the Ninth Avenue Bridge. Although the North Station is relatively new, it has developed foundation problems due to poor fill (this facility was built on approximately 30 feet of sawdust). The present location of the two fire stations in relatively close proximity to each other is undesirable. The City may need to seriously consider consolidating the two stations into a single new station in light of rising costs and the condition of the existing facilities. It also may become increasingly necessary to provide a station in the southwest area of the city, as commercial and residential development continues along the Hobbs Drive/Bagley Street corridor. The pace of development in this area will be accelerated upon completion of the U.S. 23 Bypass along Hobbs/Bagley. Alpena Township has stations on North US-23 and on State Avenue south of the city. The City and Township fire departments should continue past cooperative efforts and should explore new ways to work together. The City's police department operates out of City Hall, where police facilities are becoming cramped for space. Therefore, the City has considered consolidating the police department along with the fire services to one new facility. The preferred location for the new facility is at the intersection of Sixth Avenue and Chisholm Street, across from the Senior Otizens Center. The site was purchased with a federal grant designated for site acquisition for a future combined facility. - 16 - �Public Works Garage and Materials Storage Facility: The Public Works Garage is located on Campbell Street adjacent to a residential area. This has been identified as a location of incompatible land uses, but the garage site is zoned for industrial use. The Public Works Department has discussed ways to combine the garage with the Materials Storage Facility in order to eliminate the travel distance between the two facilities. The City of Alpena Public Works Department maintains the Materials Storage Facility on Long Lake Avenue near the north city limits. The facility is approximately three miles, by city street, from the Public Works Garage. Alpena County Road Commission: The Alpena County Road Commission's (ACRC) newly constructed building is located on Bagley Street. This facility will be able to serve the County's needs beyond the next ten years. Bagley Street was recently upgraded to a two lane paved roadway and is planned to become a US-23 bypass route around the Alpena Central Business District. Elementary and Secondary Schools: The Alpena Public Schools operates the following ten elementary schools: Ella White, Hinks, Lincoln, Long Rapids, Maple Ridge, Hubbard Lake, Sanborn, Wilson, Besser, and Sunset. Thunder Bay Junior High and Alpena High School also provide public education for the area's youth. These schools also provide numerous recreational facilities for public use, including the Plaza Pool at Alpena High School. The three parochial schools in the area are St. Anne (K-8), St. Mary (K-6), and Immanuel Lutheran (K-8). The School District has vacated the Bingham School facility at the northeast comer of Fifth and McKinley Avenues. Potential redevelopment of this facility for residential use has been investigated. Higher Education: Alpena Community College, located on the north side of Alpena, east of U.S. 23, plays a key role in the educational, economic development and labor force development efforts in the Alpena community. Enrollment has grown 33 percent in the last 5 years, with nearly 2,500 students enrolled in the Spring Semester, 1989, with 1,800 of those being at the Alpena Campus. The student body has includes a high percentage of non-traditional students, with an average student age of 29 years. The College places a strong emphasis on meeting the career training needs of Northeast Michigan. For example, a new program has been developed to train corrections officers, to meet increasing demand for certified qualifications in this area. Outreach to the community is also an important part of the College's mission. In 1988, the College established the Center for Economic and Human Resource Development. This was intended to focus - 17 - �the College's activities which serve economic development and service to the Northeast Michigan business community. Services which are provided in the Alpena area through the Center include coordination of community volunteer programs through a Volunteer Center, customized training programs for area businesses, career planning assistance in area high schools, business startup and expansion planning and consultation services and operation of an industrial and environmental testing lab. - 18 - �E. UTILITIES The City of Alpena offers sanitary sewer and water services to the majority of residences and businesses within the city limits and portions of Alpena Township. The operation and maintenance of these facilities is handled through a private operator under contract with the City. The service areas for the City's water and sanitary sewer systems (within the city limits) are shown on Figure 2, the Community Facilities Map. Water: The City of Alpena receives its water supply from Lake Huron's Thunder Bay. The original sections of the City's water system were built in the 1920s. The City plans to institute a 2 percent per year replacement program for both water and sanitary sewer systems. Water usage for the City averages 2 million gallons per day. This number may be deceiving because it represents an average of periods of high and low usage. The current operating capacity at the water treatment plant equals 5.25 million gallons per day. The maximum design capacity of the facility equals 8 million gallons per day. Water service is provided within the city limits and to approximately 50 percent of residences in Alpena Township (primarily the portion south along US-23). Residents in the Long Lake area, Ossineke area, and the residential developments in between have also expressed some interest in connecting to the City's water system because of poor well water quality. Proposed development may add approximately 275 new customers in the short term. Service to areas north of town is limited due to the presence of subsurface bedrock. If the service area is expanded, there will be a need for additional dear well storage or increase in the plant's existing mixed media filter rate. The City is currently utilizing 38 percent of its total water system capacity. Accommodating the expected increase in the water distribution system may require some expansion of the water treatment facility. Provisions have already been made for such expansion on the south side of the existing plant. R. S. Scott Engineering conducted a needs assessment of Alpena's water system in 1968. Several of the improvements recommended in this study have been implemented. Establishment of a new water intake location is still under consideration but is not planned at the present time due to cost constraints. This was proposed to avoid potential water pollution problems which could exist at the present location near the mouth of the Thunder Bay River. Sanitary Sewer: Alpena's wastewater treabnent facility is located at Water Street and Harbor Drive at the mouth of the Thunder Bay River. This facility was updated in the early 1970s. Its current treatment capacity is 5.25 million gallons per day. The City is now using 67 percent of this capacity. - 20 - �The City provides sanitary sewer service to a majority of homes within its boundaries, as well as some areas of Alpena Township. Septic systems are still in use at approximately 85 scattered locations within the service area. The areas north of the city which have bedrock close to the surface are difficult to serve. This condition has hampered development in these areas. Recent expansion of the service area has occurred in several areas to the south and west of the city. An effort is being made to upgrade two percent of the sanitary sewer system and water distribution system each year. Storm Sewer: The majority of streets in the city are comprised of an urban cross section with curb and gutter, drainage structures, and an enclosed storm sewer system. New storm sewer is installed when curb and gutter is added as part of new developments. The majority of the storm sewers outlet at various points along Thunder Bay River. The city currently does not experience significant flooding of the storm sewer system, even during periods of frequent or heavy rainfalls. The dams along Thunder Bay River provide effective flood control. An increase in improved land within the city should not have a significantly negative impact on the City's storm sewer system as long as adequate storm drainage measures are provided as part of the development. Such measures might include the provision of stormwater detention basins or retention ponds. City Light Division: The City of Alpena owns its street light system (approximately 1,021 street lights), which currently illuminates nearly every street intersection in the city, with mid-block illumination provided on various major streets and in the Downtown area. Electricity: The Alpena Power Company provides electrical service to the community and its environs. This private utility firm owns a number of hydroelectric power generating facilities situated at dams along the Thunder Bay River. Within the city limits, one such facility is located just north of the Ninth Avenue Bridge. Alpena Power's corporate offices are located Downtown on Second Avenue at the river. Natural Gas: Natural gas service is provided to the City of Alpena by Michigan Consolidated Gas Company (MichCon). MichCon has facilities in two locations in Alpena: an office facility on Chisholm Street in Downtown and a service facility on US-23 north of the city. - 21 - �Telephone: Telephone service is provided in the Alpena community by GTE North Inc. GTE has facilities in both Downtown Alpena and in the North Industrial Park. - 22 - �I TRANSPORTATION I I Recent planning efforts aimed at increasing public awareness of Alpena's many attributes have focused on transportation as a major issue. In particular, roadway improvement needs have been identified which will facilitate circulation in and around the city and increase accessibility to the northeastern Michigan area. The need for more frequent and direct commercial air links to larger hubs downstate has also been cited. The Alpena deepwater port has been upgraded with the completion of the Second Avenue drawbridge project, and additional improvements are being considered. These measures are seen as vital ways to encourage economic growth and promote tourism in the region through upgrading of the transportation system. Regional Roadways: I I U.S. Route 23 (US-23), which follows State Avenue and Chisholm Street, provides primary north-south access to Alpena. This two-lane roadway is a designated State trunkline and follows the western shore of Lake Huron for much of the way between Standish and Mackinaw Oty. Access from the west is served by M-32, another two-lane State route which follows Washington Avenue within the city limits. A third trunkline, M-65, provides additional north-south access to central Alpena County. Access to Alpena has been hampered by the circuitous nature of US-23 along the lakeshore as well as M-32 and M-65 which contain many jogs, hills and sharp turns. At times, heavy seasonal and recreational traffic overload the two-lane trunklines in this area, causing many to avoid these routes and opt for more easily accessible destinations. US-23 is heavily utilized by commercial trucking lines and hazardous waste haulers due to load limit restrictions along portions of M-65. The result is conflicts between local traffic and through-passenger vehicles and trucks. Local Roadways: Travel within the City of Alpena is primarily served by US-23 and M-32, which intersect in the heart of the Central Business District. Residential and commercial development which has occurred along these trunklines has reduced their ability to function mainly as through-routes and instead, these roads must serve as primary access to many adjacent properties. As a result, volumes on the trunklines are nearing their current capacities. Several County and.local roads carry traffic to and from the outskirts of the city, but most of these eventually connect back to the two State routes rather than bypassing them. Figure 3 displays the City of Alpena Act 51 Map and traffic count data. I ~ I I I I , Arterial and collector streets are evenly distributed throughout the city. Ripley Boulevard and Second Avenue, carrying traffic volumes comparable to US-23 and M-32, can be classified as major arterial streets. Ninth, Eleventh, and Grant Avenues, as well as Hobbs Drive/Bagley Street and Long Rapids Road have lower volumes and appear to function well as minor arterials. The presence of only four bridges over the Thunder Bay River poses some constraints on cross-town travel, but based on current volumes, it does not appear that an additional crossing is needed at this time. The collector roadway system is comprised of streets similar to Oldfield Street, Miller Street, and Third Avenue. The current volumes on the majority of these streets are below their estimated capacities. - 23 - �CITY OF ALPENA COMPREHENSIVE DEVELOPMENT PLAN -- -- I ---I I I I t' . . . . .. ·. · :· '. I .- - ' - - - - - t - - - " t t " r : /·1 L__ __ 1 rr-··- I! -~ - J ( EXISTING ROAD SYSTEM 7 LEGEND 0 STATE TRUNKUNE ••••••• COUNTY PRIMARY COUNTY LOCAL MAJOR STREET \, LOCAL STREET (YEAR) 10,000 ADT-AVERAGE DAI LY TRAFFIC l'!Qif; STREET CLASSIFICATIONS BASED ON ACT 51 MAP APPROVED BY MOOT ON 4-17-86 THE t 400. 100 120Gl1100 SCilLE ·IN FEl!T \\'RDC C.ROL'P ~~';"° \OCMC.,\. ' ~• 1• JJ.MiCICIO ~ ===== ""'""" I.ASIUCl>l71J1'0 ~ •• l• 1W.. Ul �I l Alpena's local street network has developed in a grid fashion, paralleling either the Thunder Bay River or Lake Huron shoreline. Washington Avenue, Campbell Street, and Baldwin Street all bisect the city diagonally, creating a number of angled intersections at side street locations. Other roads within the city contain jogs or offsets, due to the proximity of the river, lakeshore, or the Detroit & Mackinac Railroad tracks, which result in poor operation. A majority of the local streets within the community, including primarily residential streets, extend for a number of blocks. One drawback to this scheme is that a number of side street intersections are created along major thoroughfares such as Washington Avenue, Chisholm Street, Second Avenue, and Ripley Boulevard. Rail: The City of Alpena and surrounding region are served by the Detroit and Mackinac Railroad. The tracks follow the general alignment of US-23 as far north as Alpena, then head inland to the northwest toward Mackinaw Oty. Several spurs run along the east side of the Thunder Bay River to serve industrial sections of town. Although the railroad tracks cross major roadways at several locations throughout the city, traffic delays are not frequently experienced, due to the low volume of train traffic in the area. Of note, however is the coexistence of periodic train traffic with vehicles on Tenth Avenue near Chisholm Street and on Fletcher Street, just north of the Abitibi-Price Corp. facility. Tracks running down the center of the roadway are not separated in any way from cars, posing a potential safety problem for those unfamiliar with the area. Airport: Alpena County Regional Airport, formerly Phelps Collins Field, is located west of Alpena on M-32. The airport is County-funded and is the only airport in close proximity to the city. The facility is home to the Phelps Collins Air National Guard Base at the present time, and also provides general aviation services and limited commercial air service. Welch Aviation and Aviation North, both of Alpena, provide charter and flight services. Commercial air service has been felt to be inadequate since federal deregulation and lobbying efforts are underway to improve commercial air service to the area. This lobbying effort has been identified as a primary Alpena City Council objective. Currently, Great Lakes Airlines provides daily roundtrip service to Detroit (Metro Airport B Concourse) and Sault Ste. Marie (with connections to Chicago). Drummond Island Air also has daily round-trip flights to Detroit Metro Airport. Lobbying efforts are also attempting to guarantee the retention and expansion of Air National Guard activities at the airport. The economic benefits of the Guard presence are considered to be irreplaceable, and the Alpena City Council has made this lobbying effort a major priority. The airport functions as an important "gateway" into the Alpena community. passenger terminal does not have an effective welcome center. - 25 - However, the air �Deepwater Port: The port at Thunder Bay along Lake Huron can accommodate commercial shipping vessels at private facilities at Lafarge, Abitibi-Price Corp., Fletcher Paper Co., and Alpena Oil Co. One of the largest fleets on the Great Lakes, owned by Inland Lakes Management Company, utilizes Alpena's port. The completion of the Second Avenue bascule bridge has opened up the Thunder Bay River to commercial shipping and larger recreational boats as far upstream as the Ninth Avenue Bridge. Additional improvements under consideration include dredging and an improved tum basin upstream from the Second Avenue Bridge. Transit: Public transportation services within the Alpena area are provided by the City of Alpena-funded DART dial-a-ride system. DART service extends to shopping areas outside of the Alpena city limits. This operation is contractually provided by a private firm. Intercity Bus: Intercity bus service is provided to Alpena by Greyhound Lines. The Greyhound route which serves Alpena runs from Alpena south to Bay City. The bus station is located in Downtown Alpena on Washington Avenue. Improvement Needs: Alpena's ability to encourage new economic growth will be based in large part on the capacity and condition of the transportation system which serves the area. Improved access to the northeastern Michigan region will enhance its desirability to both new industry and year round recreational visitors. Alternatives for the upgrading of US-23, as well as M-65 and M-32, have been the topic of an ongoing study by the Michigan Department of Transportation. The current proposed improvement plan calls for upgrading of US-23 in stages, beginning at its south end, to serve primarily regional and local trips. In conjunction with these changes, portions of M-65 and M-32 would be modified to better accommodate commercial truck traffic. The 1988 MOOT U.S. 23 Study also endorses the implementation of the "Alpena Bypass", which would carry through-trips around the city via Hobbs Drive/Bagley Street/Genschaw Road and Hamilton Road. In connection with the Hobbs/Bagley route alternative for the Alpena Bypass, there has been discussion of improving Hamilton Road east of North US-23 to Wessel Road, and improving Wessel Road south to Ford Avenue. The plan would straighten Wessel Road by relocating the southern section eastward. In addition, Second Avenue east of Hueber Street would be improved to truck route specifications and extended eastward to connect to the realigned Wessel Road. The primary purpose of these improvements would be to better accommodate heavy truck traffic, including hazardous waste haulers, to the Lafarge Corp. and Abitibi-Price Corp. area by eliminating the need to travel through - 26 - �Downtown Alpena. Designating the Long Rapids Road/Johnson Street route east to the bayfront industrial area as a truck route has also been discussed as an alternative in conjunction with the development of the bypass. A number of changes to the local roadway network have been planned or implemented in recent years which will help to improve traffic operations. Implementation of a one-way street system in the Downtown area continues to be a viable method for increasing capacity of the existing system. The Second Avenue Bridge has been rehabilitated to better service traffic to and from the industrial areas on the east side of the river. The widening of Ripley Boulevard has made it a more viable route for north-south trips through town. Ongoing rehabilitation projects on streets such as Bagley Street, Second Avenue, and Miller Street will better serve local traffic. In addition the LaFarge Co. plans to remove the viaduct over Ford Avenue near the Lafarge plant, to eliminate this long-standing traffic impediment. The need still exists, however, to address areas of potential concern along both State trunklines and major or local streets within the City of Alpena. Washington Avenue (M-32) contains several sections of narrow pavement and has several intersection alignment problems. The sharp angle at the intersection of State Avenue and Chisholm Street continues to slow through-traffic in this area. US23 contains several areas of on-street parking, heavy pedestrian traffic, and numerous side street intersections, which contribute to overall traffic congestion along this route. In addition, traffic accidents are highest in this area due in part to high operating speeds, lack of tum lanes at certain intersections and insufficient capacity during peak periods. Near the Central Business District, inadequate sight distance around existing buildings presents a safety hazard. The proximity of the Post Office on Second Avenue, combined with the wide pavement in this area creates congestion and illegal U-turns just east of the drawbridge. Delays and congestion are also experienced at the intersection of Oldfield Street and Second Avenue. Misaligned or offset intersections contribute to operational problems at several locations throughout the city. - 27 - �G. DEMOGRAPHICS Historical Population Growth: The population of Alpena County grew steadily from 1900 through 1980, with Alpena Township accounting for a third of that growth. Since 1980, the county's population has stabilized. The population of the Oty of Alpena has remained relatively constant throughout the century, but in terms of the city's share of the county population, the city's share declined to 37 percent by 1980. This change was consistent with national trends in suburban growth, and was reinforced by the unavailability of land suitable for development in the City of Alpena due to the presence of Lake Huron, the Thunder Bay River, wetlands, poorly drained soils, shallow bedrock, and so forth. According to the decennial U.S. Census counts, the City of Alpena's population peaked in 1960, when 14,682 residents were counted. The population of the city then began to fall slightly, consistent with national trends toward a smaller household size and the national loss in manufacturing employment. Another factor has been the change in availability of housing stock as neighborhoods, particularly along arterial and collector roads, have undergone transition from residential to commercial land use. Population change from 1960 to 1986 was estimated to be a reduction of 23.1 percent. One impact of this shift in population has been a relative reduction in State shared revenues, which are often allocated on a per capita basis. Table 1 and Figure 4 present population history data for the City of Alpena, Alpena Township, and Alpena County. Population Projections: The State of Michigan Department of Management and Budget projected in 1985 that Alpena County's population will remain constant through 2010. The City of Alpena is also projected by the Northeast Michigan Community Service Agency (NEMCSA) to remain stable through 2010. NEMCSA assumed that the city's share of the county population will remain a constant 36.5 percent, consistent with the 1980 to 1988 trend. This assumption is supported by the National Planning Data Corporation, which projects that the city's population will be 10,643 in 1993, a total of just over 35 percent of the county's population. The National Planning Data Corporation, a marketing research firm based in Ithaca, N.Y., uses a variety of current indicators to make its population estimates and projections. While overall population stability during the next 20 years appears to be the case, continued slight annual population decline in the city will occur into 1993 if the National Planning Data Corporation projection holds true (a drop in population of almost 13 percent from 1980 to 1993). The 1993 projection is based on current trends, and indicates the kind of decline that can be expected unless measures are taken to counter such trends. However, building permit data for the City in 1987 and 1988 show that past trends may not be continuing. Still, efforts must be undertaken to create a climate in which past population trends will not continue indefinitely. Table 1 and Figure 4 display population projections for the Oty of Alpena, Alpena Township, and Alpena County. - 28 - �Resident Profile: Alpena's population has a much higher percentage of White persons and is older on the average than the State of Michigan as a whole. Over 99 percent of the Oty of Alpena's population is White, in contrast to the statewide percentage of 85.0. Table 2 shows racial composition data for the City of Alpena, Alpena Township, Alpena County, and the State of Michigan. The median age of the city's population is currently estimated to be 34.5 years, which is higher than the statewide median of 31.7 years. One reason why Alpena's median age is higher than the state's median age is that the 65 years and older age group is estimated to comprise just over 20 percent of the city's population, which is substantially higher than the statewide share of 11.5 percent. While there is occasional concern expressed over the relatively high percentage of elderly in Alpena, this condition should not necessarily be thought of as a negative economic indicator, as retirees have brought economic booms to many communities across the country. Furthermore, an overwhelming majority of elderly persons live independently and require no assistance with activities of daily living, contrary to popular myth. Still, the Alpena community has an opportunity to expand and improve services and facilities to the elderly population, such as senior centers, health care facilities, ambulance services, dial-a-ride services, and the like. Table 3 gives current estimates of age group and median age data for the City of Alpena, Alpena Township, Alpena County, and the State of Michigan. - 29 - �Figure 4 Historical Population Growth and Population Projections City of Alpena, Alpena Township, Alpena County, 1880- 2010 • Alpena County ---o-- City of Alpena ,'ii 32000 Alpena Township 30000 28000 26000 24000 22000 C 20000 -g_ 16000 a. 14000 0 ca 18000 0 12000 - +- -······ · · · ~v~ J -•• ••r ~~~~. . ... ... . . . / I 10000 8000 6000 4000 2000 I····························· l.............. t. . . . ~ . :=. . ............... - + ....... " 0 1880 I 1890 1910 1920 y ~----. / +-~(" + -· · · · · · · ··· · · · I 1900 ~I 1930 I 1940 1950 Year 1960 1970 1980 1990 2000 2010 Sources: U.S. Bureau of the Census Michigan Department of Management and Budget National Planning Data Corp. Northeast Michigan Community Service Agency �Table 1 Historical Population Growth and Population Projections City of Alpena, Alpena Township, Alpena County, 1880 - 2010 City of Alpena Alpena Township Alpena County City's % of County 1880 1890 1900 1910 1920 1930 1940 1950 1960 1970 1980 1981 1982 1983 1984 1985 1986 1987 1988 1990 1993 1995 2000 2005 2010 6,153 11,283 11,802 12,706 11,101 12,166 12,808 13,135 13,805 12,214 1,675 2,932 6,616 9,001 10,152 11,942 9,958 11,535 9,827 14,682 18,254 19,965 17,869 18,574 20,766 22,189 28,556 30,708 32,315 32,454 31,940 31,387 31,375 31,105 30,900 31,100 30,757 31,939 30,139 32,034 31,977 31,600 31,059 11,290 11,150 9,635 10,643 9,415 11,337 Sources: 64.7 63.7 62.2 65.4 61.7 59.2 51.4 44.9 37.8 37.4 36.8 36.5 36.3 35.3 36.5 1880 - 1980, U.S. Bureau of the Census 1981 - 1987 estimates, Mich. Dept. of Management and Budget and U.S. Census Bureau 1988 estimates, 1993 projections, National Planning Data Corp., Ithaca, N.Y. 1990, 1995, 2000, 2005, 2010 county proj., Mich. Dept. of Management and Budget 2010 dty projection, Northeast Michigan Community Service Agency Table 2 Population by Race City of Alpena, Alpena Township, Alpena County, State, 1980 City of Alpena Alpena County Alpena Township State of Michigan White Black Asian Other 99.3% 0.1% 0.2% 0.4% 99.5% 0.0% 0.1% 0.4% 99.4% 0.1% 0.1% 0.4% 85.0% 12.9% 0.6% 1.4% % Hispanic 0.2% 0.2% 0.2% 1.8% % % % % Note: Hispanics may be of any race. Source: U.S. Bureau of the Census - 31 - �Table 3 Population by Age Group, Median Age City of Alpena, Alpena Township, Alpena County, State, 1988 City Township County State 0-9 years 10-14 years 15-17 years 18-24 years 25-34 years 35-44 years 45-54 years 55-64 years 65-74 years 75+ years 13.0% 5.7% 3.8% 11.5% 16.9% 12.0% 8.1% 8.8% 11 .3% 8.9% 14.1% 6.6% 4.9% 9.8% 18.2% 13.0% 11.1% 9.4% 8.1% 4.9% 14.3% 6.5% 4.6% 10.1% 17.4% 12.5% 9.4% 8.8% 9.6% 6.8% 15.0% 6.7% 4.7% 11.3% 18.4% 14.3% 9.1% 8.9% 7.1% 4.4% Median age 34.5 33.1 33.4 31.7 Source: National Planning Data Corporation - 32 - �ECONOMIC CHARACTERISTICS The economic condition of the Alpena area has been the subject of much discussion and analysis in recent years. A major economic readjustment strategy (Target 2000) was completed in 1988 by the Midwest Research Institute (MRI). The MRI study analyzed current conditions, made a set of comprehensive recommendations, and also contained a target industry analysis. Overall, the MRI study presents a thorough analysis of the local economy, and its analysis will not be duplicated here. However, a few economic indicators which directly affect land use planning decisions are presented below. Building Activity: Building activity trends are important in determining land use needs. Annual construction activity in the City of Alpena was fairly consistent from 1963 through 1975. During this period, an average annual number of 20.4 residential units were built in Alpena, and the total number of all building permits averaged 279 annually. This period was followed by three years of greatly increased residential building activity (1976 - 1978), with 1977 being the peak year for construction activity in Alpena. A major drop in construction then took place, leading to no single-family homes or commercial buildings being built in 1982. Single-family building activity remained stagnant through 1986, but some recovery was evident in 1987 and 1988. Commercial permits issued were up slightly in 1986 and 1987. Table 4 provides building permit data for the Oty of Alpena. Labor Force and Unemployment: The unemployment rate in Alpena County paralleled the statewide unemployment rate and rose dramatically from 1980 to 1982. The county's unemployment rate peaked at 20.9 percent in 1982. Recovery in employment rates has been slow in Alpena County, however. While the statewide unemployment rate has declined steadily and is approaching national levels, the county rate in 1988 was still 3.5 points higher than the state rate, and twice as high as the U.S. unemployment rate. This high rate persists in spite of the fact that the labor force in the county has lowered considerably. The annual average county-wide labor force dropped by over 3,000 persons from 1980 to 1986. (There was a slight gain in the county labor force from 1986 to 1987, however.) Table 5 gives 1980s labor force and unemployment data for Alpena County. - 33 - �I I Table 4 Building Permit Data City of Alpena, 1980 - 1988 I I I I No. of Residential Units No. of Commercial Permits Total Permits 7 252 200 177 298 312 338 264 1963 1964 1965 1966 1967 1968 1969 35 26 17 15 17 15 12 1970 1971 1972 1973 1974 1975 1976 1977 1978 1979 12 28 27 21 22 18 50 72 56 34 12 11 9 11 6 3 17 5 9 7 334 333 364 297 234 222 322 405 341 333 1980 1981 1982 1983 1984 1985 1986 1987 1988 17 13 0 3 1 3 5 13 12 3 3 0 2 5 4 8 6 3 327 271 196 256 223 293 379 387 475 7 3 8 7 5 6 Source: City of Alpena Building Inspector Retail Sales: Retail sales in the Alpena area have been relatively strong in spite of the economic downturn experienced in the community. All major retail store groups except General Merchandise and Automotive experienced drops in total sales from 1981 to 1984, but a partial recovery in sales occurred in all of these groups by 1987. General Merchandise and Automotive sales continued to grow from 1984 to 1987, and strong sales in these two groups is the major reason for overall retail sales increases from 1981 to 1984 and from 1984 to 1987. Table 6 lists retail sales by six "store groups" in Alpena County for 1981, 1984, and 1987. - 34 - �Table 5 Labor Force, Unemployment Rate Alpena County, State, 1970, 1980 - 1988 Annual Averages Labor Force 1970 1980 1981 1982 1983 1984 1985 1986 1987 1988 Employment 13,600 13,400 12,225 12,450 11,050 11,075 10,875 11,200 11,750 15,750 15,650 15,450 15,275 12,950 13,100 12,625 13,125 13,200 Unemployment Rate Unemployment 2,150 2,250 3,225 2,800 1,925 2,025 1,750 1,925 1,475 Coun!f State U.S. 7.9 13.7 14.4 20.9 18.4 14.8 15.5 13.8 14.7 11.1 6.7 12.4 12.3 15.5 14.2 11.2 9.9 8.8 8.2 7.6 4.9 7.1 7.6 9.7 9.6 7.5 7.1 7.0 6.2 5.5 Source: Michigan Employment Security Commission Table 6 Retail Sales by Store Group Alpena County, 1981, 1984, 1987 1981 1984 1987 Store Group Food ($000) 41,041 34,990 38,627 Eating & Drinking Places ($000) 13,562 9,341 11,032 General Merchandise ($000) 11,992 18,161 21,696 7,725 6,874 8,670 19,093 28,695 31,341 5,818 4,825 5,039 145,411 150,116 168,010 Furniture/Furnishings/ Appliances ($000) Automotive ($000) Drug ($000) TOTAL ($000) Source: Sales and Marketing Management - 35 - �Tax Base: The City of Alpena's 1988 State Equalized Valuation was $148,224,700. This valuation represents only a 3.6 percent increase from 1981- an average annual increase of approximately 0.5 percent. When measured against inflation, the City's tax base has actually been stagnant in the 1980s. Property tax revenues have not kept pace with increases in City operating costs, and the City has had to lower the cost of various operations and has implemented or increased user fees. Table 7 displays property tax base data for the City of Alpena. Table 7 State Equalized Valuation City of Alpena, 1976 - 1988 State Equalized Valuation $96,795,223 102,757,201 106,917,822 115,358,425 137,635,518 143,038,962 144,411,200 144,463,100* 145,068,900* 146,259,500* 146,844,500* 146,042,500* 148,224,700* 1976 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 1988 *Includes Commercial and Industrial Facilities Valuation Source: Oty of Alpena - 36 - �HOUSING CHARACTERISTICS Housing Profile: The predominant housing type in Alpena is single-family dwellings. Single-family residential areas in the city are generally well-maintained and attractive. Older neighborhoods are located adjacent to the Central Business District, while the newest single-family residential areas are located in subdivisions in the western area of the city near the high school and in the area north of the Alpena Wildlife Sanctuary. A housing conditions survey was completed in October 1988. Residential structures were rated on their exterior appearance. Three categories of maintenance were used in the rating process. The Housing Conditions Map displays the results of this survey. As expected, the older residential areas have the highest concentrations of structures with poor exterior conditions. However, the number of "poor" structures was limited, and it appears that County Housing Commission rehabilitation programs have been successful. Conversion of single-family dwellings into apartment houses has occurred in older sections of the city, and particularly along major thoroughfares such as Chisholm Street. The vacancy rate for these units appears to be low. Over a dozen apartment houses, buildings, or complexes provide market rate apartment units in the City of Alpena. These facilities are distributed throughout the north and west ends of the city. The City of Alpena Housing Authority operates 195 dwelling units for low income residents. Two of the complexes are oriented to the elderly and another two complexes are occupied by families. These facilities have very low vacancy rates, and waiting lists are relatively long. The two senior housing apartment complexes, Riverview Apartments and the Albert C. Fowler Apartments, are both on the northeast side of River Street, and overlook the Thunder Bay River. The Alpena Senior Citizens Center is located between the two facilities. Various housing developments oriented to the elderly have been provided by the private sector in recent years. In the city, the Pinecrest Manor complex and the retrofitted Wilson Dorm, a former community college residence hall, are notable examples of this type of senior housing, along with Birchwood Meadows in Alpena Township. Both local and downstate retirees are being attracted to these developments. Migration of retirees to rural counties in northern Lower Michigan is an important trend observed in the 1980s and will likely continue through the end of the century. Licensed nursing homes located in the area are Provincial House on Long Rapids Road in the city and the Pierce Nursing Home on Golf Course Road in Alpena Township. The City of Alpena also contains a high concentration of adult foster care homes. While this housing option fills a strong demand in the community, a preponderance of adult foster care homes can begin to overwhelm local services and can impact property values. The City of Alpena should be careful to not permit adult foster care homes at a density greater than the minimum density allowed by State law. - 37 - �Housing Conditions Survey: A housing conditions survey of all residential structures in the City of Alpena was conducted in October, 1988. Results of the survey are shown on Figure 5, Housing Conditions Map; housing conditions are generalized on the map and shown by "block face" rather than on a structure by structure basis. The following rating criteria were used in the survey: Excellent Condition: • • • • • Very well-maintained structure Roof and gutters free from sagging No evidence of foundation cracking or exterior wall defects No cosmetic repairs or maintenance needed Yard upkeep immaculate Good Condition: • • • • • Well-maintained structure Roof and gutters free from sagging No evidence of foundation cracking or exterior wall defects Any required repairs are cosmetic in nature Yard well.;.maintained, consistent with neighborhood standard Fair to Poor Condition: • • • • • Fairly well-maintained structure to dilapidated structure Roof and/or gutters require some degree of repair Minor to significant structural damage to foundation and/or exterior walls Minor to major repairs required to upgrade structure Yard fairly well-maintained to not maintained or cluttered with outdoor storage The survey results reveal that the City of Alpena's housing stock is generally well- to very wellmaintained. Areas with concentrations of housing in fair to poor condition include the following: • • • • • • The area bounded by Walnut Street, Adams Street, Long Lake Avenue, Pine Street, and Oldfield Street. The area bounded by Washington Avenue, Ripley Boulevard, Eleventh Avenue, Chisholm Street, and Third Avenue. The area bounded by Chisholm Street, Eleventh Avenue, the Thunder Bay River, and Ninth Avenue. Along Ford Avenue, from Oldfield Street east to Herman Street. Along State Avenue, from Baldwin Street south to Wisner Street. Near the intersection of First Avenue and Campbell Street. - 38 - �1 ENVIRONMENTAL FEATURES AND LIMITATIONS The environmental features in and around the City of Alpena provide both incentives and barriers to potential development. The remaining land available within the city suitable for residential, commercial, and industrial development should be identified and development can be directed toward areas where environmental features do not pose serious limitations. Future growth patterns and density of development will be influenced by environmentally-sensitive features. Most of these features present both benefits and drawbacks to potential development. Several environmental features were analyzed and include soils, wetlands, floodplains, and woodlands. Environmental features are depicted on Figure 6. Soils: An evaluation of soil types for the city was conducted in order to determine those areas that present development limitations. Soils information was provided by the Alpena County Soil Survey, prepared by the Soil Conservation Service (SCS). A second source provided by the SCS, a general soils classification and summary for Alpena County, published in 1973, was also utilized. Two different categories of soils with development limitations were identified within the city. Much of the soils in the area north and east of the city are stony and underlain by limestone bedrock. The other classification of soils which present limitations for development are either wet sandy soils that are poorly drained or are organic or peat soils. The majority of these wet soils are located along the Thunder Bay River floodplain and south of the city paralleling the lakeshore. There are also some isolated sections north of the Downtown area. Areas shown on this map are not necessarily undevelopable, however some site alteration may be required thus increasing the costs of development. Floodplains: The Federal Emergency Management Agency (FEMA) has determined the City of Alpena's official Flood Hazard Boundary Area shown on the Flood Rate Insurance Map completed in 1982. The Flood Hazard Boundary Area is shown as the floodplain on the Environmental Features Map (Figure 6). This area has been identified by FEMA as the area within which there is a one percent chance in any year that a 100-year flood will occur. The floodplain areas in Alpena are located along the Thunder Bay River, primarily in the Alpena Wildlife Sanctuary area, and along the Lake Huron shoreline. The floodplains along the river and the Lake Huron shoreline serve as water recharge areas and natural water retention basins during periods of heavy precipitation or high lake levels. Three isolated sections of Lake Huron Shoreline south of the harbor are included in a Michigan Department of Natural Resources (MDNR) designated High Risk Erosion Area District and appear on - 40 - �the Alpena zoning map as such. This district establishes greater setback requirements in areas that are subject to high rates of erosion. Development within the 100-year floodplain requires an extensive permit process managed by the MDNR. Should these floodplains coincide with wetlands areas, development in these areas may also be subject to the Goemare-Anderson Wetland Protection Act (Act 203 of the Public Acts of 1979). Wetlands: Wetlands provide a multitude of aesthetic and economic values, several of which are listed below. • • • • • • stonnwater storage erosion control wildlife habitat water quality groundwater recharge open space Development in wetland areas can benefit from these values by incorporating wetlands into site plans. The wetlands shown on the Environmental Features Map were designated by the U.S. Fish and Wildlife Service. Boundary determination was done using high altitude photography in October, 1978, and should be considered preliminary. Wetlands in the city limits include locations along the Thunder Bay River banks, the Alpena Wildlife Sanctuary, the section in the southwest comer of the city, and isolated sections north of Downtown. The development in these or other suspected wetlands may be affected by the Goemare-Anderson Wetland Protection Act (Act 203 of the Public Acts of 1979). This act places dredge and fill restrictions on MDNR-determined wetlands. The MDNR defines wetlands as follows: "land characterized by the presence of water at a frequency and duration sufficient to support, and that under normal circumstances does support, wetland vegetation or aquatic life." Soil types, vegetation, and level of water table assist in making wetland determinations. Woodlands: The Environmental Features Map also identifies areas with major tree stands. These areas have been designated by the MDNR as forested and wooded wetland in the MDNR's Michigan Resource Inventory System. These areas were determined through interpretation of 1978 aerial photographs. Woodlands are located in the southwest section of the city, corresponding with the wetlands there, in the northernmost sections of the city, and in isolated sections (north of Downtown). Generally speaking, these woodlands should be preserved and incorporated into developments whenever possible, to preserve the many positive values provided by woodlands. - 41 - �Cl TY OF ALPEN COMPREHENSIVE DEVELOPM NT PLAN LEGEND [ ] SU SURFACE BEDROCK CJ POORLY DRAINED SOILS ~ FLOOD PLAIN • WO DLOTS \. THE \\'Bl)( C,R< )l P ~EIHl"f'.IT ~,VO ...,.,__,_ ~•l••us.-.1111 ~,..... ........... .au.. ~i....,~u:a �K. EXISTING LAND USE Figure 7 displays the existing land use pattern in the Oty of Alpena, based on an inventory taken in October, 1988. The following land use categories were utilized: Single-family Residential: This category included one-family detached dwellings. This land use was the predominant residential land use found in the Oty of Alpena. In some instances isolated duplexes or single-family homes converted to two- or multiple-family use were included within this classification. Two-family Residential: The two-family residential land use category was comprised of detached duplex dwellings (including single-family homes converted to two-family use), where found in areas of high concentration. Twofamily dwellings were found to be concentrated in two general areas: the older north side neighborhoods, particularly along Second and Ford Avenues; and, in the central residential area bounded by Chisholm Street, Third Avenue, Washington Avenue, and Ninth Avenue. Multiple-family Residential: The multiple-family residential classification included any dwelling with three or more units. Dwelling unit types included in this use category were apartment buildings, garden apartment complexes, attached townhouses, retirement homes and nursing homes, and converted single-family dwellings with three or more units. These uses were located throughout the city, with concentrations along the Thunder Bay River just west of Downtown, along the Washington Avenue corridor from Downtown west to Ripley Boulevard, along Long Rapids Road in the far northwest section of the city, and in the far southwestern section of the city north of Grant Avenue. Office: This category consisted of land used for office buildings. Office uses were located in Downtown Alpena, along Ripley Boulevard, along Chisholm Street, and in the Arbor Lane office park north of Long Rapids Road. Commercial: The commercial land use category included both service commercial and retail commercial uses. Commercial uses of land were found in Downtown, in the State Avenue/Ripley Boulevard area, in the Washington Avenue/Ripley Boulevard area, along Second Avenue north of the river, and along the Chisholm Street/US-23 North commercial corridor. - 43 - �Light Industrial: Light industrial uses included warehousing, distribution, research, and light manufacturing and assembly operations. Light industrial uses in Alpena were found primarily in the North Industrial Park and in scattered sites at the fringes of heavy industrial areas. Heavy Industrial: This land use classification was comprised of quarries, salvage operations, auto body repair shops, and manufacturing facilities which typically process raw materials and are characterized by outdoor storage and other externalities such as railroad sidings, smokestacks, and the like. Vacant land owned by heavy industries was generally included in this category as well. Heavy industrial uses were found to be a very prominent in the Oty of Alpena, and included the properties of the following manufacturers: Lafarge Corp., Besser Co., Abitibi-Price Corp., Fletcher Paper Co., D & G Trim Products, Thunder Bay Manufacturing, and other heavy manufacturers. A pocket of heavy industrial uses, some discontinued, was found near the intersection of Campbell Street and the D & M railroad tracks. Park/Public Open Space: The recreational land use category encompassed all public parks and recreational facilities, as well as public-owned open space. Parks and recreational facilities owned by the City of Alpena, Alpena County, Alpena Public Schools, and the State of Michigan were included. Public/Quasi-Public: This land use classification included public uses other than parks and recreational facilities, such as schools, fire stations, and other federal, State, County, and City facilities. Vacant land under public ownership was included in this category as well, such as most of the northern section of Alpena that was annexed to the Oty in 1971. Also incluaed were quasi-public uses including churches, private cemeteries, and similar institutional uses. Vacant: The vacant land use category was defined to include undeveloped lands not in public ownership. Large concentrations of vacant land were found in the far southwestern section of the city, and also in the northwest and northeast parts of the city. Many of the undeveloped areas of Alpena pose limitations to development due to environmental constraints. - 44 - �III. STRATEGIC PLAN The Strategic Plan section of the City of Alpena Comprehensive Development Plan contains a detailed action plan for each of the following elements: • • • • • • • • • Promotional Efforts Community Image Recreational Facilities Community Facilities and Public Services Utilities Transportation Population Stability and Housing Economic Development Modification of Regulatory Tools The action plan for each element is organized as follows: • • • • Goals - based on the Mission Statement Policies - derived from the Goals Priority Actions - primary policy implementation strategies Secondary Actions - secondary policy implementation strategies The City of Alpena Planning Commission ranked proposed Actions into "priority" and "secondary" categories using a weighted scoring system. Three rating criteria were used: • • • Cost to Implement Benefit and Impact on Community Attainability The "Attainability" criterion was given more weight than the other two criteria. Results of this rating process are included in the Strategic Plan below. A. PROMOTIONAL EFFORTS GOAL: Increase and improve community and regional promotion/lobbying efforts. POLICIES: 1. Improve accessibility of community data base. 2. Support efforts of Target 2000, Inc. economic development activities. 3. Engage in additional lobbying efforts. - 46 - �4. Develop additional expertise in lobbying. 5. Participate in regional intergovernmental and municipal organizations. PRIORITY ACTIONS: 1. Lobby for and support development of a private, regional resource recovery and/or solid waste-to-energy facility. 2. Lobby for the development of additional stable, family-supporting jobs in the Alpena area. SECONDARY ACTIONS: 1. Develop close ties with area State and federal legislators. 2. Support lobbying efforts for: • • • • B. US-23 highway improvements, such as four and, in needed locations, five lanes between Standish and the M-65 cutoff completion of Phase 2 of the US-23 and M-65 transportation improvement program two daily round trip flights to Tri-Cities Airport in Saginaw County maintenance of Air National Guard presence at current or increased level COMMUNITY IMAGE GOAL: The physical image of Alpena will improve. POLICIES: 1. Improve the city's appearance. 2. Implement urban design and zoning recommendations based on the image analysis. 3. Improve signage and landscaping at major entrances ("gateways") into Alpena. 4. Upgrade appearance of commercial frontage along major corridors. 5. Undertake efforts to conserve the architectural character of Alpena. 6. Take steps to soften the visual and environmental impact of the industrial bayfront area. - 47 - �7. Create a unified County government complex with the Courthouse, Annex, and LaMarre Park. 8. Make the "North Government/Institutional District" more cohesive. 9. Upgrade site development requirements at the North Industrial Park. PRIORITY ACTIONS: 1. Through zoning, further restrict commercial signage along major commercial corridors and tighten zoning ordinance provisions for elimination of nonconforming signs. 2. Encourage industries to provide additional screening adjacent to residential areas and along waterfronts. 3. Improve parking lot screening requirements in the zoning ordinance. 4. Develop attractive entry statements at the major entrances or "gateways" to the city, at U.S. 23 south, U.S. 23 north and M-32 city limits, incorporating the following: a. b. c. d. provision of a new landscape/ entry sign statement at Bagley and Washington Ave. (M-32).(could include relocation of existing sign to more visible site.) provide more landscaping around the U.S. 23 north entry sign at Johnson St. add more landscaping and coordination of various community signage at U.S. 23 south "gateway." Introduce a consistent community logo/banner theme along major street corridors in the city. 5. Develop an improved and consistent City or county-wide logo/signage system for all cultural and recreational facilities. 6. Upgrade streetscape along Chisholm Street. 7. Improve screening of parking areas along Abitibi-Price Corp., Hetcher Paper Co. and D&M Railroad river frontage. - 48 - �SECONDARY ACTIONS: 1. Replace main ice arena sign. 2. Strengthen z.oning ordinance standards for screening of refuse containers and parking areas, and standards for landscape buffering between commercial and residential uses. 3. Encourage tree plantings within the Oty, including on public right-of-way. 4. Continue and expand voluntary beautification efforts by homeowners, businesses, and industries. 5. Encourage adaptive and compatible use of vacant historic structures. For example: • • • • reuse churches for museum, day care center, art gallery, offices reuse railroad station for destination theme restaurant, museum reuse commercial and industrial buildings for offices, retail, housing reuse historic homes for professional offices, restaurants, bed-and-breakfast inns 6. Provide technical assistance/information to home and business owners interested in historic rehabilitation. 7. Create a unified County government complex by joining the Courthouse, Annex, and LaMarre Park with streetscaping including lighting, special paving, and signage. 8. Screen parking lots at the County Courthouse, the Courthouse Annex and Alpena Community College. 9. Strengthen and identify North Government/Institutional District with better signage. 10. Implement zoning or deed restrictions intended to upgrade image of the North Industrial Park: • • • • • • • consistent placement and size of corporate signs require access to sites by clearly defined driveways prohibit outdoor storage and loading areas from front yards and side yards on corner lots require screening of outdoor storage areas and loading areas require landscaping and buffer strips consider requiring facades to be 50 percent covered by materials other than sheet metal require parking lots to be paved - 49 - ) �11. Improve the appearance of the North Industrial Park by providing uniform shared signage at entrances and improving maintenance of common areas. RECREATIONAL FACILITIES GOAL: Offer attractive and diverse recreational facilities. POLICIES: 1. Cooperate with other jurisdictions to integrate Oty, Township, and County parks and recreation plans to create an expanded, coordinated, and more efficient county-wide recreation and parks system. 2. When possible, encourage service clubs, user groups, neighborhood groups, etc., to implement recreation plan elements, Discourage development inconsistent with the adopted plan. 3. Continually seek equitable funding of construction, maintenance, and operation of recreational facilities and recreational programs, among users, City taxpayers, and other governmental jurisdictions. 4. Design and operate parks and open space in accordance with master site plans, and in a manner that enables efficient and proper maintenance and operation. 5. Fully utilize the amenity value of the Thunder Bay River and its adjacent lands, including but not limited to the Alpena Wildlife Sanctuary, Sportsmen's Island, the Alpena County Fairgrounds, the Ninth Avenue Dam, and North and South Riverfront Parks. 6. Focus on completing development of City waterfront parks and support facilities for the Thunder Bay Underwater Preserve, before directing attention to inland "community" parks, except to meet the need for "neighborhood" parks. PRIORITY ACTIONS: 1. Develop and follow a master site plan for the riverfront area between the Chisholm Street and Bagley Street bridges, which includes the Alpena Wildlife Sanctuary, Sportsmen's Island, and pedestrian walkways/bikeways. 2. Complete North Riverfront Park improvements as proposed, and link the park to Downtown. 3. Encourage establishment of a county-wide Recreation Authority in cooperation with other governmental units and Alpena Public Schools. - 50 - �4. Increase the number of "neighborhood" parks to serve children in residential areas not near other playgrounds, as appropriate tax-default and condemned property becomes available. Encourage and enlist participation of neighborhood groups and service dubs to equip, maintain, and "adopt" such parks. 5. Upgrade signage at appropriate recreational facilities. 6. Improve both vehicle and pedestrian access to waterfront parks, particularly to Starlight Beach and Mich-e-ke-wis Park, with participation by the Michigan Department of Transportation as appropriate. 7. Apply for recreation grants on annual basis. SECONDARY ACTIONS: 1. Implement ongoing recommendations in County and City parks and recreation plans and revise plans annually or as needed. 2. Develop and implement efficient and effective maintenance programs. 3. Study providing additional pedestrian/bicycle paths along the Thunder Bay River, such as along the south side of the river between Second and Ninth Avenues, where most of the land is under public or semi-public ownership. 4. Implement LaMarre Park area improvements without harming fishing conditions: • • • 5. Implement darn area improvements: • • 6. improve signage directional sign to Fish Cleaning Station at the Harbor Area provide steps at southeast comer of bridge and river provide less hazardous access to darn fishing site improve signage and eliminate public/private access confusion Encourage the County to prepare a new master plan for the Alpena County Fairgrounds: • • • • • • improve maintenance remove fencing where appropriate upgrade fairground signage provide sign to Green Playground improve signage for public access site to river/ Alpena Wildlife Sanctuary link fairgrounds to waterfront pedestrian/bicycle path system. - 51 - �7. Encourage the upgrading of the County campground recreational vehicle facility to serve entire area on an ongoing basis. 8. Support private sector development of a recreational vehicle campground in the Alpena area, as deemed commercially feasible. COMMUNITY FACILITIES AND PUBLIC SERVICES GOAL: The government of Alpena will operate effectively and efficiently. POLICIES: 1. Provide quality and cost-effective public services and facilities. 2. Preserve and increase property values and enhance revenue sources. 3. Use financing tools creatively and effectively, and promote fiscal responsibility. 4. Promote intergovernmental cooperation and coordination. 5. Improve the City's internal and external communication efforts. 6. Promote development of future community leadership. PRIORITY ACTIONS: 1. Prepare and annually update a capital improvements program. 2. Provide an enhanced 911 emergency communication system. 3. Annually maintain a balanced budget with an unrestricted General Fund balance of 15%. 4. Participate in quarterly joint meetings of City, Township, and County. 5. Reduce by July 1993 the property tax rate by two mills below the July 1987 rate. 6. Assist in the establishment of a training program for development of future community leaders. 7. Provide a new shared police and fire facility. - 52 - �SECONDARY ACTIONS: E. 1. Study ways to increase intergovernmental coordination of public safety functions. 2. Coordinate delivery of services with other governments. 3. Continue regular communications between the City government and its constituency. UTILITIES GOAL: Maintain public utilities and improve as needed. POLICES: 1. Provide effective solid and toxic waste management. 2. Maintain water distribution and sanitary sewer and stonnwater collection systems and expand as needed. 3. Maintain water and wastewater treatment facilities and upgrade as needed. 4. Provide equitable funding of municipal utility services. PRIORITY ACTIONS: 1. Increase intergovernmental coordination of municipal utility service delivery. 2. Support private development of a regional solid waste-to-energy facility. 3. Implement capital improvements program for water and sanitary sewer operations. 4. Based on a utility rate study, develop an equitable system between the City and Township for funding water and sewer utilities. 5. Assist in the implementation of, and proportionately participate in, County-coordinated resource recovery, recycling and solid waste planning and management efforts. - 53 - �TRANSPORTATION GOAL: Improve surface, air, and water transportation networks. POLICIES: 1. Continue to coordinate transportation planning efforts with the Michigan Department of Transportation and the Alpena County Road Commission. 2. Improve the capacity and safety of State trunklines, major City streets, and hazardous intersections within the City. 3. Regulate the placement of driveway access points and on-street parking to preserve desirable capacity levels. 4. Extend existing streets or provide new roadways to serve developing areas and/or alleviate traffic congestion on existing routes. 5. Continue to promote improved vehicle and pedestrian circulation within the Central Business District. 6. Provide adequate parking and vehicle capacity in the Harbor area, and provide welldefined pedestrian links from the waterfront to other parts of the City. PRIORITY ACTIONS: 1. Implement an Alpena Bypass along Hobbs Drive/Bagley Street, and support other U.S. 23 improvements as outlined in the US-23 Improvement Study, Final Report. 2. Assist in the development of long-range plans for the improvement of local routes to serve industries to the east of M-65. 3. Designate and improve a truck route (possibly via Hamilton Road to Wessel Road) which links US-23 to northside industrial areas in order to minimize traffic hazards and reduce impacts of accidents such as hazardous spills. Realign Wessell Rd. and North Second Ave. as shown on the Master Plan map, to provide a more direct route to the Lafarge industrial complex. - 54 - �4. Request MOOT to make trunkline improvements at the following locations, with the City to assist as possible: • • • • • 5. Improve traffic safety and increase traffic capacity of Chisholm St. between State Ave. and Johnson St., particularly at the following locations: • • 6. Upgrade surface and width of the Chisholm Street (US-23) bridge over the Thunder Bay River to improve rideability and pedestrian safety. Widening of Chisholm Street (US-23) to provide separate left tum lanes at Ninth Avenue. Install additional overhead directional signs on Chisholm Street (US-23) in the Central Business District to reduce driver confusion. Improve sections of existing pavement on Washington Avenue (M-32) between Bagley Street and "Old Washi~gton Avenue" and from Charlotte Street to Third Avenue. Reduce the number of intersections of minor streets along U.S.-23 in the City. Chisholm St./State Ave. intersection. Chisholm St./Washington Ave./First Ave. intersection. Request MDOI' to: • • • Eliminate "right-tum-on-red" at signalized intersections where sight distance is obscured by buildings dose to the road. Instate two-way or four-way stop signing at unsignalized intersections with similar sight distance problems in the Central Business District. Provide uniform signage at intersections which currently have combinations of "Stop" and "Yield" control. SECONDARY ACTIONS: 1. Develop an on-going program to monitor traffic volumes and intersection operations throughout the city. Routinely take traffic counts on local streets and initiate studies of specific locations where operational or safety problems exist. 2. Develop and implement access control guidelines for trunklines and major streets, to control and number, location and spacing of driveways on these roadways, and promote the use of shared accesses, frontage roads or rear access service drives where appropriate. - 55 - �3. Explore ways to provide off-street parking in areas along State Avenue near several park facilities and seek alternatives to on-street parking along Chisholm Street in commercial districts, where current on-street parking causes congestion and safety problems. 4. Consider ways to alleviate congestion at the intersection of Second Avenue and Oldfield Street such as instating two-way traffic on Miller Street between Walnut Street and Johnson Street to facilitate access to the signalized intersection of Second Avenue and Miller Street. 5. Realign Walnut St. at the Adams and Long Lake Avenue intersections. 6. Consider modifications to the existing pavement markings and traffic signing for the separate right turn lane on Ripley Boulevard at Campbell Street. Shorten the length of right turn lane bay provided, and provide a tapered section to direct throughtraffic into the left lane. Adjust signing to include "Right Lane Must Turn Right" instructions at a greater distance from the intersection. 7. Support a voter-approved County primary road improvement program that will assist in the funding of city street improvements. 8. Provide more defined and safer pedestrian crossing for the community college across Johnson Street. 9. Improve or remove the deteriorating concrete viaduct over Ford Avenue at the Lafarge plant unless an alternative truck route is established. 10. Provide additional separation between trains and motor vehicles on Tenth Avenue near Chisholm Street and on Fletcher Street south of Second Avenue. 11 . Realign the intersection of Washington Avenue (M-32) at Eleventh Avenue. 12. Provide streetscape improvements along Second Avenue east of the Thunder Bay River to produce a narrower and more defined roadway. Seek to relocate the existing post office drop box to alleviate current traffic congestion and U-turning vehicles. 13. Encourage the County to upgrade the welcome center at Alpena County Regional Airport. - 56 - �G. POPULATION STABILI1Y AND HOUSING. GOAL: The population of Alpena will stabilize. POLICIES: 1. Encourage the provision of housing for all income and age groups. 2. Promote a balance in the housing stock between permanent and seasonal residents. 3. Protect the integrity of single-family neighborhoods. PRIORITY ACTIONS: 1. Use future land use plan and zoning ordinance to promote housing development. 2. Encourage seasonal living by promoting the development of facilities and offering services which serve seasonal residents. 3. Preserve existing housing stock through continued rehabilitation efforts. 4. Enact zoning regulations to protect single-family residential areas from conversions of single-family dwellings to multiple-family use. 5. Enact zoning regulations to protect single-family residential areas from excessive commercial encroachment. SECONDARY ACTIONS: H. 1. Provide housing for all income levels. 2. Encourage conversion of Bingham School to apartments. ECONOMIC DEVELOPMENT GOAL: The economy of Alpena will expand and diversify. POLICIES: 1. Support implementation of the Economic Adjustment Strategy for Alpena County as recommended by Midwest Research Institute. - 57 - �2. Promote tourism development through provision of tourism-related amenities and services. 3. Promote private development of Downtown Alpena as a vital commercial, financial entertainment and office center, and seek other viable and compatible activities to locate in the Central Business District. PRIORITY ACTIONS: 1. Participate in and support implementation of the Target 2000 Economic Adjustment Strategy for Alpena County. 2. Implement previous plans to link Downtown to the waterfront by use of streetscape improvements. 3. Promote long-term development of the south side of the mouth of the Thunder Bay River for compatible non-industrial use. SECONDARY ACTIONS: 1. Emphasize historic character in tourism development efforts, such as: • • • bed-and-breakfast inns in historic residences Alpena architectural walking tour brochure annual/ongoing historic home and church tours 2. Promote Alpena's ethnic identity in brochures and in annual Downtown/waterfront festivals. 3. Promote industrial tours, and encourage development of a quarry observation deck. 4. Promote the Thunder Bay Underwater Preserve and scuba diving opportunities, and encourage expansion of facilities and services for scuba diving. 5. Provide an improved pennanent shipwreck interpretive center. 6. Promote sinkhole exploration opportunities in conjunction with the Michigan Karst Conservancy and the Michigan Interlakes Grotto (state chapter of the National Speleological Society). NOTE: The remaining Economic Development Secondary Actions focus on Downtown Alpena and its importance to the economic vitality of the Alpena community. - 58 - �7. Properly contain Michigan Department of Transportation road salt storage area at Alpena Oil site. 8. Designate Island Mill for Medium Density Residential use. 9. Implement Downtown Development Authority /Tax Increment Financing Plan and annually update to reflect current economic conditions and current design practice and trends. 10. Encourage historic rehabilitation of Downtown storefronts to their original appearance to create architectural continuity and help establish a cohesive shopping environment. For new development in the Downtown Area, encourage design and architecture which are compatible with the existing historic architectural character of the Downtown, following the example of the new First Federal Savings and Loan building. 11. 12. Consider changing, over time, to a historic-character streetscape design throughout Downtown to complement existing buildings and reinforce distinctive character of Downtown. 13. Ensure that additions to Downtown streetscape elements such as planters, waste receptacles, and light posts be consistent in style with the preferred streetscape design. 14. Provide more sidewalk seating in the Downtown core. 15. Provide more inviting pedestrian links between Second Avenue and the Downtown civic building cluster with use of streetscape improvements. 16. Implement the current Downtown urban design plan and revise to reflect current economic conditions and current design practice and trends. 17. Support and encourage efforts of the Downtown Development Authority to accomplish the following: • • • 18. target business recruitment efforts to develop a diverse mix of Downtown uses. develop programs to financially assist in Downtown storefront renovation improvements. develop coordinated policies and practices in such areas as advertising, special events promotion, uniform business hours, etc. Encourage improvements to the appearance of Alpena Shopping Center, such as: • • •• signage linkage to Downtown and the Marina area provide screening/landscaping of parking, loading, and mechanical areas. - 59 - �MODIFICATION OF REGULATORY TOOLS GOAL: Use regulatory tools creatively and effectively, to achieve goals expressed in the Master Plan. POLICIES: 1. The City desires to achieving the goals of the Master Plan through voluntary, coordinated efforts between the public and private sector wherever feasible. 2. Where voluntary efforts to achieve Master Plan goals are not feasible or effective, the City should, as a second alternative, modify existing regulatory tools, primarily zoning, to help achieve Master Plan goals. 4. The City encourages future development to be consistent with the Future Land Use Map contained in the Master Plan. PRIORITY ACTIONS: 1. Revise City of Alpena subdivision control regulations to require paved streets, stormwater management and sidewalks in all new development. 2. Develop standards for on-site management of stormwater and adopt by ordinance. 3. Compatibility and consistency with the Master Plan policies and the Future Land Use Map should be used as a guide in the consideration of all rezoning petitions. 4. City Boards, Commissions and staff, shall act consistent with established and adopted policies and regulations. 5. Encourage consistency and coordination between City of Alpena and Alpena Township land use policies, zoning and subdivision regulations, to provide and promote consistent growth policies and regulations between the two jurisdictions. - 60 - �IV. IMPLEMENTATION Implementation of the Strategic Plan must begin with specific assignments of task responsibilities, scheduling of target dates for completion of tasks, and selection of funding sources. In addition, organizational changes may be necessary in order to implement some of the priority actions specified. in the Strategic Plan. Following is a listing of all Strategic Plan "Priority Actions" together with responsibility assignments, target dates, funding sources, and, where appropriate, organizational changes. Task Completion Target Dates are defined as follows: • • • A. Near term: within two years from time of plan adoption Intermediate term: two to five years from time of plan adoption Long term: five to ten years from time of plan adoption PROMOTIONAL EFFORTS PRIORITY ACTIONS: 1. B. Lobby for and support development of a private, regional resource recovery and/or solid waste-to-energy facility. • Task Responsibility (lobbying): City Council, Planning Commission, County, Township, Target 2000, Inc., Chamber of Commerce, Northeast Michigan Council of Governments • Task Completion Target Date: long term • Funding Sources: Private capital, Oean Michigan Fund, Proposal C funds • Organizational Needs: owner/ operator New regional or County authority and/or private COMMUNITY IMAGE 1. Through zoning, further restrict commercial signage along major commercial corridors and tighten zoning ordinance provisions for elimination of nonconforming signs. • Task Responsibility: Planning Commission • Task Completion Target Date: near term - 61 - �2. 3. 4. 5. • Funding Sources: Planning Commission Budget, General Funds • Organizational Needs: Planning Commission working session Encourage industries to provide additional screening adjacent to residential areas and along waterfronts. • Task Responsibility: Planning Commission, Chamber of Commerce • Task Completion Target Date: intermediate term • Funding Sources: Corporations • Organizational Needs: committee Expanded Chamber of Commerce beautification Improve parking lot screening requirements in the zoning ordinance. • Task Responsibility: Planning Commission • Task Completion Target Date: near term • Funding Sources: Commission budget, City General Funds • Organizational Needs: Planning Commission working session Develop attractive entry statements at the major entrances or "gateways" to the city, at U.S.-23 south, U.S.-23 north, and M-32 city Hmits. • Task Responsibility: Planning Commission, City Council • Task Completion Target Date: near term • Funding Sources: City General Funds • Organizational Needs: Committee with City, Chamber of Commerce, local Service Oubs and citizen representation. Develop a consistent City or county-wide logo/signage system for all cultural and recreational facilities. • Task Responsibility: Recreation Board, Chamber of Commerce - 62 - �6. 7. C. • Task Completion Target Date: intermediate term • Funding Sources: City, County, School District, Chamber of Commerce • Organizational Needs: Recreation Board task force Upgrade streetscape along Chisholm Street. • Task Responsibility: Planning Commission, City Engineer, property owners • Task Completion Target Date: intermediate term • Funding Sources: Community Development funds, property owners • Organizational Needs: Planning Commission study group Improve screening of parking areas along Abitibi-Price Corp., Fletcher Paper Co. and D&M Railroad river frontage. • Task Responsibility: Corporations • Task Completion Target Date: intermediate term • Funding Sources: Corporations • Organizational Needs: committee Expanded Chamber of Commerce beautification RECREATIONAL FACnITIES 1. Develop and follow a master site plan for the riverfront area between the Chisholm Street and Bagley Street bridges, which includes the Alpena Wildlife Sanctuary, Sportsmen's Island, and walk/bikeways. • Task Responsibility: Planning Commission, Recreation Board, Alpena Wildlife Sanctuary Advisory Committee • Task Completion Target Date: near term • Funding Sources: Resources grants • Organizational Needs: Planning Commission study group City General Funds, Michigan Department of Natural - 63 - �2. 3. 4. 5. Complete North Riverfront Park improvements as proposed, and link the park to Downtown. • Task Responsibility: Planning Commission, City Engineer • Task Completion Target Date: near term • Funding Sources: Resources grants City General Funds, Michigan Department of Natural Encourage establishment of a county-wide Recreation Authority in cooperation with other governmental units and Alpena Public Schools. • Task Responsibility: City, Township, County, School District • Task Completion Target Date: intermediate term • Funding Sources: To be determined • Organizational Needs: Joint study group Increase the number of "neighborhood" parks to serve children in residential areas not near other playgrounds, as appropriate tax-default and condemned property becomes available. Encourage and enlist participation of neighborhood groups and service dubs to equip, maintain, and "adopt" such parks. • Task Responsibility: Planning Commission, Recreation Board • Task Completion Target Date: long term • Funding Sources: Resources grants City General Funds, Michigan Department of Natural Upgrade signage at appropriate recreational facilities. • Task Responsibility: Planning Commission, Recreation Board • Task Completion Target Date: near term • Funding Sources: City General Funds • Organizational Needs: Planning Commission/Recreation Board study group - 64 - �6. Improve both vehicle and pedestrian access to waterfront parks, particularly to Starlight Beach and Mich-e-ke-wis Park, with participation by the Michigan Department of Transportation as appropriate. • Task Responsibility: Planning Commission, Recreation Board, City Engineer, Michigan Department of Transportation • Task Completion Target Date: near term • Funding Sources: City General Funds, Michigan Department of Transportation • Organizational Needs: Planning Commission study group COMMUNITY FACIUTIES AND PUBLIC SERVICES 1. 2. 3. Prepare and annually update a capital improvements program. • Task Responsibility: Planning Commission • Task Completion Target Date: annual • Funding Sources: Planning Commission budget • Organizational Needs: Planning Commission working sessions Provide an enhanced 911 emergency communication system. • Task Responsibility: County, City, Townships, GTE North Inc. • Task Completion Target Date: intermediate term • Funding Sources: Millage, County, City, Townships, GTE North Inc. surcharge • Organizational Needs: County-wide task force Annually maintain a balanced budget with an unrestricted General Fund balance of 15%. • Task Responsibility: City Council, City Manager's office • Task Completion Target Date: annual • Funding Sources: City General Funds - 65 - �4. 5. 6. 7. Participate in quarterly joint meetings of City, Township, and County. • Task Responsibility: City, Township, and County • Task Completion Target Date: near term • Funding Sources: City, Township, and County • Organizational Needs: Regular joint meetings Reduce by July 1993 the property tax rate by two mills below the July 1987 rate. • Task Responsibility: City Council • Task Completion Target Date: intermediate term • Funding Sources: revenue sources • Organizational Needs: City Council revenue study group Increased property tax base and other enhanced existing Assist in the establishment of a training program for developing future community leaders. • Task Responsibility: Target 2000, Inc., Chamber of Commerce, Cooperative Extension Service, Alpena Community College, Area Labor Council • Task Completion Target Date: near term • Funding Sources: Extension Service • Organizational Needs: Advisory committee representing business, labor, government, and agricultural sectors Target 2000, Inc., Chamber of Commerce, Cooperative Provide a new shared police and fire facility. • Task Responsibility: City Council • Task Completion Target Date: intermediate term • Funding Sources: Bond Issue, General Funds. - 66 - �• Organizational Needs: departments. Advisory committee representing police and fire UTILITIES 1. 2. 3. 4. Increase intergovernmental coordination of municipal utility service delivery. • Task Responsibility: City, Township, County • Task Completion Target Date: long term • Funding Sources: Utility revenues • Organizational Needs: Regular joint meetings Support private development of a regional solid waste-to-energy facility. • Task Responsibility: County, private corporation, private haulers, City Council, Planning Commission, Township • Task Completion Target Date: long term • Funding Sources: Private capital, Oean Michigan Fund, Proposal C funds • Organizational Needs: owner/ operator New regional or County authority and/or private Implement capital improvements program for water and sanitary sewer operations. • Task Responsibility: Planning Commission, City Council, City Engineer • Task Completion Target Date: ongoing • Funding Sources: City General Funds, State and federal grants • Organizational Needs: Existing City department operations Based on a utility rate study, develop an equitable system between the City and Township for funding water and sewer utilities. • Task Responsibility: City Council • Task Completion Target Date: intermediate term - 67 - �• Funding Sources: City General Funds • Organizational Needs: Existing City department operations, consultation with Alpena Township. TRANSPORTATION 1. Implement an Alpena Bypass along Hobbs Drive/Bagley Street, and support other U.S. 23 improvements as outlined in the US-23 Improvement Study, Final Report; and 2. Assist in the development of long-range plans for the improvement of local routes to serve industries to the east of M-65. 3. 4. • Task Responsibility: Michigan Department of Transportation, Alpena County Road Commission, City /County Transportation Committee • Task Completion Target Date: long term • Funding Sources: State Transportation Economic Development Fund, Urban System Funds, County Primary Funds, Federal-Aid Secondary Funds • Organizational Needs: Accelerated programming and selection processes Designate and improve truck route linking U.S.-23 to northside industrial areas. • Task Responsibility: _ Michigan Department of Transportation, Alpena County Road Commission, City /County Transportation Committee • Task Completion Target Date: long term • Funding Sources: State Transportation Economic Development Fund, Urban System Funds, County Primary Funds, Federal-Aid Secondary Funds Request MOOT to make trunkline improvements in the City. • Task Responsibility: City, Michigan Department of Transportation • Task Completion Target Date: intermediate and long term • Funding Sources: City General Funds, MOOT Transportation Economic Development Fund (TEDF). • Organizational Needs: City Engineer, Michigan Department of Transportation, outside consultant coordination - 68 - �5. 6. G. Improve traffic safety and increase traffic capacity of Chisholm St. between State Ave. and Johnson St. • Task Responsibility: City Engineer • Task Completion Target Date: intermediate and long-term • Funding Sources: City general funds. • Organizational Needs: None required. Request MDOf to make signal and signage changes at intersections. • Task Responsibility: City Engineer • Task Completion Target Date: near term • Funding Sources: MOOT operating funds. • Organizational Needs: None required. POPULATION STABILITY AND HOUSING. 1. 2. Use future land use plan and zoning ordinance to promote housing development. • Task Responsibility: Planning Commission • Task Completion Target Date: intermediate term • Organizational Needs: Planning Commission working sessions Encourage seasonal living by promoting development of facilities and services which serve seasonal residents. • Task Responsibility: City of Alpena and Chamber of Commerce • Task Completion Target Date: ongoing • Funding Sources: Chamber of Commerce funds • Organizational Needs: Expanded Chamber of Commerce promotional committee - 69 - �3. 4. 5. Preserve existing housing stock through continued rehabilitation efforts. • Task Responsibility: County Housing Commission, Habitat for Humanity • Task Completion Target Date: ongoing • Funding Sources: Community Development funds, State Neighborhood Builders Alliance funds • Organizational Needs: Existing programs Enact z.oning regulations to protect single-family residential areas from conversions of single-family dwellings to multiple-family use. • Task Responsibility: Planning Commission, Gty Council • Task Completion Target Date: near term • Organizational Needs: Planning Commission working sessions Enact zoning regulations to protect single-family residential areas from excessive commercial encroachment. • Task Responsibility: Planning Commission, Gty Council • Task Completion Target Date: near term • Organizational Needs: Planning Commission working sessions ECONOMIC DEVELOPMENT 1. Participate in and support implementation of the Target 2000 Economic Adjustment Strategy for Alpena County. • (See Target 2000 Economic Adjustment Strategy for detailed implementation plan.) 2. Implement previous plans to link Downtown to the waterfront by use of streetscape improvements. • Task Responsibility: Downtown Development Authority, Planning Commission • Task Completion Target Date: intermediate term - 70 - �3. !:. • Funding Sources: Assessment, tax-increment financing (TIFA) • Organizational Needs: committee New Downtown Development Authority design Promote long-term development of the south side of the mouth of the Thunder Bay River for compatible non-industrial use. • Task Responsibility: Planning Commission, City Council • Task Completion Target Date: long term • Funding Sources: State Proposal D funds, Michigan Natural Resources Trust Fund, City General Funds, private capital • Organizational Needs: Target 2000, Inc. committees MODIFICATION OF REGULATORY TOOLS 1. 2. 3. Revise City of Alpena subdivision control regulations to require paved streets, stormwater management and sidewalks in all new development. • Task Responsibility: Planning Commission, City Council • Task Completion Target Date: near term • Organizational Needs: Planning Commission working sessions Develop standards for on-site management of stormwater and adopt by ordinance. • Task Responsibility: Planning Commission, City Engineer, City Council • Task Completion Target Date: near term • Organizational Needs: Planning Commission working sessions Use the Master Plan and Future Land Use Map as a guide to decision-making on all rezoning petitions. • Task Responsibility: Planning Commission - 71 - �4. • Task Completion Target Date: ongoing • Funding Sources: Planning Commission budget • Organizational Needs: Planning Commission working sessions City Boards, Commissions and staff shall act consistent with established and adopted policies and regulations. • Task Responsibility: Appeals, City staff. Planning Commission, City Council, Zoning Board of • Task Completion Target Date: ongoing • Funding Sources: Not applicable • Organizational Needs: None - 72 - �V. CAPITAL IMPROVEMENTS PROGRAMMING Upon adoption of the City of Alpena Comprehensive Development Plan, the Alpena Planning Commission, in accordance with State law, should annually prepare a Capital Improvements Program (CIP). The CIP should be based on the following: • • • • Comprehensive Plan recommendations, prepared and updated by the Planning Commission. Tax Increment Financing and Development Plan, prepared and annually updated by the Downtown Development Authority. City Council Policy Statements. Public input. The Planning Commission should submit its annual Capital Improvements Program to the City Council at the Council's first regular meeting in January, for inclusion in the City budget for the fiscal year beginning the following July 1. The consistent support of the City Council will be essential for successful implementation of the Planning Commission's efforts to establish an official annual capital improvements program. - 73 - �VI. MONITORING Progress in implementing the City of Alpena Comprehensive Development Plan's Strategic Plan should be monitored on a regular basis. It is recommended that the following monitoring schedule be established: • Monthly agenda item, Planning Commission. Many planning commissions become too preoccupied with short-term "maintenance" duties such as site plan reviews, and avoid long-range planning efforts. To help prevent this situation from occurring, the City of Alpena Planning Commission should continue to schedule special monthly meetings oriented toward long-term and comprehensive planning concerns. A monthly agenda item to discuss Comprehensive Development Plan implementation would be appropriate. • Annual progress report prepared by Planning Commission. The Planning Commission should prepare an annual report which summarizes progress made towards achievement of Strategic Plan goals and policies. Such a report may, if desired, be distinct from an existing overall Planning Commission annual report, and could be written for external, public · information rather than for strictly internal reporting requirements. • Five-year plan update, with official plan amendments. The City of Alpena Comprehensive Development Plan is not permanent document; priorities may change from year to year. that regular five-year updates be undertaken and officially adopted. then be continuously up-to-date and maintain its acceptance over • intended to be a It is recommended The document will the long term. Plan amendments on an "as needed" basis. The plan will need to be amended from time-to-time before the five-year updates are prepared. Unexpected but useful development or funding opportunities may arise from year to year. Additionally, amendments such as changes to the future land use map may be needed, possibly in conjunction with rezonings (zoning map changes). - 74 - �VII. FUTURE LAND USE PLAN A. FUTURE LAND USE POLICIES GOAL: Implement the following future land use policies. POLICIES: 1. Protect Low Density Residential areas from conversions of single-family dwellings to multiple-family use. 2. Protect Low Density Residential areas from commercial encroachment. 3. Use the future land use plan and zoning ordinance to promote housing development. 4. Integrate land use aspects of existing Downtown plans into the future land use plan. 5. Coordinate City and Township growth and development policies in response to proposed development of the Alpena Bypass along Hobbs Drive/Bagley Street. 6. Promote long-term development of the south side of mouth of Thunder Bay River for compatible non-industrial Central Business District use. 7. Encourage mixed-use office and service development of vacant Besser Foundation/ Alpena Public Schools land north of Alpena Community College. 8. Designate the south side of mouth of Thunder Bay River south of the Ninth Avenue Bridge for compatible non-industrial use. 9. Establish a general purpose Central Business District land use category to accommodate the unique needs of the Downtown area. 10. Provide Central Business District designation only where there is adequate shared parking. 11. Provide a gradual transition of land uses along the Washington Avenue Corridor. 12. Separate frontage land uses along the Ripley Boulevard Corridor into distinct residential and non-residential areas. 13. Encourage elimination of incompatible uses along the Chisholm Street Corridor. - 75 - �14. Promote redevelopment of former industrial area southwest of the intersection of Washington Avenue and Ripley Boulevard. 15. Encourage elimination of incompatible uses north of the intersection of Washington Avenue and Ripley Boulevard. 16. Protect viability of traditional neighborhood markets. 17. Encourage use of clustered medium- and high-density residential developments in areas with environmental limitations. 18. Encourage industrial development within established industrial parks. - 76 - �LAND USE DESIGNATIONS The following land use designations are established for the City of Alpena Future Land Use Plan: • Low Density Residential: This category is intended for residential development with a density of less than four units per acre. • Medium Density Residential: This designation is intended for residential development with a density of four to six units per acre. • High Density Residential: This category is intended for residential development with a density greater than six units per acre. • Office/Service: This classification is intended for uses such as office buildings and for mixed use service districts which may include office buildings, museums, convention centers, public facilities, hospitals and other medical-related facilities, social service agencies, churches, colleges, schools, and accessory apartments and dormitories. • General Commercial: This designation is intended for the widest variety of retail and service businesses. Businesses intended for this district could include auto service centers, restaurants, and small shopping centers. • Central Business District: This designation is intended for a blend of retail, office, and service establishments. Entertainment uses such as motion picture theaters and playhouses are other important uses intended for the Central Business District. • Light Industrial: This category is intended for such uses as warehousing, distribution, research, assembly, and other less intense manufacturing. - 77 - �• Heavy Industrial: This classification is intended for extractive uses and manufacturing operations which typically process raw materials. • Public/Quasi-Public: This designation is intended for public facilities other than parks, recreational facilities, and open space. Quasi-public and institutional uses such as churches and private cemeteries are also intended for this district. • Park/Public Open Space: This classification is intended for public-owned parks, recreational facilities, and open space. • Undeveloped: This category is intended for the Alpena Wildlife Sanctuary area and the Thunder Bay frontage strip east of the Lafarge plant. - 78 - �FUTURE LAND USE ACTIONS (see Figure 8, Future Land Use Map) 1. Provide Medium Density Residential areas at Palm and Huron Streets, at Second Avenue and Hueber Street, and at Tenth Avenue and Fair Avenue, to serve as transitional uses between Heavy Industrial and Low Density Residential areas. 2. Integrate land use aspects of Downtown Development Authority Plan into Future Land Use Plan. 3. Integrate land use aspects of Downtown urban design plan into Future Land Use Plan. 4. Designate the area in the southwest comer of the city bounded by Hobbs Drive, Grant Avenue, Addison Street, and First Avenue for High Density Residential use. 5. Designate the area bounded by Hobbs Drive, Third Avenue, Garden Street, and a line formed by extending First Avenue west to Hobbs Drive for Medium Density Residential use. 6. Designate parcel northeast of Washington Avenue (M-32) and Bagley Street for Light Industrial use. 7. Designate Alpena County Road Commission site for Light Industrial use. 8. Designate area south of Oxbow School site in the northwest comer of the city for High Density Residential use. 9. Designate Sportsmen's Island, the County Fairgrounds, and the two roadside parks for Park/Public Open Space use. Designate other Thunder Bay River frontage west of the Chisholm Street Bridge for Public/Quasi-Public use or Low Density Residential use. 10. Designate the Thunder Bay frontage strip east of the Lafarge plant and the Alpena Wildlife Sanctuary site as Undeveloped. 11. Encourage High Density Residential and compatible Central Business District uses along the south side of the Thunder Bay River between LaMarre Park and the mouth of the river. 12. Designate Island Mill for Medium Density Residential use. 13. Designate LaMarre Park and vacant parcel southeast of Ninth Avenue and the Thunder Bay River for Park/Public Open Space use. 14. Designate vacant Besser Foundation/ Alpena Public Schools land north of community college for Office/Service uses. - 79 - �15. Designate south river frontage east of Chisholm Street Bridge (on the north side of Fourteenth Avenue) for Low Density Residential use. 16. Provide parking-exempt Central Business District designation along Second Avenue north of the Thunder Bay River only as far as Miller Street. Designate commercial frontage north of Miller Street for non-parking exempt General Commercial or Office/Service uses. 17. Provide distinct Low Density Residential, Medium Density Residential, and Central Business District areas along Washington Avenue/M-32 from Ripley Boulevard to Downtown. 18. Designate Ripley Boulevard frontage south of Third Avenue and north of Sixth Avenue for Office/Service and General Commercial uses. 19. Designate the traditional Downtown area for Central Business District use, including Chisholm Street frontage north to Eighth Avenue; Washington Avenue frontage west to Tawas Street; and Second Avenue frontage north to Miller Street. 20. Designate an area northeast of the Kurrasch housing project for additional adjacent High Density Residential use. 21. Designate industrial area at the intersection of Campbell Street and the D & M railroad tracks for General Commercial use. 22. Designate vacant industrial area at Ninth Avenue and Ripley Boulevard for Low Density Residential use. 23. Designate existing neighborhood market sites with Commercial land use designation. 24. Designate North Industrial Park and Huron Industrial Park for Light Industrial use. 25. Develop a generalized future land use plan for Alpena Township areas adjacent to the City of Alpena on the Hobbs/Bagley corridor, that would experience development and traffic pressures from the proposed Alpena Bypass. 26. Provide High Density and Low Density Residential areas in the undeveloped northern section of the city to provide housing for anticipated employees added in the adjacent mixed use Office/Service area and consistent with the generalized future land use plan for adjacent Alpena Township areas. 27. Designate the Bingham School site for High Density Residential use. - 80 - �VIII. CURRENT PLANS AND POLICIES REVIEWED The following plans, studies, and policies were reviewed in conjunction with preparation of the City of Alpena Comprehensive Development Plan: • • • • • • • • • • • • • • • • • City of Alpena Comprehensive Plan and Report, 1964 Alpena Township Comprehensive Plan, January, 1979 Alpena Central Business District Improvement Plan, August, 1968 Tax Increment Financing and Development Plan, December, 1986 City of Alpena Coastal Land Use and Design Plan, September, 1982 Master Development Plan for the Oty's Small Boat Harbor Envisioning the Future, City Council Vision Statements, March 12, 1988 Envisioning the Future, City Council Vision Statements, January 14, 1989 Project 2000 Goal Statements, May 24, 1988 Resolution Supporting Improvement of Northeast Michigan's Regional Highway System, July 12, 1988 Planning Commission Policy Statement re US-23 Safety and Capacity Through the City, November 1, 1988 City of Alpena Master Plan for Parks and Outdoor Recreation, 1983 Update City of Alpena Master Plan for Parks and Outdoor Recreation, 1989 Update Target 2000 Economic Adjustment Strategy for Alpena County, 1988 US-23 Improvement Study, Final Report, Michigan Department of Transportation, November, 1988 City of Alpena Sewer Plan, 1966 City of Alpena Utility Plan, 1977 - 82 - �APPENDIX A: RESOLUTION A RESOLUTION OF THE ALPENA CITY PLAN COMMISSION, ALPENA, MICHIGAN, ADOPTING A COMPREHENSIVE DEVELOPMENT PLAN AND FUTURE LAND USE PLAN. WHEREAS, the City's current Comprehensive Plan and Report was prepared and presented by Raymond W. Mills & Associates, of Midland, Michigan, in 1964; and WHEREAS, the Alpena City Plan Commission has actively pursued development of a new Comprehensive Development Plan since December 1985, and has been assisted by The WBDC Group in these efforts since June 6, 1988, during which tim~ the Plan Commission has held five public hearings, the last being held on February 20, 1990; and WHEREAS, it is the desire and intent of the Alpena Plan Commission to adopt a comprehensive plan, including a Future Land Use Development Map, as presented in the document entitled "City of Alpena Comprehensive Development Plan" which was prepared by The WBDC Group and the Plan Commission in accordance with both modern planning practices and with State law, particularly with the Municipal Planning Act, Public Act 285 of 1931, as amended, and referenced as MCL 125.36-125.38. NOW THEREFORE BE IT RESOLVED BY THE ALPENA CITY PLAN COMMISSION that the "City of Alpena Comprehensive Development Plan" presented at the February 20, 1990, public hearing, and subsequently revised into the document presently held by the Plan Commissioners and the City Council, including sections entitled Strategic Plan, Implementation, Capital Improvement Programming, Monitoring, Future Land Use Plan, and the Future Land Use Map, all included therein, as amended on June 5, 1990, be hereby adopted. BE IT FURTHER RESOLVED that the ·Plan Commission recommends that the Alpena City Council adopt the "City of Alpena Comprehensive Development Plan", as approved by the Plan Commission, so to establish clear and consistent pub l ic planning policy, and to provide appropriate policy direction to staff, affiliated boards and commissions, and others. This resolution offered by Comm i ssioner Shafto and seconded by Commiss i oner Lappan at a Special meeting of the Alpena Plan Commission on Tuesday, June 26, 1990. The resolution was call as follows: AYES: approved with a vote of _9_-_o_____ , with a roll Sabourin, Shafto, Skiba, Kane, Lappan, Karschnick, Silver, Phillips, McDougall NAYS: _._.N=o=n=e'-'-------------------------------ABSENT: ~N=o~n=e'--'------------------------------I, Peter Skiba, Secretary of the Alpena Plan ommission, DO HEREBY ATTEST that the above is a true copy of a resolution oped by the Alpena Plan Commission at a Special meeting held June 26~ 1_z Peter Skiba, Sec , � 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 Alpena_Comprehensive-Development-Plan_1990 Creator An entity primarily responsible for making the resource Alpena Planning Commission, City of Alpena, Alpena County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990-06-26 Title A name given to the resource City of Alpena Comprehensive Development Plan Description An account of the resource Comprehensive Development Plan for the City of Alpena prepared by the Alpena Planning Commission with the assistance of The WBDC Group June 26, 1990. Contributor An entity responsible for making contributions to the resource The WBDC Group (consultant) Subject The topic of the resource Comprehensive plan publications Alpena (Mich.) Alpena 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/559409fbdcae572b091f850aa40e8023.pdf f720762bd525c69c12378aa1a762bf50 PDF Text Text FROM THE LIBRARY O.FJ · Pl ann\ng & 7..onin:s Center, In~. ALPENA TOWNSHIP COMPREHENSIVE PLAN \ a pla nned working community �A L P E N A T OWNS H I P C OMP RE HE N S I V E P L A N January 1979 This project is a joint effort of the Alpena Township Planning and Zoning Commission and the Northeast Michigan Council of Governments with financial assistance provided through a grant from the Coastal Zone Management Act of 1972 (P.L. 92-583) administered by the Office of Coastal Zone Management (OCZM), National Oceanic and Atmospheric Administration (NOAA), U.S. Department of Connnerce (USDOC) via the Michigan Department of Natural Resources, Land Resource Programs Division and, in part, from the Northeast Michigan Council of Governments and the Township of Alpena, Alpena County. �I I I I I I I I I I I I I I I I I I I ALPENA TOWNSHIP Alpena Township Board D.H. Riley, Supervisor Christine Dubey, Clerk Gerald Nowak, Trustee Stan Mischley, Trustee Genie Diemond, Treasurer Gerald Fussey, Trustee Bill Desormeau, Trustee Alpena Twp. Zoning Bd. Alpena Twp. Plan. Comm. Clarence Carr Jack Wilkenson Charles Reagle, Jr. Maurice VanAcker Pierce Moore Walter Wolf Don Cross D.H. Riley Pierce Moore Tom Hendricks Herman Saretsky Richard Burgeson Alpena Twp. Zoning Bd. of Appeals Clarence Carr Donald Bartosh Patricia Pettenger Gerald Now".k Jack Wilkenson Alpena Twp. Planning & Zoning Commission Effective September 19, 1977 Clarence Carr, Chairman Walter Wolf, Vice-Chairman Don Cross, Sec. D.H. Riley Tom Hendricks Herman Saretsky Maurice VanAcker Charles Reagle, Jr. Zephere Dault - Zoni ng Administrator Technical assistance for plan development Northeast Michigan Council of Governments 131 Shipp St. Gaylord, Michigan 49735 �I I I I I I I I I I I A RESOLUTION 1t.e.ga.1tding THE FORMAL ADOPTION OF THE ALPENA TOWNSHIP COMPREHENSIVE PLAN BY THE ALPENA TOWNSHIP PLANNING AND ZONING COMMISSION WHEREAS, The Alpena Township Planning and Zoning Commission is a duly organized board of Alpena Township, and; WHEREAS, The Alpena Township Planning and Zoning Commission is charged with the responsibility of developing a community comprehensive plan, and; WHEREAS, This document represents those efforts toward the development of such a plan, THEREFORE BE IT RESOLVED THAT, The Alpena Township Planning and Zoning Commission does hereby adopt this document as the Alpena Township Comprehensive Plan. Move.d btj Don Cross , 6uppoM:e.d by Roger Linseman to adopt the. above. 1t.v.ioluilon a;t_ the. January 8th, 1979 meeting 06 the. Alpena. ToWrtf.ihip Pla.nn,i,ng a.nd Zon,i,ng CommiMion by a. vote. 06= 6 Na.yv.i Abf.ie.nt 0 1 ----- Cha.,i.Juna.n, Alpena. TowMhip Pla.nn,i,ng a.nd Zon,i,ng Comm,<.f.,f.iion Se.CJte:ta.Jt.tj, Alpena. TowMhip Pla.nn,i,ng and Zon,i,ng CommiMion �I I I I I I A P.ESOLUTION regarding THE FORMAL AOOPrION OF THE ALPENA TOWNSHIP COHPREHENS IVE PIAN BY THE ALPENA TOWNSHIP IDARD OF TRUSTEES WHEREAS, The Alpena Tovmship Board is a duly oreanized board of Alpena Township, and; WHEREAS, The Alpena Township Planning and Zoning Commission is charged with the responsibility of developing a community comprehensive plan by authority of the Township Board and; WHEREAS, This document represents tho::;e efforts toward the development of such a plan, THEREFORE BE IT RESOLVED THAT, The Alpena Township Board does hereby endorse this document as the Alpena Township Co~prehensive Plan. Moved by ____ M_is_c_hl_e_y.__ _ _ _ , supported by _ _r_To_\_ -,ak _______ to adopt the above resooution at a Special Meeting held on Tuesday _J_a_n_u_a_ry_2_.3.._ 1 _1_9_7_9____ by the Alpena Township Board of Trustees by a vote of: AJes _ _5"------ -----Absent ------Abstained: Dubey Nayes 0 0 Dia.nond attested by CU- M/2.b( Christine M. Dubey, C l e N �I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS PAGE INTRODUCTION •••••••••••.•••.••••••••••.•••••••••••••••..•....••• 1 PEOPLE ......••.•••.•....•.•.•.•.•••••.........•................. Population Characteristics •••••••••••••••••••••••••••••••••• Population Projections •••••••••••••••••••••••••••••••••••••• Education ••••••.••••••••••••••••••••••••••.••.••.••••••..••• Socio-Economic Characteristics ••••••••••••••••••••••••••••.. 10 ACTIVITIES ••••••••••••••••••••••••••••••••••••••••••••••••• .••••• Residential •••••••••••••• ·••.••.••••••••••••.••••••••.••.••.. Commercial ••••••••••••••.••••••.•••••••••••••••••••••••••••• Industrial ................................................. . Agriculture ••••••••••••••••••••••.••••••••••••••.••••••..••• Recreation ................................................. . SERVICES •••••••••••••••.•••••••••••••••••••••••••••••••••••.•••• CoID.munica t ions . • . . . . . . . . . . . . . . . . . . . . • . . • • . . . • . . . . . . . . . . . . . . . Energy ..................................................... . Water Supply ••••••••••••••...••••••••.•••••.•••••••.•••••••• Sewage Disposal •••••••••••..••.•••••••••••••.••••••••••••••• Solid Waste ••••••••••••••••••••.••• • •••••••••••••..•••••.•.• Fire Protection •••••••••••.••••..•••.••••••••••••••••••..•.. Police Protection ••••••.•••••••••.••.•••.•••••••.••••••••••• Education •••••••••••••••.••.••.•••••.••••••••••••••..••.•••• Transportation •••••••••••••••.•.••••••••..•.•.••••••••.••••. Health & Welfare •••••••••••••••••••••••••••••••.••.•••.••..• Government ................................................. . 10 15 19 20 26 26 29 32 33 35 38 38 39 40 41 41 44 45 45 46 55 56 58 58 60 ENVIRONMENT Climate General Physical Features ••••••••••••••••••••••••••••••••••• Geology .................................................... . Topography & Surface Water Drainage .••••.•••••.•••••••••.••• Soils . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Vegetation ........................... . ..................... . Wildlife ••.•••••••••••.•••••.•••••• ••• •••••.•••••••••••••••. Coastal Management •.••••••••••••••• • •••••••.•••••••••••••••• 84 GOALS, OBJECTIVES AND POLICIES ••••••••...•..•••••••••.••••••.••• 103 GOALS • • • • • • • • • • • • • • • • • • • • • • • • • • • • . • . • • • • • • • • • • • • • • • • • • . • • • • • • • • • 104 OBJECTIVES AND POLICIES ••••••.•••••••••••••• • •••••.••..••••••••. 105 FUTURE LAND USE • • • . • • • • • • • • • • • • • • • • • • • • • • • • • • • • . . • . • • • . • . • • • . • • • 109 IMPLEMENTATION ll5 APPENDIX A 62 64 69 78 80 �I I I I I I LIST OF MAPS MAP 1 2 3 4 5 6 7 8 9 10 11 12 I I I I I I I I I I I 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 TITLE Regional Setting Enumeration Districts Generalized Land Use Patterns Water System Sewer System Road System Average Daily Traffic Volumns Annual Mean Temperature Annual Mean Precipitation General Physical Features Sub-Surface Geology Topography Watersheds Long Lake Watershed Soils Limitations for Development - Forestry Limitations for Development - Agriculture Limitations for Development - Residential Limitations for Development - Recreation Major Forest Species Unique Wildlife Areas Sport Fishing in Lake Huron Coastal Boundary (CZM) Present Coastal Land Uses Coastal APC'S (north portion) Coastal APC'S (southern portion) Coastal APC's (east central portion) High Risk Erosion Areas Special Flood Hazard Areas Future Land Use Plan Partridge Point Recreation Area PAGE 6 30 37 42 43 48 50 59 59 61 63 68 70 71 73 75 75 77 77 79 81 83 87 89 94 95 96 98 101 110 114 �r- I I I I I I I I I I I I I LIST OF CHARTS CHARTS 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 TITLE Population Trends - 1900-1970 Relative Densities - 1970 Age Group Comparisons - 1970 Age/Sex Pyramid - 1970 Family Size - 1970 Persons By 1965 Residence Population Projections - 1975-2000 Persons 25+ By Years of School Completed Family Income Persons By Poverty Status And Age - 1970 Poverty Levels In 1969 By Size Of Family And Sex Of Head Economic Comparison Employed Persons 14+ Years By Occupation Employed Persons 14+ Years By Industry Employment And Unemployment Statistics Subdivision Platting Sequence Residential Development (permits issued) Housing Units By Year Built Enumeration Districts - Housing And Population Commercial Activity By Area Industries in Alpena Township Agriculture Geology PAGE 8 11 12 13 14 14 17 19 20 21 22 23 24 24 25 27 28 28 29 31 32 34 65 �I NT R OD UCT I ON �• • • INTRODUCTION Purpose of the Plan Every individual or group plans their future to some extent, some more extensively than others. Individuals plan their budgets, their insurance program, their educational goals, their retirement program, and their daily activities. Families plan their vacations, or whether to add a room to the house. Businesses plan inventory levels, advertizing, campaigns, and capital investment. Municipalities must plan their futures, too. Planning is necessary to determine the wisest use of the connnunities' resources, both physical and human, in order to reach established goals and objectives. Comprehensive planning is a process which considers a broad range of community characteristics in establishing a strategy for future development. One of the basic objectives of this Plan is the attainment of a desirable, efficient, and satisfying living environment for the residents of Alpena Township. To be efficient and effective, the Township needs a guide for growth and development. development. It will provide the framework for a guide for growth and It will provide the framework for numerous daily decisions on zoning, public services and human needs. This master land use, or development plan is designed to promote the public health, safety, morals and general welfare in Alpena Township. Its further purposes are: - To encourage the use of lands in accordance with their characteristics and adaptability, to limit the improper use of land, and to avoid the overcrowding of population; - To provide adequate light and air; - To lessen congestion on the public roads and streets; - To reduce hazards to life and property; I 1 I �- To facilitate adequate provisions for a system of transportation, sewage disposal, safe and adequate water water supply, education, recreation, and other public requirements; - To conserve the expenditure of funds for public improvements and services to conform with the most advantageous uses of land, resources and properties; - To conserve property values and natural resources; - To insure a desirable trend and character of land, building, and population development. Planning - In General All communities change over time. They grow and decline. people who make their homes in a community change, The type of The services they desire change. Many times these changes occur all at once. The population increases, home are built, and suddenly, the school system is overcrowded with too many students for the available classrooms. are strained. Primary services such as fire and police protectio Water supplies may become contaminated by an increasing number of septic tanks. The community's government is suddenly faced with huge bills, over-extended taxes and possibly unable to cope with the demands. A comprehensive plan can help a community cope with the changes. First of all, a plan can point out trends that often precede a growth spurt so a community can be aware of its potentials for growth. that growth. It can prepare financially for The plan can help the township avoid inefficiency and waste. The plan can also help the community government control growth and promote order and thus insure a continued high quality physical and social environment. The goals, objectives and policies can help guide everyday governmental decision1 thus insuring a desirable living environment. portant function. Herein lies the plans most im- A comprehensive plan can be the basis of a rational and on- going decision making process. With an accurate and complete information basis, 2 �the community can guide itself into its own most desirable growth pattern. Herein lies also the major problem with a comprehensive plan. It is often difficult to realize that this document is but the beginning of a never ending development process. The plan cannot be an end unto itself. Its worth lies not in its phrases, maps, and predictions, but rather how successfully its information and suggestions can be translated into the living community. A plan is worth no more than the paper it's printed on unless it is used. However, no plan will forever continue to accurately present the facts without continuous review and updating. information is accurate. A plan can only be as useful as its As a community changes, so must its plan change, to reflect the evolving social and physical patterns. Planning In Alpena Township Actual planning is relatively new to the Alpena Township area. methods used in the past often proved ineffectual. Indirect Zoning has been in effect since 1970, but has not until recently, had the benefit of working in association with documented planning proposals. I In September of 1977, the Alpena Township Board took steps to officially establish a Township Planning/Zoning Connnission. The vehicle of Public Act 168 of 1959 was used and as authorized by Section 11 of the Act, the authority to I l zone was transferred from the existing Township Zoning Board to the newly formed Commission. Initial meetings that were held convinced the newly formed Planning Commission that if their prime objective "to Plan" was to be met, outside professional help would be necessary. In the later part of 1977, the North- east Michigan Council of Governments was contacted and contractual arrangements were secured. Additional financial assistance was provided to NEMCOG under the Coastal Management Program, administered by the Land Resource Programs Division of 3 �the Michigan Department of Natural Resources. The report that is herein con- tained is the end product of the cooperative efforts of the State, Region and Alpena Township. Although outside assistance was provided for the Plan's development, the Plan itself is a product of the Alpena Township Planning Commission. The key to the Plan is the Goals, Objectives and Policies that evolved from insight into the assets and liabilities of the township. The "key" is a direct pro- duct of the Commission itself. The Planning Approach The Alpena Township Comprehensive Plan, if it is to be used effectively, must be as accurate and as thorough as possible. comprehensive organization. It must have a logical and To this end, the Planning Commission has used the PASE planning approach, developed by the Northeast Michigan Council of Governments. The PASE system catagorizes inventoried materials, basic to the plan, into four main areas; R_eople, _Activities, fervices, and ~nvironment. Each facet of Alpena Township was thus classified for study purposes. People Services History Population Characteristics Population Projections Economy Communitications Energy Water Supply Solid Waste Education Transportation Police and Fire Protection Health and Welfare Activities Environment Residential Commercial Industry Agriculture Recreation Surface and Sub-Surface Geology Soils Surface Water Vegetation and Wildlife Physical Development Potential As these various facets were evaluated, their inter-relationships were explored and explained. These interrelationships pinpointed the issues and 4 �potentials that are a part of the Goals and Objectives that the township has set for the future of the area. The future land use plan for Alpena Township is a graphic portrayal of the goals and obje~tives that have been established. It ts a concept map that depicts the Township as it may appear twenty years from now. Again, it is important to remember that while the future land use pattern is a goal for the township to str~ve for, it is very general. The actual land use pattern that evolves will be the result of the decisions every township resident makes every day, both privately and in public meetings and elections. flan is meant as a guide for those everyday decisions. 5 The Alpena Township �LAKE HU MAPLE RIDGP. TOWNSHIP ALPENA TOWNSHIP ALPENA TOWNSHIP THUNDER DA'f Q.$.~ INEKE ]"_0\'I!:!~ Tu•c• • ••• A •GIMl.1111 ...... 0. • Lll,.I • l f'""1:ST .&\.I.I Q c•• • • • • _L __ j i ....:.. ·=·:-1· _ ... ~S£CO CO. 1 0M•l1•,.·;·· 0••··· ........ "' •1l•u l 11 M 0 1'TMORC:--.CY CO. COlll'W I TM MOHT .. OIICNCY ,.,,11. ' --r-,::'..'.~-,--;.....-______ ___...,·•"'-· ... r-....,... "......... • TO• .. : ,o .. ••••" I - ..• , MILLMAN •, e LO'W'CU.a I - --'--4tlll:A1'LtNO cu,111, 0 I g ! .·=. , ...... I I J_ f 1•&AV(II C•a1,c1 •••HcH ------IOUlH f I oaa1NC11CI LCON CO. CALaCONlA CL I NTON ALCO,.A I ~ COMIN• o oa c.... NORTHEAST MICHIGAN REGIONAL SETTING -:-r--- •;. ••r -+,s;:::: ~ \.All~ MAP 1 .1111.C.N u 1...... _,-------~--L---f : ; 0 CIU\UORO CO ..:• . • zz z ,,.,. C z • I IIITCMILL ,--'----r':.::'•:.:•::••:.:·J---l MILLIN I "••••• ! I cu • T1e IIIKADO 1 _____ ..J_, _ _ 10 IS 20 MILES ~-..,.NA44- ..... SC ALE 6 �Regional Setting and Historical Perspective Alpena Township is the largest township in Alpena County, Michigan. The township is approximately 118 square miles in area, with a 1977 population estimate of 9,510 personij. The town$hip is bounded on the north of Presque Isle County, the west by the Townships of Maple Ridge and Wilson, the south by Sanborn Township and on the east by Lake Huron. centrally located in the township on Lake Huron. The City of Alpena is Alpena Township is one of eight townships and ten political units (counting the county) that make up Alpena County, Michigan. townships. The Township encompasses in area, 3.28 geographic Major transportation routes bisect the township - north-south by US-23 and east-west by M-32. Alpena Township's past, like that of all Northeast Michigan, intertwines with that of the white pine lumber industry that flourished from about 1850 to 1910. At the turn of the century, the Townships had a population of 1173 persons. As the lumbering industry declined, people left the area to find jobs elsewh~re. of 40.2%. By 1920, the population had decreased to 701 persons, or a decrease By 1930, the Townships started to again attract people and a slight gain was achieved. After 1930 to the present, steady increases were achieved and during most periods increases were higher than the county, region, or state. Refer to Popu.R..a,;,U,on T~en.d.6 chart on next page. Alpena Township's growth has always been firmly intertwined with the City of Alpena. The City provided the necessary commercial and industrial activities, while the Township, until recently, served as a "bedroom" community for persons employed in the city. Current trends indicate that Alpena Township is becoming more and more indepen4ent of the City as commercial and industrial growth increases. 7 �CHART 1 POPULATION TRENDS 1900 - 1970 1900 %Chg. 1910 % Chg. 1920 %Chg. 1930 %Chg. 1940 %Chg. N.E. Michigan Region 62102 +14 .4% 71057 ·7.3% 65867 . .,,,, 59588 +14.3"' 68098 • Alpena County 18254 +9.4% 19965 ·10.5% 17869 +3.9,r. 18574 +11.1%. 20766 40 .9'1(, 928 •24.5% 701 +16.0" 813 +106.0'MI +ll.111fi, 758 +9 .0% 826 47.611, 598 +33.1 .. 796 -6.9 .. 749 +l.l'tt 811 1950 %Chg. 1960 % Chg. 1970 S.2'Wt 71617 +is.a, 82962 +lJA,r. 94106 +6.9'1(, 22189 +21.7'1(, 28556 +7.5% 30708 To wnships: Alpena 1173 Green 670 1675 +75 .0'1(, 2932 +125.6 .. 6616 •31.0" +6.4,I, ...,,, 9001 863 Lo:ig Rapids • 1243 +5 .6% • 1312 -31.2% 903 -12.a-. 787 +ll.2'tt 875 •7.3% 811 +9.21'> 886 M_a ple Ridge 783 4.8 .. 761 •15,4'1(, 644 • .3% 646 +16.3"' 7S1 -41.0 .. 706 +21.5'1(, 907 +20.3"Mt 1091 Os<ineke 587 +70.4% 1000 +9.2% 1092 +2 .1"' 1122 1232 ... 5 .. 111S 1188 +13.91', 1353 Sanborn 542 +56.3% 847 -u.a-. 1413 +14 .9'A 1424 Wellington 730 .,.... 376 ·2 .7% +9.IYt 772 +10.4 .. 8S2 +l.1,r. 878 • 366 +14.2 .. 418 -11.2-. 371 .7.3 .. 1454 +13.7"' 1653 -t.s-. 11802 +7.7"- • Includes Wtllington Township Source: U.S. Census Bureau 12706 •12.6.. 344 -12 .1'1(, 1304 +4.2,. 13S9 ...... 1492 +14.S'Wt 1709 11101 .,.,. 12166 +5.3.. 12808 •z.,,,, 1313S +11.IYt 14682 Cities: Alpena City 60.9 .. 1496 (X) Wilson ~6.5 .. 41.a-. .,.,. -41.0.. 878 269 1824 13805 �History has indicated the desirability of Alpena Township as a place to live. This comprehensive plan will help to insure that it will remain desirable in the future. With careful attention to the factors that make Alpena Township attractive and a strong effort to preserve them, Alpena Township will continue to be a place where people will want to live, work and play. 9 �I NVE NT O RY �P E OP L E �l l ~ l l PEOPLE Population Alpena Township was created to serve the people that live within its boundaries. it must first of all, attempt to better understand the general character of the people that make up the Township. This section of the plan should pro- vide the insight and the understanding that is necessary. ~ l l l l l l If the township is to meet the needs and desires of its people The following information is primarily based on data provided by the 1970 "Fifth Count" census. The "Fifth Count" census was taken in conjunction with the 1970 U.S. Census and was based on a sampling technique. It was not a 100 percent count, but was rather a 20 percent sample of responses, weighted mathematically to approximate a 100 percent count. It is important to remember that these are only approximate and as such can only serve as a general description. Despite this inaccuracy, the statistics are valuable as a means to describe the unique character of the people of the Township. census was taken during 1976-77. A mid-decennial Data is available and was used as a check, and in some cases, as an update on pertinent data used in this study. The Fifth Count for Alpena Township indicates that the 1970 population of the Township was 9001 persons. With an area of 118 square miles, the average density of the Township is76.3 persons per square mile. The average density of Alpena City is 1866 persons per square mile and is 52.0 for Alpena County. indicated in Chart 2, the Township is the second most densely populated area of the county. It is also the largest, population wise, of all 83 Townships in the eight county Northeast Michigan Region. In addition, the Township's population is greater than four of the Region's eight counties, larger than six of the Region's seven cities and larger than any of the Region's seven villages. 10 As �CHART 2 Relative Densities - 1970 Rank Political Unit 1 City of Alpena 2 Land Area (Sg,. Miles2 1970 PoEulation Densiti 8.2 13,805 1683.5 Alpena Township 118.0 9,001 76.3 3 Sanborn Township 43.5 1,624 37.3 4. Wilson Township 77.3 1,824 23.6 5 Maple Ridge Township 53.0 1,091 20.6 6 Long Rapids Township 54.2 878 16.2 7 Ossineke Township 104.9 1,353 12.9 8 Green Township 77 .8 863 11.1 9 Wellington Township 53.1 269 5.1 County of Alpena 590.0 30,708 52.0 County of Alpena (Excluding City of Alpena) 581.8 16,903 29 .1 TOTAL Source: 5th Count Ce.n6£L6 11 �Chart 3 , Age. Gll..oup Compa!U60n-6, compares the number of people in the various life stages for the Township, County, and the Northeast Michigan Region. CHART 3 Age Group Comparisons 1970 Life Stage Alpena Twp. Retirement 65+ Mature Family 45-64 Family Forming 20-44 Secondary School 15-19 Elementary School 5-14 Pre-School 0-4 477 1352 2835 864 2552 921 % 5.3 15.0 31.5 9.6 28.4 10.2 Alpena Co. 2608 5773 8599 3379 7729 2610 . % 8.5 18.8 28.0 11.0 25.2 8.5 Northeast Region 10,352 19,763 19,763 14,116 21,644 8,469 % 11.0 21.0 21.0 15.0 23.0 9.0 5th Count Ce.n-6U6 Source: Alpena Township has a relatively high percentage of people in the Family Forming group (20-44). This is a healthy situation as this group, along with the Mature Family group (45-64) represent the groups that are gainfully employed, pay the most taxes, and in general, support the other age groups. When these two age groups constitute a majority of the population, the community will generally be stable, both economically and socially. Alpena Township has a similar percentage of children under 19 years of age (38%), when compared (32%). to Alpena County (34%) or the Northeast Michigan Region This is further substantiated by the relatively small family size in Alpena Township, with 2.94 persons per family, as compared to the City of Alpena, with 3.07 per family and the Region with 3.32. 12 �CHART 4 ALPENA TOWNSHIP AGE/SEX PYRAMID 1970 AGE MALE FEMALE 65+ 234 45-64 ,..... w 0-4 5.3 639 15.0 1368 1467 I 15-19 5-14 243 713 20-44 I % of Total 461 403 J 1320 456 4552 MALES I 465 4449 FEMALES The Age/Sex Pyramid for Alpena Township breaks the population (1970) into age groups by sex for comparison. The percentages for each age group at right combine male and female totals. Source: 31.5 9.6 1232 I I U.S. Census (.interpreted and designed by Northeast Michigan Council of Governments) 28.4 10.2 �I I I I I I I I I I I CHART 5 Family Size Alpena Township (1970) Unrelated Individuals (14+) 2 Person families 3 Person Families 4 Person Families 5 Person Families 6+ Person Families Total Source: Alpena Township has 955 or 37.6% families that have two or less members . Over 51% (1316 families) have three or less members. The average family size, as pointed out earlier, is 2.94 persons (does not include Unrelated Individuals). The birth rate in Alpena Township is slightly lower than the County as a whole; 3.43 as opposed to 3.56. This fact points out that growth in Alpena Township is due to a greater extent, to people moving into the township rathe r than by births. Chart 6 gives some indication as to where the people are moving from. CHART 6 Persons by 1965 Residence I I 2535 5th Count Ce.nJ.iM l I I I I 369 586 361 449 363 407 Same House Different House, Same County Different House, Same State Different State Abroad 1965 Address Not Given Source: Number Percentage 4456 1886 926 534 102 173 55.2 23.3 11. 5 6.6 1. 3 2.1 5th Count Ce.nJ.iU-6 As shown above, almost one quarter of the households or families had moved to Alpena Towns hip from somewhere within Alpena County itself. Almost as many more moved to the Township from another county in Michigan, a dif ferent state or from abroad. 14 �Population Projections Population projections are always dangerous to make. No area ever grows at a constant rate and many factors can effect the actual numbers. However, it is necessary to try to predict future population so that facilities and services can be planned to meet the needs of the future. In an attempt to be as acct·,rate as possible, a staff report entitled Regional. Population P4ojemon1.>, prepared by the Northeast Michigan Council of Governments was utilized to determine the future population for Alpena Township. Due to the broader base utilized in the report, a greater degree of accuracy evolved. The following information is taken directly from the report and describes how the projections were arrived at. The resultant projections for Alpena Township as well as the other political units in Alpena County are found in Chart 7 on page 17. Method The Federal OBERS Series E population projections were felt to be unrealistic and were not used since they do not adequately take into account local information. The population projections prepared by the Planning and Policy Analysis Division, Department of Management and Budget, State of Michigan, were utilized as a base projection. a township level. The State's projections are on a county level and not Qn The State model used to project the county populations is in the broad category referred to as Cohort/Survival technique, or Cohort Component method. This model starts with age cohorts as of the base year, 1970, and then alters the beginning population by adding births, subtracting deaths, and adjusting for migration during the projection period. As would be expected, the resulting projections are dependent on the assumptions made about fertility and death rates, and the component hardest to predict, migration. 15 The State office �I I I I I I I I I I I I I I I I I I I of Management and Budget works with the U.S. Bureau of the Census in the Federal-State Cooperative Program. A straight-line trend projection was also calculated for the region as a whole and for the individual counties. In analyzing the two forecasts, it was felt that generally the State projections were rather high and conversely, the straight-line forecasts were too low. Therefore a third forecast was calculated representing a combination and resolution of the data derived from these other two sources and taking into account localized information such as growth trends and future growth potentials. These final projections also included adjustments and modifications reflecting the perceived future developments and constraints which will affect population change. Assumptions for the three calculations are as follows: - Unrestrained growth Increased in-migration of retired persons Lessening out-migration of young people In-migration of major new industry/firms Substantial improvement of system transportation and community infrastructure Medium - Continued in-migration of retired persons - Medium increase of economic development and industry - Slow to medium improvement of transportation system and community infrastructure Low - Stagnent or declining growth General economic stagnation/no major economic development - Increasing high energy cost (i.e. gas, etc.) - Continuing out-migration of young people - No significant improvements to the system transportation The "medium" projections are felt to be most accurate and are presented for Alpena County in Chart 7. 16 �CHART 7 Northeast Michigan Council of Governments Population Projections 1975 - 2000 Alpena County POLITICAL UNIT 1970 1975 1980 1985 1990 2000 CITIES Alpena WWFP* 13,805 13,936 14,640 15,045 15,654 18,096 14,300* 15,400* 16,200* 17,100* 19,400* TWPS. Alpena Wv!FP* 9,001 10,203 12,462 9,400* 10, 100* 13,611 15,400 17,803 10,600* 11,400* 12,600* Green 863 896 952 982 1,015 1,174 Long Rapids 878 862 878 903 888 1,027 Maple Ridge 1,091 1,161 1,280 1,395 1,480 1,712 Ossineke 1,353 1,493 1,793 1,925 2,030 2,348 Sanborn 1,624 1,759 2,159 2,789 3,089 3,570 269 248 274 275 296 342 1,824 1,958 2,159 2,357 2,453 2,837 30,703 32,516 36,597 39,282 42,305 48,909 Wellington Wilson COUNTY Total WWFP* * 32,000* 34,200* 36,100* 38,200* 43,129* Wastewater Facilities Plan, Alpena Township, 1976, Scott Engineering 17 �• I I I I I All demographic projections are based, at least in part, on past trends with respect to migration, fertility and survival. Consequently, there is always room for a wide margin of error, especially when the data is disaggregated to smaller areas. In light of this, the base projections, particularly at the county and township levels, were adjusted to reflect past, current and future plans and developments. This process was undertaken by reviewing past development accomplishments and planning documents, seeking input from the individual county planning connnissions, and taking into account other localized information. In undertaking the described adjustment process, even though it is a somewhat subjective procedure, it allows the projections to reflect the •· past and future developments which complements the strictly objective methodology. I that will alter and effect the demographic projections. It is understood that changes and new development's will take place in the future To reflect any changes, a process of refinement and updating will be accomplished on a periodic basis by the Northeast Michigan Council of Governments. I I 18 �Education The educational attainment in Alpena Township will affect the services and facilities demanded by the residents. In general, the more education a connn~- nity has, the more cultural opportunities its people will desire. This is particularly true when large numbers of residents have attended some college. These people have in general, lived in a more urban atmosphere and may desire the amenities they found in larger, more urban communities. Chart 8, below, illustrates the education levels of those persons 25 years or older in Alpena Township. Those persons younger than 25 were not included s many of them had not completed their education. In Alpena County, 49% of the population has at least a high school diploms Alpena Township is slightly higher than the County with 56.7%, with the highest percentage occurring in the 25 to 44 .age group. CHART 8 Persons 25+ By Years of School Completed 25-44 Age Group No School Elementary 1-7 Yrs. 50 8 Yrs. 221 High School 1-3 Yrs. 432 4 Yrs. 1236 College 1-3 Yrs. 253 4+ Yrs. 233 Percent with High School Diploma or more 71% 45-54 Age Group No School Elementary 1-7 Yrs. 55 8 Yrs. 211 High School 126 1-3 Yrs. 4 Yrs. 265 College 1-3 Yrs. 94 4+ Yrs. 85 Percent with High School Diploma or more 55+ Age Group No School Elementary 1-7 Yrs. 8 Yrs. High School 1-3 Yrs. 4 Yrs. College 1-3 Yrs. 4+ Yrs. Percent with High School Diploma or more Source: 5t .h Cou.n.:t Ce.n..w ~ 19 53% 206 338 197 166 32 45 25% �• • Socio-Economic Characteristics A study of the socio-economic characteristics and changes is an essential - step in evaluating any community. When local governments assume the task of planning for the future, they are automatically dealing with the needs of a changing population. Failure to look closely at the social and economic trends can and has resulted in economic and social loss to many Michigan communities. This section of the inventory will describe some of the essential social and economically related aspects of Alpena Township. By knowing how the resi- dents make their living and how the Township, as a whole, compares to its neighbors, certain needs and desires can be recognized. Family Income - Chart 9, shows how many families have incomes in each $2,000.00 income bracket. Unrelated individuals are not included. CHART 9 Family Income Alpena Township - 1970 Number of Families Income • Under $2,000 $4,000 $6,000 $8,000 $10,Q00 $15,000 $25,000 Source: $2,000 - $3,999 - $5,999 - $7,999 - $9,999 - $14,999 - $24,999 and over 94 142 192 310 487 649 272 20 5~h Cou.n:t Cen-6(.L.,6 The median family income in the Township is $8,420.00; half of the families make more than , $8,420.00, half make less. A median is a type of average that is not affected by extremely high or low incomes, and is therefore more meaningful than the mean average. Alpena Township's median income is above that of the Region ($7,470.00) and below that of the County ($8,765.00). • • This is expected as Alpena County is the most economically stable county in the region, while the region itself ranks low in the State. 20 �Another socio-economic factor worthy of evaluation is the poverty status of its people. Chart 10, which follows, tabulates the number of persons abo and below the poverty level by their ages. CHART 10 Persons by Poverty Status and Age Alpena Township - 1970 Number Percentage 270 3% 89% Above Poverty Level 65 and over Under 65 80ll Belo~ Poverty Level 65 and over Under 65 Source: 180 540 2% 6% 5th Count Cen.6ll6 The dividing line of 65 years of age was chosen as this is the age most people retire and must rely on Social. Security and pensions for their income. Eight percent of the Township's total population have incomes below the designated poverty level. poverty level. Of the persons 65 years or older, 40% are below the It is important to remember that no precise dollar amount can be given as a "poverty line". Poverty levels are determined according to family size, income, head of family, and whether the family lives on a farm. This "line", therefore, varies from family to family. Chart 11, Poverty Levels in 1969, illustrates only how the poverty levels given in Chart 10 were determined. 21 �CHART '11 I II Poverty Levels in 1969 by Size of Family and Sex of Head Size of Family All Unrelated Individuals I I -- FARM Female Head Total Male Female Head Head $1834 $1840 $1923 $1792 $1569 1607 1512 Under 65 years 1888 1893 1974 1826 1641 1678 1552 65 years and over 1749 1757 1773 1751 1498 1508 1487 All Families 3388 3410 3451 3082 2954 2965 2757 2 persons 2364 2383 2394 2320 2012 2017 1931 Head under 65 yrs. 2441 2458 2473 ,2373 2093 2100 1984 Head 65 & over 2194 2215 2217 2202 1882 1883 1861 3 persons 2905 2924 2937 2830 2480 2485 2395 4 persons 3721 3743 3745 3725 3195 3197 3159 5 persons 4386 4415 4418 4377 3769 3770 3i61 6 persons 4921 4958 4962 4917 4244 4245 4205 7 or more persons 6034 6101 6116 5952 5182 5185 5129 Source: I I I I I I Total NONFARM Male Total Head Ve.pall.tment 06 Comme,r.c.e., BWLeau. 06 the. Ce.n6u.6, Urr.lte.d Sta.te..6 faU.S.c.hlga.n, Popui.ation: 1910, Ge.ne/Lal Soc.la..l a.nd Ec.onom.lc. ChaJta.c;te.,r.,UUc.6, PC I 1) - C24, IAppe.ndZx. B, pp. 29-31). CWUh 22 � 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 Alpena-Twp_Comprehensive-Plan_1979 Creator An entity primarily responsible for making the resource Alpena Township Planning and Zoning Commission, Alpena Township, Alpena County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1979-01-08 Title A name given to the resource Alpena Township Comprehensive Plan Description An account of the resource Comprehensive Plan for Alpena Township developed by the Alpena Township Planning and Zoning Commission with the assistance of the Northeast Michigan Council of Governments January 8, 1979. Contributor An entity responsible for making contributions to the resource Northeast Michigan Council of Governments (consultant) Subject The topic of the resource Comprehensive plan publications Alpena Township (Mich.) Alpena 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/3f9dd6644a76328b3b6edab85771cdd8.pdf f0a5670a8afe8cad4da364b2b8b717c5 PDF Text Text GENERAL DEVELOPMENT PLAN Ann Arbor Charter Township �ANN ARBOR TOWNSHIP BOARD Elizabeth Langford, Supervisor Catherine Braun, Clerk Virgina A. Forshee, Treasurer Peter A. Davis, Trustee Richard Dieterle, Trustee William Koeppel, Trustee John Wright, Trustee ANN ARBOR TOWNSHIP PLANNING COMMISSION James Schriemer, Chair John Allison William Koeppel Herbert Sloan James Snyder Rae Weaver John Wright Adopted by The Ann Arbor Township Planning Commission August 5, 1992 Approved by the Ann Arbor Township Board September 21, 1992 �GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 1 �CHARTER TOWNSHIP OF ANN ARBOR GENERAL DEVELOPMENT PLAN AUGUST 1992 TABLE OF CONTENTS PART 1 INTRODUCTION SECTION 1.01 RELATION TO THE 1969 PLAN SECTION 1.02 PRINCIPAL CHARACTERISTICS OF THE PLAN SECTION 1.03 THE PLANNING AREA PART 2 HISTORY OF ANN ARBOR TOWNSHIP 2 2 3 SECTION 2.01 PHYSIOGRAPHIC HISTORY SECTION 2.02 TRAILS OF NATIVE AMERICANS SECTION 2.03 EARLY SETTLEMENT SECTION 2.04 RAILROADS SECTION 2.05 FREEWAYS SECTION 2.06 AREA GROWTH SECTION 2.07 CONCLUSION PART 3 EXISTING CONDITIONS: THE PLANNING AGENDA PART 4 OBJECTIVES PART 5 STRATEGY PART 6 POLICIES SECTION 6.01 AGRICULTURAL AREA POLICIES SECTION 6.02 RESIDENTIAL AREA POLICIES SECTION 6.03 COMMERCIAL AREA POLICIES SECTION 6.04 OFFICE AREA POLICIES SECTION 6.05 RESEARCH AND INDUSTRIAL AREA POLICIES SECTION 6.06 STREET AND TRANSPORTATION POLICIES SECTION 6.07 PUBLIC FACILITIES POLICIES SECTION 6.08 NATURAL FEATURES POLICIES PART 7 IMPLEMENTATION OF PLAN POLICIES 5 SECTION 7.01 INTRODUCTION SECTION 7.02 ZONING REGULATION SECTION 7.03 REGULATION OF LAND DIVISION SECTION 7.04 INFRASTRUCTURE PART 8 PLAN MONITORING PROGRAM SECTION 8.01 INTRODUCTION SECTION 8.02 BENEFITS OF A MONITORING PROGRAM SECTION 8.03 DESCRIPTION OF THE PROGRAM ii 5 6 7 8 8 9 10 18 21 26 27 32 34 34 35 40 44 49 49 52 52 55 55 55 �MAPS AND TABLES Number and Name Following page MAP 1 Planning Area and Sub-areas 3 MAP 2 Indian Trails 5 MAP 3 City Boundaries 8 MAP 4 Land Use Plan 24 MAP 5 Residential Areas Plan 30 MAP 6 Street Plan 38 MAP 7 Sanitary Sewer Service 39 MAP 8 Water Service 40 MAP 9 Public Facilities 42 MAP 10 Natural Features 45 TABLE 1 Future Land Uses 46 111 �PART! INTRODUCTION GENERALDEVEWPMENTPLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 1 �describes the intended uses of general areas. The plan is not intended to be a "blueprint" for the future, and should not b~ interpreted in this fashion. It also does not state that a certain action will be taken at a future time. To use the plan in either fashion would require that the Planning Commission make decisions today concerning future events, something that is impossible to do and, if attempted, would give the plan an unworkable rigidity. SECTION 1.01 RELATION TO TIIE 1969 PLAN The township's previous comprehensive general development plan was adopted in 1969. Since that time, conditions within and affecting the township changed to the point that a major revision of that plan became warranted. In addition, its day-to-day use pointed to certain elements that needed improvement. In light of these circumstances, the Planning Commission decided to completely revise that plan. The revised version will, upon adoption by the Planning Commission, replace the comprehensive general development plan adopted in 1969. C. The plan provides guidelines for making decisions or recommendations in the future. For example, it will provide the framework for Planning Commission recommendations on rezoning petitions and subdivision plats to the Township Board, and for Planning Commission decisions on site plans. Decisions will be made on a case-by-case basis at the time necessary and within the context of the plan. The plan will be amended if the analysis generated by the required decision indicates that a change is deemed appropriate. SECTION 1.02 PRINCIPAL CHARACTERISTICS OF THE PLAN The Planning Commission's experience using the 1969 plan over the past several years resulted in the conclusion that the revised version should have a somewhat different orientation. The following are the principal characteristics of the new plan. D. The plan recognizes the fact that the future is uncertain and cannot be predicted, and that current perceptions of future conditions might change. The major issues it addresses also might change over time, and strategies and policies designed to respond to them might have to be modified or replaced with new ones. The Planning Commission intends to periodically review, refine, and otherwise modify the plan as events unfold. Refinement maybe in the form of restating, deleting, or adding to the issues, strategies, goals, or policies set forth in the following pages. It may also involve the creation of detailed policies for specific areas of the township, such as the sub-planning areas. These changes might result from an analysis of a specific development proposal, such as a rezoning petition; a capital improvement proposal by the township or other government body; or a periodic review of the plan or a detailed study of A. The plan describes the Planning Commission's strategies for growth and development of the township and the policies that are intended to implement them. Those strategies address the fundamental issues that the Planning Commission expects the township to face in the next 20 years. The plan is focused on a limited number of issues in order to concentrate on those that can truly make a difference to the township's future. B. Since the plan concentrates on strategies and policies, it is general in nature, focusing on the Planning Commission's intended response to various issues. Thus, it does not prescribe or predict uses of specific parcels of land, except in a few circumstances such as the Washtenaw Community College campus. Instead, it 2 �coincide with the current civil boundaries of Ann Arbor Charter Township. a part of the township by the Planning Commission. This approach can be viewed as a series of successive attempts to adapt the plan, as well as the planning process, to changing conditions. The planning area contains 12,518 acres, or approximately 19.5 square miles (see Map 1). It is divided into seven sub-areas, for purposes of reference and planning convenience. They will be referred to as planning areas # 1-7. The sub-areas are similar to those delineated in the 1969 plan, except sub-areas 1 and 4, in which land has been annexed by the city. In addition, the current sub-area 7 was a part of sub-area 6 in the 1969 plan. E. The plan is an overall guide to decision-making, but continual use of the planning process, and not just the plan itself, will assure that decisions regarding land uses and facilities will be better than they would be in the absence of such a process. It is the Planning Commission's intent to continually improve the planning process as well as the plan. F. The plan was designed for the preferred uses for all parts of the planning area, rather than for a projected population or a target year. The number of acres in each proposed land use category is shown in Table 1. G. The maps in the plan are intended only to illustrate some of the policies described in the text. They show general locations of uses and facilities. The text of the plan should be consulted for a description of policies that apply to specific areas or features . SECTION 1.03 THE PLANNING AREA The planning area encompasses all areas of the township except some scattered islands. These islands were not included because there are no significant planning issues associated with them. The area delineated as the planning area is a compromise between: 1) including all contiguous land that is now within Ann Arbor Charter Township and 2) incorporating reasonable boundaries, natural and constructed, between the planning area and land that is in the city. As a result, the planning area also includes areas that are within the corporate limits of the city, as in subareas 1, 4, and 7. Therefore, it should be understood that the planning area does not, and is not intended to, • 3 �JOY I I I -r I I I I PLANNING AREA & SUB-AREAS - - - Planning Sub-area boundary 4 and reference number Planning Sub-areas are bounded by either dashed line or shaded area toRTH 0 I Miles 1 I �PART2 HISTORY OF ANN ARBOR TOWNSHIP GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 4 �SECTION 2.01 PHYSIOGRAPHIC HISTORY saw, and paper mills on the river and its tributaries. The history of the Ann Arbor area began long before recorded accounts of initial settlement. The physical setting of the area was established approximately 14,000 years ago at the end of the last glaciation. The glacier, and its melting and retreat, created the area's topography and natural drainage systems. Each time the glacier's retreat paused, debris was deposited. Two ridges, one on the east side of the present city and one on the west, were formed as a result. Kettle holes were also formed and became ponds or lakes. The natural features of the area encouraged establishment of an agricultural industry from the first days of settlement. Crops and livestock were raised, which led to the establishment of grain mills and later to tanneries and wool mills. The site for the original settlement of Ann Arbor was selected because of its physical features. John Allen and Elisha Rumsey who explored Washtenaw County for a possible settlement site, chose the Ann Arbor area because they found here "a natural clearing with fertile soil, a nearby river to furnish water power and transportation, and proximity to the growing commercial center of Detroit." The glacier played an important role in the settlement and subsequent development of the Ann Arbor area. It, of course, created the final topography final until humans began excavating, filling and grading in the 19th and 20th centuries - and the Huron River and tributary streams, wetlands, and ponds. Many of the results are still visible today. It was also responsible for the area's fine soils, which supported agricultural production after the area was opened in the early 1800's for settlement. Sand, gravel, and boulders that were deposited by the glacier's retreat were used for building materials. Potential building sites were created. One Ann Arbor historian described this area's natural attributes in 1881 as follows: "The locality has had every advantage; nature made it beautiful, the American pioneer made it useful. The former conferred upon it a rich soil and a great water power; the latter utilized each, transforming the soil into well ordered gardens and turning the waters of the river into channels of industry." SECTION 2.02 TRAILS OF NATIVE AMERICANS The geologic feature with primary impact on the settlement and development of the Ann Arbor area was the Huron River and its tributary streams. The former was used as a transportation route from Detroit, and Lake Erie, west to Rawsonville (also known as Snow's Landing in early years). Since the river was not navigable west of this point, materials and supplies were shipped by wagon for the remainder of the trip to Ann Arbor. Land shipment was undependable, however; in wet weather the roads that existed in early years were impassable. Therefore, the early settlers were forced to be more self-sufficient, which resulted in the establishment of flour, Prior to the coming of the European settlers in the early 1800's, the area was inhabited by native Americans. They had two village sites close to Ann Arbor ·Township, but none within - one just to the north, between Pontiac Trail and Joy Road in Section 35 of Northfield Township, and one at Packard and Stone School Roads in Pittsfield Township. A number of their trails crossed the township. These usually followed high ground and waterways, skirting the edges of dense woods and swamps. They intersected on the west side of the current Ann Arbor central 5 �••• ••• ••• • • 5 • ••• EARLY TRAILS • • • • Early Trail location ioRTH 0 I Miles 1 I �business district. A map from a Washtenaw County history published in 1881 shows 11 trails in the township. Many of them became roads in the early settlement period; these remain to the present day. For example, Plymouth Road, Fuller/Geddes, Geddes/Huron River Drive, Washtenaw Avenue east of Stadium Boulevard, Main Street, Liberty Street, Dexter/Huron Street west of Main Street, and Miller Avenue all generally follow the earlier trails. Portions of Joy Road and Pontiac Trail also follow the route of earlier trails. The generalized location of the trails is shown on Map 2. coast via Lake Erie, the canal, and the Hudson River. By 1827, the settlement of Ann Arbor had a population of 150 people and 20 to 30 dwellings. Supplies were procured in Detroit and brought by wagon through Plymouth or by boats pushed upstream on the Huron River to present-day Rawsonville, where they were shipped by wagon for the remainder of the tnp to Ann Arbor. On April 23, 1833, the Michigan Legislative Council approved a statute that permitted incorporatio~ of the Village of Ann Arbor. The act made the corporate limits of the new village the same as the boundaries of the original plat that was laid out and recorded by Allen and Rumsey. A history of Washtenaw County shows the population of the village and remaining township as 2,900 people. At that time the area had 4 churches, 2 newspapers, 2 banks, 8 mills and factories, numerous stores, 11 lawyers, and 9 physicians. The state legislature, in 183 7, approved the transfer of the University of Michigan from Detroit to the new village. The university located on a tract of land on the east edge of the village plat. SECTION 2.03 EARLY SETTLEMENT The history of Ann Arbor Township from the days of initial settlement to the cµrrent time has been inextricably connected to the history of the city. Whereas the township of Ann Arbor was created in 1827, five years after Washtenaw County was formed, the city was officially founded as a settlement on February 2, 1824, when Allen and Rumsey registered their claim to 640 acres of land. The new settlement was named "Ann's Arbor", after the founders' wives and for the grove-like appearance of the site. Shortly after settlement, Ann's Arbor was designated the county seat. The railroad from Detroit was opened in 1839, spurring a new round of growth in the Ann Arbor area. Transportation to and from the area was now much easier, not to mention faster. Ann Arbor Township was created in 1827 when the Legislative Council of the Michigan Territory divided the county into three townships - Ypsilanti, Dexter, and Ann Arbor. Those townships were subsequently divided into the 20 that exist today. An 1843 map shows Ann Arbor Township with 36 sections, so its final size was established between 1827 and 1843. The earliest good map now available was prepared in 1843. This map, if it is reasonably accurate, shows a number of features that are historically important to the development of the area. First, the routes of most of the area's current surface roads were already established by 1843. There are, however, some notable differences between then and now. For example, Warren Road (all names are current ones) did not extend west of Pontiac Trail at that time; Dhu Varren Road crossed the entire township, from what is now Ford Road at Dixboro Road to Maple Road; and Dhu Varren Road had a bridge across The township, including the future city of Ann Arbor, grew slowly in the first few years. The area experienced a spurt of growth after the Erie Canal was completed in 1825. The canal linked Detroit and points west with the east 6 �the Huron River. Maple Road terminated at Dhu Varren Road and also crossed the river. of Joy Road, one in Northfield Township at Pontiac Trail and the other in Salem Township, at Dixboro Road. A post office was located in Northfield Township, just north of the school at Whitmore Lake Road. The map also shows six river crossings by roads in 1840. They were, Maple Road; Dhu Varren Road, across what is now Barton Pond; Beakes Street, as an extension of Plymouth Road; Maiden Lane, between Fuller/Glazier Way and Plymouth/Beakes; Fuller/Glazier Way; and Geddes Road. Three of these crossings were within one-half mile of each other in the village; the others were at the west and east edges of the township. The river was, therefore, a physical barrier to movement between the north and south parts of the township, between these widely separated crossing points. Thus, the map shows that almost all the economic and social facilities that had been constructed by 1843 were either in the village, along the river, or in the portion of the township north of the river. The map shows nothing south of the river outside the village, except a furnace just west of the village, in the vicinity of First Street and the aforementioned sawmill in Section 35. This suggests that developments existing by 1843 were either in the village or north of the river. The village occupied about one square mile of land in 1843, leaving the township with all but one of its original 36 square miles. The Michigan Central railroad is shown in the Huron River valley, but the Ann Arbor railroad is not shown; it had not been constructed at that time. A number of mills existed in the area in 1843: a sawmill (Chull's) and a paper mill in Section 7 (between the railroad and the river in the vicinity of Newport and Bird Roads); a sawmill (Kellogg's) and a flour mill on the east side of the river in Section 17 (west of Whitmore Lake Road); a sawmill (Woodruff) on Mallets(n) Creek in Section 35 (on the south edge of the swamp along Huron River Drive); a sawmill and flour mill (Geddes) between the railroad and river in Section 36) at the intersection of Dixboro and Geddes Roads and two sawmills on Fleming Creek - one south of Geddes Road in Section 25, probably Parker Mill, identified as Pages, and one in Section 24, on the present University of Michigan property. Another sawmill was located on Traver Creek (Traverse) in Section 21, just north of Plymouth Road. Three schoolhouses were in or close to Ann Arbor Township. One was located south of Joy Road at Whitmore Lake Road, and two on the north side SECTION 2.04 RAILROADS Construction of railroad tracks impacted the settlement of Ann Arbor Township and the surrounding area in two ways. Because of their ability to move people, produce, products, and equipment with relative ease, the stage was set for economic growth. But, the tracks also created a barrier. Road extensions were less frequent than they might have been in the absence of the railroad. With the additional obstacles posed by the Huron River, crossings were difficult and expensive. A current example is the Dixboro Road crossing of the river and railroad. Replacement of the existing crossing with an up-to-date, grade separated crossing will be very expensive. The township is crossed by two ·railroads. The Michigan Central, completed in 1839, crosses it in a northwest-southeast direction, generally following the Huron River. The original route still exists. The second railroad, the Ann Arbor, was constructed in the latter part of the 19th century. A map dated 1895 shows the railroad in its current alignment, except for the segment just north of Plymouth Road. The railroad track diverged from its 7 �delineations of city boundaries over the years, but the overall outline of the incorporated area is reasonably accurate. It should also be noted that the city's boundaries shown on Map 3 are highly generalized. As a result, numerous islands as well as irregularities in the boundaries are not shown because of the small scale of the map.) current route to the northeast in the southwest comer of Section 15 in the vicinity of Upland Drive. It then followed a northeasterly course through Section 14, and turned north through Sections 11 and 4 about midway between Nixon and Earhart Roads. The track turned northeast again in Northfield Township to Leland Station, at North Territorial and Earhart Roads. At this point it turned to the northwest to Whitmore Lake. The 1895 map shows a proposed "cutofr• route through Ann Arbor Township, which became the present alignment of the track. Since a 1911 map shows the entire railroad in its current alignment through the township, the cutoff must have been constructed between 1895 and 1911. The map shows that the city's growth, as expressed by its corporate limits, was quite well balanced in all directions through the 1940s. Major growth occurred to the east and northeast in the 1950-70 period. A smaller amount of growth occurred in the Ann Arbor Township portion of the city in the 1970-90 period. This most recent growth consisted primarily of infill of older islands and relatively small accretions of land on the perimeter, particularly in the northeast part of the city. SECTION 2.05 FREEWAYS Construction of the freeway system in the Ann Arbor area continued the improvements to transportation · that attracted economic development. The freeways, especially Ml4, improved travel time between the Ann Arbor and Detroit metropolitan areas, and made the Ann Arbor area a more functional part of the larger southeast Michigan region. Ann Arbor Township, in particular, became a more accessible place to live. The freeways were completed in the early 1960s. Since 1843, the township's land area, as shown in the following table, decreased by about 50 percent: 1843 1934 1949 1970 1991 35 29 27 18 17 square miles 1/2 square miles 1/2 square miles square miles square miles (Note: The average figures are estimates and include Barton Hills Village.) SECTION 2.06 AREA GROWTH The interweaving of the histories of the city and township is characterized by a pattern of expansion of the city's incorporated area into the township. Since its founding, the city has expanded into Pittsfield Township to the south and Scio Township to the west. But the largest part of the city by far is located in what was at one time Ann Arbor Township. The location of city areas in Ann Arbor Township for selected years is shown on Map 3. (Note: This map was derived from readily available information. Comparison of available maps suggests that there are some errors in the various The township's population fluctuated over the years since its founding. The decennial population figures are: 1850 1860 1870 1880 1900 1910 1920 1930 1940 1950 8 4,870 2,055 1,383 1,400 1,055 934 967 2,223 3,198 2,795 �II l ,nv II I ;;P," II ,nv ~· I I I -~ _, _, . :z: z 3 4 "'z 7 ~I ANN A RJBOJR ! "' '/ II I '1 1/, I ~ ~I I • I:: 1 ; - ,, K _; / AA '' A, I t ,\ "" ~ 21 ~ .· l\ ••••• •J r' ~ ll:P I~ ')C I I X ~ ,·- p ·~ -- ' t I i i - X \. .... ,. . I ", ~ ✓ ....... ' -- I ,u IC .~ ~ .r " "'~ I I -r \ I ' i I 0 ' JIii 0 25 ~ \ \ \ I I I I 'HI AA :-;., "- .. . X I II ''I: i L I I I I I ~ ' '~ ~ ~ ~ /. IA 1 I A (K ' ., ' ~ ' 0 \: L I ,., L V/ ~ -n 1/ CITY BOUNDARIES Approximate City boundary as of: ~ 1843 1934 ~ 1949 ems 1970 !{:}}j 1990 toRTH 0 I Miles 1 I c �1960 1970 1980 1990 3,521 3,488 3,445 3,828 Canadian border at Sault Ste. Marie to southern Florida. And fourth, throughout this period of development, the steady and sometimes rapid growth of the city took place primarily at the expense of Ann Arbor Township territory. Much of the original township area - about 50 percent has been absorbed by the city to support its growth. (Note: All population figures include Barton Hills Village.) SECTION 2.07 CONCLUSION This brief survey of Ann Arbor Township's past shows that the area's potential for growth was established early by several factors that would influence its character and the opportunities it offered. First, its natural setting, the result of the last glacial age, left the area with a scenic beauty, good soil for agriculture to support early settlers, and ample water supplies. Next, human settlements provided the foundation for development. Native Americans traversed the area with trails that established the pattern for most of the current road system. European settlers, who came later, founded the City of Ann Arbor and Ann Arbor Township. The city gradually became the dominant social and economic force in the life of the township: it was a magnet for urban growth and a consumer of township land to support that growth. The remaining township territory still has the natural character that made the area attractive for initial settlement. The attractiveness of these features is amplified many times by the fast, easy access provided by the freeway system, to millions of people and thousands of businesses. It is with these historical forces - natural beauty for a living and working environment, ready accessibility to a larger region, and the attraction of a major city on its doorstep - that Ann Arbor Township moves into the final years of the 20th century and into the 21st. The third factor that contributed to the area's growth potential was the major improvements that were made to the transportation system tying the area to much larger economic regions. The railroads created the first dependable and efficient economic connection between the Ann Arbor and Detroit areas and provided a north-south connection to the rest of Michigan and to Toledo. More recently, the freeway system repeated the railroads ' impact on the area of a century earlier, but on a scale many times greater. The primary freeway orientation was east-west, particularly to the southeast Michigan region. A north-south orientation was created with construction of the l75/US23 freeway system, from the 9 �PART3 EXISTING CONDITIONS: TI-IE PLANNING AGENDA GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 10 �able to live where they want, without the constraint of commuting time. These factors, together with the attraction of the Ann Arbor area as a place to live and, work, will likely bring pressure to develop in Ann Arbor Township. A number of existing and anticipated conditions will affect Ann Arbor Township. These conditions set the framework for developing the objectives and policies for planning in the ·next 20 years. These are the issues that the general development plan is designed to meet. 3. There is a growing threat of annexation of significant parts of Ann Arbor Township by the City of Ann Arbor. Expansion of the city to the south and southeast is blocked by urbanized areas in Pittsfield Township. Expansion to the east is prevented by existing development in PA #5 (although large developments, such as the Technology Park and Domino's Farms, might be vulnerable to annexation because there are no residents there to oppose it). The city is becoming increasingly blocked to the west by development in Scio Township. Expansion to the northwest is prevented to some extent by the Ml4 freeway and the Huron River, as physical barriers, and the Village of Barton Hills. The only remaining area that appears vulnerable is the central part of Ann Arbor Township in the Pontiac Trail and Nixon Road corridors. 1. Ann Arbor Township is located in a major development corridor. The southeast Michigan metropolitan area is growing .westward along the 196 freeway, 16 miles to the north, and west along the 194 and M14 freeway corridors to the Ann Arbor area and beyond. The convergence of the two freeways at the west edge of the City of Ann Arbor increases the strategic position of Ann Arbor Township in terms of development interest. This force is augmented by the north-eastward expansion of the city and the city's perceived need for additional land for development. North-south growth in the US23 corridor between Ann Arbor and Brighton might become a significant force in the next 10 to 20 years. The south end of the corridor is still somewhat dormant in terms of development activity, but is beginning to awaken. Development interest has intensified in the Whitmore Lake area and is substantial in the Brighton area. It is reasonable to expect that this development pressure will eventually fill the corridor between Brighton and Ann Arbor, but that process will not necessarily be complete in the next 20 4. Previous township policy has provided that the only urban part of the township will be the area south of M14, in planning areas # 5 and 7. There is a strong feeling among township officials and residents that the area north of M14 and east of US23, and the northwest part of the township, west and north of Barton Hills, should remain rural in character with low residential densities and some small scale farming operations. Existing low-density residential areas in planning areas # 5, 6, and 7 are expected to remain. years. 2. The township will also be affected by a general trend in the national economy toward continued and, in some cases accelerated, decentralization of urban areas - the scattering of work centers and a large increase in the potential living area that is within a reasonable commuting distance of the work place. A continued increase in working at home will augment this trend. As a result, many people will be 5. The desire to keep the north part of the township in low-density uses might conflict with the township's intention to prevent annexation in that area. Landowners in that vicinity might be willing to annex their land to the city in return for public water and sanitary 11 �sewer services; higher densities of development; and some non-residential uses, such as commercial services. Such patterns and types of development would completely change the existing and desired character of the area. It is reasonable to assume that the city would agree to permit higher densities and non-residential uses north of M14 in return for annexation. Annexation in this area could threaten the physical integrity of the township. the Pontiac Trail and Nixon Road corridors. d. Planning area #4: (Dhu Varren Road area) - A band of largely undeveloped land along the south side of the M14 freeway connected to the remainder of the planning area by Pontiac Trail. Its future use and density of development will be largely determined by existing developments to the south. e. Planning area #5: (PlymouthDixboro Road area) Most of the area has. public water and sanitary sewer services. It is the only part of the township with a wide range of uses, many of which are or will be urban in character. Readily identifiable boundaries are the two freeways and the Huron River at the area's south end. 6. The township is an integral part of the Ann Arbor area; it does not have a developed focal point, such as a central business district, but does have a character that is distinct from the city one of low density, generally open lands, and numerous natural features. The township is, in short, a rural contrast to the much more densely developed city. f. Planning area #6: (Washtenaw Community College area) The community college campus is the predominant feature; small parcels of land are undeveloped. The area is opposite the County service center and a future office park to the south (65 acres), in Pittsfield township. 7. The township is divided into seven parts, each with unique characteristics, for purposes of analysis and planning. These are: a. Planning area (PA) #1: (The Newport area) Between Ml4 and the Huron River; about 25 percent developed with single-family (SF) detached dwellings on one-acre or larger lots. g. Planning area #7: (Huron River area) The area is characterized by single-family dwellings on one acre and larger lots, and two large undeveloped parcels, 47 and 48 acres, adjacent to Arborland shopping center. This area includes single-family residences north of the river, and is surrounded on the west, north, and south by land in the city. b. Planning area #2: - (Barton Hills area) Large lot, SF detached dwellings; rolling to hilly terrain; several large undeveloped parcels. Its principal characteristic is its relative physical isolation from the remainder of the township and from the city, created by the river and the freeways. The area has a limited number of street access points. 8. The seven sub-areas are separated ·from each other by distance and physical barriers. These conditions, and the shape of the township, combine to create a challenge to develop planning policies that will integrate these parts into one, internally focused community. c. Planning area #3: (Warren Road area) North of M14 and east of US23. Scattered rural residences on large lots, but relatively undev~loped; significant wooded and wetland areas. The west part of the area is vulnerable to annexation attempts by the city through 9. At least half of the township planning area has a relatively fixed future land use pattern because of existing 12 �development, lot sizes, and location. Parts of this area are either fully developed or the existing land use pattern sets the stage for the future (as in the case of the Technology Park, Domino's Farms, and several residential developments). Not more than eight square miles of the planning area have alternative land use possibilities, and, in some cases, these alternatives are constrained by the location of the land and surroundmg conditions. plan. Policies in the neighboring part of Ann Arbor Township should consider these policies. 14. Land in the north part of the planning area is well suited for agriculture in terms of soil conditions described by the County Soil Survey. While economic pressures are working against long-term continuation of fulltime farming in this area, small-scale, specialized, and part-time farming operations are possible. Residential development in the same area is the major threat to continued agricultural activity. 10. The future land use pattern along the west edge of the township, in Scio Township, is generally established by existing uses: single-family detached dwellings on one-acre or larger lots. 15. Soils with severe limits for septic tanks and drain fields are not widespread in the part of the township north of M14 east of US23, according to the County Soil Survey. Soils with such limitations are usually associated in this area with wood lots. The positioning of woods and wet soils offers opportunities for continuous open-space systems. Large areas of land also appear to be suitable for residential development using septic tanks and wells. 11. The future land use pattern to the north, in Northfield Township, is not yet established by existing uses. The area on both sides of US23 is generally undeveloped. The Northfield Township plan designates it for agricultural and rural residential uses. However, it will be affected by pressure for development in the US23 corridor. That pressure will impact land use policy in the north part of Ann Arbor Township as well. The area west of US23 north of Barton Hills has some concentration of soils that are not suitable for septic tanks and drain fields, based on the County Soil Survey. These soils constitute an estimated 25 percent of the area. 12. Future land use to the east, in Superior Township, falls into two categories. North of M14, agricultural and rural residential uses predominate; these are also the uses that are designated in Superior Township's general development plan. South of M14, a suburban residential pattern with one-acre and larger lots is generally established by existing development (as in the Tanglewood subdivision), although the older part of Dixboro has smaller lots. University of Michigan property separates the two townships to the south as far as Geddes Road. Further south, the Catherine McAuley Health Services center is the predominant land use. Overall, soils with severe limitations for residential drain fields in planning areas #2 and 3 are scattered in random fashion. These areas are therefore suitable for large lots. 16. The housing stock in Ann Arbor Township prior to 1987 consisted almost entirely of single-family detached dwellings. With the construction of Village Green apartments and condominiums, the housing stock in 1990 included almost 25 percent attached single-family and apartment units. This percentage is likely to 'increase because of similar types of residential de- 13. Protection of the character and quality of life in the Dixboro community is a top priority of Dixboro residents and of the Superior Township 13 �velopments possible in PA #5. The Laurel Gardens condominium development now under construction is an example of attached single-family dwellings (at a density of three dwelling units per acre (3 DUs/acre). 19. Southeast Michigan Council of Governments (SEMCOG) population projections for Ann Arbor Township, including Barton Hills Village, show a 2010 population of 5,606 people. The 1990 population of the township was 3,828 people. The projection predicts an increase of 1, 778 people, or 46 percent. However, projections for a relatively small area such as a township, are subject to a large degree of uncertainty. The livability of the Ann Arbor area means that Ann Arbor Township could be developed by the year 2010 to whatever capacity is permitted by the general development plan and zoning ordinance. The rate of growth and densities that will be permitted are the main policy issues. This suggests that the general plan should be prepared for an ultimate population based on land use policies, rather than a projected population. 17. Housing growth for 1970 through 1990 averaged about 42 dwelling units per year, based on · the number of building permits issued. However, multiple-family dwellings comprised 72 percent of the total number of residential permits issued during this period, and all but nine of these permits were issued in just three consecutive years 1987, 1988, and 1989. These units were located in the Village Green and Laurel Gardens developments. If the permits for these two developments are excluded, an average of 12 residential permits were issued per year since 1970. With development interest in Ann Arbor Township, and availability of public water and sanitary sewer service in PA #5, a higher rate of housing unit construction will likely continue for some time. 20. Census data for 1970, 1980, and 1990 show a progressively aging population in Ann Arbor Township. The 020 age group decreased a total of 52 percent over the 20-year period. In contrast, the 21-65 age group increased in both decades, especially in 1980-90, a total of 53 percent. The number of people 65 and older also increased by 64 percent over the 20 years, but comprised only 11 percent of the 1990 population (versus 7 percent in 1970). It is reasonable to expect this population trend to continue. 18. The township's population increased 10 percent between 1970 and 1990. It decreased 1 percent between 1970 and 1980 to 3,445 people, but increased 11 percent between 1980 and 1990 to 3,828 people. The population increase over the 1970-90 period might have been larger except for three factors: a) loss of occupied dwellings to the city by annexation; b) the small number of dwelling units added per year in all but the last four years of this time period, and c) a decrease in the average number of people living in each dwelling unit in the township. The total population of the township is likely to continue to increase in the future because of the additional dwelling units that will be constructed in the planning area. Household size (number of people per dwelling unit) can be expected to stabilize around a number that is not rriuch lower than the current one. (Note: The population numbers include Barton Hills Village.) 21. Census data for 1980 showed Ann Arbor Township residents, to be overwhelmingly employed in professional and professional support positions (84 percent of the employed people), approximately 50 percent of the employed people worked in professional services and public administration. The data also showed a high income population (in 1978 dollars): almost 70 percent of the families earned $30,000 or more in 1978 (compared to 40 percent in Washtenaw County), and the median family income was $40,000 in com- 14 �pared to $25,500 in the County. These occupational and income characteristics are likely to continue because of the type of work available in the Ann Arbor area, the nature of the township's housing stock, the existing character of the area, and expected socio-economic characteristics of people migrating into the township. 1984, proposed conversion of the Plymouth Road/US23 interchange to a full directional design to eliminate left turns to and from Plymouth Road. The traffic assignment that was made for the PA #5 amendment showed that the projected traffic volumes in the interchange area would require this improvement. This conclusion still appears to be valid. 22. The existing street system and traffic patterns in the Ann Arbor area create a number of important issues to be e. The PA #5 amendment to the previous general development plan proposed an interchange at Dixboro Road and Ml4 to provide access to PA #5 and the northeast part of the city from the east and northeast, and to relieve traffic pressure on Plymouth Road in the Dixboro community. The interchange would, however, increase traffic flows on both Dixboro Road south of M14 and on Ford Road between Dixboro and Earhart Roads. It would also open the land area north of the freeway to increased development pressure. Michigan Department of Transportation (MOOT) owns the right of way for this interchange. resolved. a. The Geddes/Dixboro/Huron River Drive route is carrying traffic volumes that are at or over the roads' capacities. The capacity problem is aggravated by the proximity of the Geddes/Dixboro intersection to the US23 interchange, the Huron River, and the railroad crossing; the Geddes/Dixboro/Huron River Drive intersections which are in an area of horizontal and vertical curves; and a large number of turns in the intersections. Funds have not been allocated for design of new corridor facilities, and financing for construction does not appear to be available in the near future. f. Road access to the northwest part of the township, PA #2, is restricted by the Huron River, railroad tracks, and freeways. The area has only two access points from the city to the south and both are substandard. Maple Road is limited in capacity by the one-lane Foster Bridge and the grade level railcrossing just south of the bridge. Whitmore Lake Road is connected with North Main Street by Ml4, but traffic must merge with freeway traffic for a short distance on the bridge. Barton Drive and Pontiac Trail provide an alternate route, but it is more circuitous from the central and west parts of the city. b. Upgrading the Geddes/US23 interchange to a full directional interchange is needed to eliminate the congestion caused by the large number of turns to and from the ramps. Additional right of way might be required, but will be difficult to obtain in the northeast quadrant because of the Village Green development. c. Hogback Road is basically an extension of Dixboro Road to Washtenaw Avenue, and to Carpenter Road further south. The alignment is not a smooth one, however, because its continuity is broken by the Dixboro/Geddes intersection and the at-grade rail road crossing. The road is currently operating close to its capacity limit. g. The Foster Bridge is a major limitation for access to the area north of the river because it is only one lane wide. The bridge provides access to Barton Hills and the northwest part of Ann Arbor Township, as well as the neighboring parts of Scio, Webster, and Northfield Townships. Continued residential d. The PA #5 amendment to the general development plan, adopted in 15 �development in the Maple Road area will eventually require a new bridge at least two lanes wide. the interests of the Road Commission, postal service, police and fire services, and school bussing could be protected. h. Maple Road provides access to the growing residential area described above. Paving will eventually be needed and might require removal of trees and brush in the right of way. m. The city's recently adopted transportation plan has httle overall impact on Ann Arbor Township, although park-and-ride lots could have significant specific site impacts. The elements in the plan that affect the planning area are proposed in the Plymouth Road corridor. These include express bus service on Plymouth Road west of Dixboro Road and provision of park-and-ride lots in the general area of the Dixboro/Plymouth and Earhart/ Plymouth intersections. The plan also proposes improvements to Dhu Varren Road. i. Joy Road is proposed as a segment of a north ring road in the Urban Area Transportation Study (UATS) street plan. Paving and elimination of the offset in the intersection at Whitmore Lake Road will be required if the road is to perform this function. j. Realignment of Earhart Road between Plymouth Road and the US23 overpass, as proposed in the area plan for the Ann Arbor Technology Park and the PA #5 amendment to the general development plan, is still needed. Construction of the realigned road will be the responsibility of the developer of the Technology Park. 23. The existing conditions regarding public water and sanitary sewer services in Ann Arbor Township suggest the following policy issues. a. Pressure will likely increase to allocate any sanitary sewer capacity that might be considered "excess" in PA #5 to other parts of the township, especially those areas that are not included in the official service area. It is also likely that the demand for additional sewer service will exceed the excess capacity that might be available in the township's total allocation in the waste water treatment plant. k. Extension of Clark Road from Hogback Road west to Huron Parkway has been proposed in various plans for a number of years. The extension would abut the south line of Ann Arbor Township east of US23, but the segment west of US23 would curve slightly to the north. The extension would have a significant impact on the layout of possible development of the vacant land north of Arborland shopping center. The feasibility and cost effectiveness of the extension, and therefore its need, has not been proven. b. There is a question as to the amount of sewage treatment Ann Arbor Township is entitled to in the facilities plan for the Ann Arbor area waste water treatment plant. The plan clearly allocates 1.65 million gallons/day (mgd) to the township in districts 3A and 5A, as defined in the facilities plan. Ann Arbor Township officials believe the facilities plan provides the township with capacity in districts 4 and 5C, as well. (See Section 6.07A and Map 7.) 1. Continued development in PA #5 and construction of an interchange at Dixboro Road, if accomplished, would increase pressure to improve Ford Road as a collector road between Dixboro and Earhart Roads. Improvement would require grading and removal of some of the existing trees and brush in the right of way. Breaking the continuity of the road might be considered as a way of avoiding major improvements, provided c. A utilities plan is an important element in the revised general development plan. It must be correlated with the land use plan. It is essential 16 �24. The entire area is in the Ann Arbor public school district. All existing schools that serve the planning area are located in the city; and there are no active plans to construct public schools in the planning area. that public utilities be planned to serve only those parts of the township in which township policies designate densities of development and uses that will require and support public services. d. The Ypsilanti Community Utilities Authority (YCUA) is a possible alternate source of water and sanitary sewer services, if costs of extensions are feasible. It is reasonable to expect that an alternate source of water supply will eventually become necessary because of the limitations in the water service contract with the city and the city's own capacity limitations in its water treatment system. 25. The township's administrative office in the township hall was recently expanded. The new office area is expected to be sufficient to serve township government needs through 2010. The administrative center will therefore remain at its present location. 26. The township has two fire stations and these provide adequate coverage to all parts of the planning area. No additional fire stations are expected to be needed through 2010. e. The township should develop a policy regarding use of packaged waste water treatment plants. The township could face pressure for use of such sys. terns. Such plants might be a viable alternative for providing central sewer services to areas outside the official public sanitary sewer service area. It is possible that one or more of these plants could be used in various parts of the township, under ownership and management of the Utilities Department. They would add flexibility to the land use planning process because they would remove the restrictions that soil conditions place on development densities. In this situation, the character desired for an area, as established in the · general plan, would become more important in determining future land uses and densities than soil conditions and percolation tests. 27. All existing and likely future residential areas in the township planning area are located within two to three miles of major commercial centers on Plymouth Road, Washtenaw Avenue, and Maple Road. These centers provide complete coverage of the existing and potential market in the planning area and, with the exception of the proposed service center in the Technology Park, are more than sufficient, in terms of location, retail floor area, and range of goods and services offered, to meet existing and future needs of township residents. In addition, motels, restaurants, gas stations, and other highway commercial services are fully developed at the Washtenaw Avenue and Plymouth Road interchanges on US23. These service areas are only three miles apart and meet the needs of motorists on US23. Therefore, additional highway commercial services are not needed in the Geddes Road/US23 and Plymouth Road/US23 interchange areas. f. Provision of public water and sanitary sewer services might be used by the city as a lever for encouraging, or as a means of forcing, annexation of township land, especially in the area north of M14, as discussed above in item #5. To the extent that this occurs, protection of the township's territorial integrity might require that the township be able to provide public water and/or sanitary sewer services to certain key areas. 17 �PART4 OBJECTIVES GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 18 �Objectives are the heart of the general plan. They form the context for the plan's overall strategy and are the measures against which policies are evaluated. Objectives are derived from knowledge of the citizens' desires for their community and the Planning Commission's assessment of the existing and future conditions that the township faces. qu~ity of life, not only for township residents, but for city residents as well. In order to achieve this rural vision the to~nship must. remain a viable political entity, .and, m order to remain so , . an~exation attempts by the city must be res1s!ed, except as might be provided for m a boundary agreement, if one co~ld. be negotiated. A planning obJective of the township is, therefore to ac~ieve a perman~nt and equitabl; cessation of annexation of township lands by the City of Ann Arbor. Th_e ~rder of listing of the following obJ~tiv~s does not reflect or imply relative importance. • PrE:5!rve Ann .Arbor Township as a political entity. The primary objective of the plan is to support the Township Board's efforts to preserve the te~torial integrity of Ann Arbor Town~h1p. Territorial integrity is essential for the preservation and future development of the township. Since its founding, the City of Ann Arbor has exp~ded its boundaries by annexing portions of the surrounding townships. Today, less than half the original area of Ann_ Arbor Township remains in the township. Unchecked city expansion through annexa~ion will eventually cause the township to cease to exist or to ~rbanize itself as a means of defense. Neither outcome would be in the best interest of either the citizens of the township or the city. The township wishes to retain a largely rural character when it is fully d~vel~ped whil~ a~commodating a d1vers1ty of residential, commercial, office, research, and recreational uses. T~e lo~ ~pulation density associated ~1th this v1s1on would not require costly infrastructure and would not significantly increase demand for municipal services and amenities. Large green belt areas, either devoted to agriculture or rural residences will provide habitat ~or ~imal and pl~t life that cannot survive m an urban setting even in urban parks. The presence of ~ tranquil, rural setting close to the center of a large urban area will improve the • Preserve the township's rural character. The rural character that is unique to Ann Arbor Township should be preserved, not only to maintain the township's territorial integrity but also to preserve its identity. That' character ~efines _A~n Arbor Township and gives 1t a umfymg force. It is characterized by large open areas, some of which are actively farmed, and natural features such as woods, wetlands and strea~ corridors. It is accentuated'by proximity to and contrast with the more densely developed land in the city. The north end of the township - planning areas #2 and 3 - offers the opportunity to preserve the rural character. Even . the urban development in planning area #5 has a very low density for the types of non-residential uses that exist there and are planned for the futur~. ~oth the Technology Park and Dommo s Farms were designed to have an open, almost rural setting, even though they are urban uses. Domino's Farms was conceived as a rural setting: . two office buildings are surrounded by crop and pasture land that is actively used. Thus, the rural concept was cont~nued even ~n this area. The high density of the Village Green residential complex is somewhat modified by the proximity of a large expanse of open space to the east in the University of Michigan's Radrick Farms land. • Preserve natural featu res. Existing natural features - woodlands , 19 �• Road improvements should support land use policies. Future road improvements should be fully integrated with, and supportive of, the township's land use policies. Planning for traffic flows and necessary road improvements should be consistent with transportation policies of the Ann Arbor Ypsilanti urban area. Road improvements should respect natural features, especially trees and brush, and the natural character of the road corridors. Existing residential areas should be protected from road widenings and realignments. The major traffic problems that should be resolved are: 1) improvements in the Geddes/Huron River Drive corridor, 2) improvements to Dixboro Road, between Plymouth Road and Huron River Drive, and 3) improved access to the northwest area (PA #2). wetlands, stream corridors, and, in some cases, fence rows - should be protected and preserved. They should be respected in farming operations, in daily living on rural residential properties, and in development planning and construction. These features are important as visual amenities and are critical elements in sustaining the rural character of the township. Most communities, especially townships, have these features to varying degrees, but the patterns that they collectively create are unique to each community. So .it is with Ann Arbor Township. Its natural features play a vital part in establishing the township's character and identity. Protection and preservation of these features have an even more important purpose: they are vital elements in the natural system. They perform many interconnected functions. Disruption of one can have adverse effects on others and subtract something from the quality of life in both the township and city. • Protect existing residences from new development. Existing residential areas should be protected from potentially adverse impacts of new development. While higher density residential development, and even non-residential development, might be inevitable in certain areas that are close to existing residences, land use policies should be designed to create a secure, stable environment for existing residences. • Encourage farming operations. Farming operations, such as cultivation of fruits, vegetables, and crops and non-intensive raising of fowl and livestock, should be provided for and encouraged in Ann Arbor Township, where feasible. Such operations would serve an important market need in the nearby urban area and provide a useful balance and contrast to the more intensely developed urban area. They would also provide important economic support for the objective of preserving the township's rural character. 20 �PARTS STRATEGY GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 21 �agriculture. The area is defined by Stein and Warren Roads on the south, Gleaner Hall Road on the east, and township lines on the north and west. Agricultural uses will include cultivation of fruits and vegetables and nonintensive raising of fowl and livestock. Single-family detached residences will also be permitted in conjunction with agricultural operations or as alternate uses, but only at a very low density, consistent with an agricultural environment. Clustering of residences will be encouraged in this area to preserve the maximum amount of land in an undeveloped condition for agricultural purposes. The strategy underlying the general development plan derives from the conditions that have or will have significant impact on Ann Arbor Township. The strategy also derives from the objectives that have been established for the plan. It consists of a number of elements that, individually or together, create the context for the policies that follow in Part 6. These elements are listed below, .not in order of importance. 1. A distinct separation of rural, suburban, and urban areas and uses will be encouraged by using physical elements as dividers. East of Whitmore Lake Road, the M14 freeway will be used as the divider between suburban/urban and rural use areas. The Ford Road residential area, which is south of M14, is an exception because it is an established large-lot, lowdensity, rural residential area. The Huron River will be used as the dividing element west of Whitmore Lake Road. A mixture of small-scale farming and rural residential uses is intended for PA #3, generally east of the line formed by Pontiac Trail and Gleaner Hall Road. 5. The township recognizes the reality of the court-ordered mobile home park rezoning on the north · side of Warren Road, east of US23. This case was decided in circuit court in the early 1970s, in favor of the mobile home park, and the township lost its subsequent appeals. While it recognizes the courts' decisions, the township believes that the density represented by the mobile home park was totally inconsistent with the rural character of the area. The township still views the area as rural in character and expects it to remain so. Therefore, the township will permit the mobile home park to develop, but only because of the court order, and will not recognize the park as a precedent for other urban uses and densities in the area north of M14 and ·east of US23. 2. Public water and sanitary sewer services will be used to support the distinction between urban/suburban and rural use areas. These services will be provided only in the designated urban and suburban parts of the planning area. Central services will not be provided in the designated rural areas. (The Village of Barton Hills is an exception; it already has a water distribution system and has reserved 0.12 million gallons per day (mgd) in the Ann Arbor area waste water treatment plant.) 3. There are several low-density residential areas in the designated urban area that have a rural or suburban setting. These areas south of the Ml4 freeway, east of Whitmore Lake Road, will be protected from encroachment by urban uses and densities in order to preserve their existing character. 6. The Ann Arbor Technology Park and Domino's Farms areas were thoroughly studied prior to approval of each development. The previous general plan was amended to accommodate each project. Each development was approved as a special zoning district; therefore, each approved rezoning petition included an area plan. The 4. The northwest part of Ann Arbor Township will be preserved for very low-density, rural uses - primarily 22 �policies set forth in those area plans (except for changes in some of the policies for the service center in the Technology Park; see Section 6.03) are still considered to be valid and are included in this general plan in their approved forms. tures will be preserved when land is developed and will be used to maintain, and where necessary, create, a connected open space system. These features, together with large open areas and very low-density uses, give the township its unique character vis-a-vis the city. They are used in the plan to provide a visual and physical structure to the planning area, as a basis for preserving the township's character. 7. The existing low-density and rural residential areas have undeveloped lands within them or in their. general vicinities. Development of these lands will be consistent with existing densities and character; densities and uses on such lands will not be permitted to upset the stability of the existing areas. 12. The general development plan is designed for a population capacity that is consistent with existing conditions, objectives, and use and density policies. The plan is not designed for a projected population. 8. There are several undeveloped areas in Ann Arbor Township that are located south of the boundary between rural and suburban/urban areas. These areas will have suburban or urban residential development, which will be consistent with existing uses and densities in the neighboring areas. 13. The existing land use patterns and future land use policies in adjacent townships - Scio, Northfield, and Superior - will be recognized in formulating policies for Ann Arbor Township. 14. Areas outside the designated public water and sanitary sewer service boundary will be served by on-site wells and septic tanks/drainfields. This strategy, however, does not preclude the use of engineered sewage treatment or disposal systems in these areas in lieu of septic tanks and drain fields. 9. Ann Arbor Township has faced continuous pressure from the City of Ann Arbor over the years to annex parts of the township. One of the elements of the strategy of this plan is to stabilize this situation for the purpose of preserving the territorial integrity of the township within its present boundaries. The township will encourage landowners to keep their land in Ann Arbor Township; it will pursue negotiations with the city to reach an agreement on a permanent city/township boundary line; and will, when necessary, protect its interest by court action. 15. The major non-residential uses commercial, office, and research and development - are all designated in PA #5. They are not designated for any other part of the township, except the industrial area in the triangle formed by M14, Pontiac Trail, and the railroad track. The entire planning area is within an existing market area of one or more ·established commercial centers. Therefore, no additional commercial land is considered to be needed and none is designated in the plan. 10. Ann Arbor Township will cooperate with UATS and the City of Ann Arbor to solve the transportation problems in the Plymouth and Geddes Road corridors. Vehicular access to the northwest part of the township should be improved. ll. Ann Arbor Township has numerous areas with natural features such as woodlands, wetlands, fence rows, and stream/drainage corridors. These fea- 23 �PART6 POLICIES GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 24 �SECTION 6.01 AGRICULTURAL AREA POLICIES 2. The minimum lot area for each unit shall be one-half acre. A. The northwest corner of the township, north of Stein Road and west of US23 (the north part of PA #2), and the area north of Warren Road, east of US23 on both sides of Gleaner Hall Road (except the land in the court order for the mobile home park), in the northwest corner of PA #3, are designated for agricultural use. The total area ·so designated is 1,331 acres (1,078 acres west of US23; 253 acres east). 3. Each lot shall have at least one line that abuts land in the commonly owned agricultural area. F. Public water and sanitary sewer services will not be extended into the designated agricultural area. Smallscale, common waste water treatment plants and common water supply wells may be used for rural residences in the area if approved by the Township Board and the County Health .Department. Such systems will be permitted only within the rural residential density limit of the agricultural area, namely 1 DU/10 acres, and only as part of a Planned Unit Development (PUD) or other special zoning district. B. These lands are predominantly in agricultural use, have productive soils, and are generally held in large parcels. The township intends to preserve the option for landowners to use these lands for agricultural purposes. Rural residences are considered compatible with this intent, provided the rural residential policies in this part of the plan are met. G. Zoning will be the primary means of protecting the designated agricultural area. The PUD zoning district, or a similar special zoning district created specifically for this area, will be used for clustering rural residences. C. Agricultural uses that are considered acceptable in the designated agricultural area, and compatible with rural residences in and around that area, are the cultivation of crops, nonintensive raising of livestock and fowl, pasture lands, and specialty farming. H. New development in areas abutting the designated agricultural area will be required to provide a buffer of land and landscaping on the non-agricultural lands, along the common lines as a means of separating uses. Existing vegetation and other natural features may be used to provide the required buffers. D. A minimum lot area of ten acres should be required for the smallest farming operations. Rural residences may be clustered on smaller lots. E. In order to preserve as much land in agricultural use as possible,. ~d yet permit the landowner to ut1hze the allotted residential density, rural residences may be clustered on smaller lots. The remaining land in the total parcel would be in common ownership for agricultural use by the owners or for lease to farm operators. Clustering of rural residences will be permitted in accordance with the policies in Section 6.02 of this plan and those that follow: I. Existing natural features in the agricultural area, such as wood lots, stream corridors, fence rows, and wetlands, should be preserved. They · should not be modified or removed for the purpose of converting such land to crop land or other land for farming operations. J. The township will encourage Northfield Township to adopt policies and regulations that will help preserve agricultural uses in the southwest corner of that township, opposite the 1. Each dwelling shall be a detached, single-family unit. 25 �TABLE 1 FUTURE LAND USES ANN ARBOR CHARTER TOWNSHIP PLANNING AREA Area (Acres) Percent of Total Area Agriculture 1,331 10.6 Residential: < 0.2 DU/acre 0.2-0.5 DU/acre 0.5-1.0 DU/acre 1-2 DUs/acre 2-4 DUs/acre 4-6 DUs/acre >6 DUs/acre 2,448 1,837 1,059 772 882 196 52 19.5 14.7 8.5 6.2 7.0 1.6 0.4 Commercial 35 0.3 Office Park 326 2.6 Research Park 683 5.5 22 0.2 1,207 9.6 Institutional, Quasi Public 417 3.3 Huron River 460 3.7 Freeway Right of Way 707 5.6 Railroad Right of Way 84 0.7 Land Use Class Industrial Parks, Open Space 12,518 acres 100.0 Road rights of way, except the rights of way of freeways, are included in the acreages of adjacent land uses. �designated agricultural area in Ann Arbor Township. • 2 to 4 DUs/acre: low density •4 to 6 DUs/acre: medium density K. Limited agricultural activities will be permitted in areas designated for rural residential use, on lots five acres or larger. The type and extent of activities will depend on lot size; they could range from the raising of one small farm animal or intensive cultivation of a cash crop, such as berries, to all the uses permitted in the designated agricultural area, if the parcel were large enough. Such agricultural activities are considered to be compatible with rural residences, if the uses and lot sizes are in balance. •6 high density B. The rural residential area will not have public water or sanitary sewer services. The less than 0.2 DU/acre and the 0.2 to 0.5 DU/acre classes are intended for residences and certain agricultural activities that may be compatible with residences at a low density, such as small-scale farming and nonintensive livestock raising. The residential areas are located in areas of similar existing lot sizes. The 0.5 to 1.0 DUs/acre class is a transitional category between rural and urban residential areas, as far as density hierarchy is concerned, but not necessarily in a geographic sense. Lots in this class are considered to be too small for agricultural activities. L. The future mobile home park north of Warren Road, east of US23, is the result of a court order. Ann Arbor Township believes that the park is inconsistent with sound land use principles and with Ann Arbor Township policies. This decision is considered by the township to be an isolated event and will not be used as a precedent for permitting the intrusion of higher density residential uses into the agricultural or rural residential areas. C. The urban residential classes require central water and sanitary sewer services and are located in areas in which these services will be provided. The 1 to 2 and 2 to 4 DUs/acre classes are both located in primarily singlefamily detached areas, although singlefamily attached dwelling units are possible in 2 to 4 DUs/acre areas as well. These classes are located in areas in which dwellings at similar densities currently exist. SECTION 6.02 RESIDENTIAL AREA POLICIES A. The plan designates three major classes of residential areas based on density - rural, suburban, and urban. The rural and suburban classes consist of three sub-classes: The 4 to 6 DUs/acre class is for medium density residences, such as single-family attached dwellings, mobile home parks, townhouses, and low-density multiple-family dwellings. The · high-density class is intended primarily for multiple-family type dwelling units. • less than 0.2 DUs/acre: 5 acre or larger lots (rural) • 0.2 to 0.5 DUs/acre: 2-5 acre lots (rural) • 0.5 to 1 DUs/acre: (suburban) + DUs/acre: 1-2 acre lots D. Residential areas are designated in terms of density, .rather than type of dwelling unit or residential building type (single-family detached or attached, multiple-family dwelling, etc.). However, the density ranges do relate to certain types of dwelling units; for example, the rural residential classes The urban residential classification consists of four subclasses: 1 to 2 DUs/acre: low density 26 �are primarily single-family detached dwellings, and the high density class is primarily multiple-family dwellings. Density transfer might create a net density on a parcel of land within a density class that will be high enough to result in a change in dwelling unit type. An ex.ample is a concentration of density on one part of a site that is designated for rural residential use such that attached, rather than detached, single-family dwellings would be necessary to achieve the permitted number of dwelling units. G. The following guidelines should be used to determine the acreage for estimating the number of dwelling units that the general development plan intends for an area or parcel of land. 1. Street rights of way, existing or proposed, and rights of way or easement areas for major electrical transmission lines or oil or gas pipelines should not be included. 2. Wetlands regulated by the Michigan Department of Natural Resources (MDNR) should generally not be included; however, up to 50 percent of the regulated wetland area may be included if the Planning Commission determines that it is necessary to permit a reasonable use of the property. E . A variety of dwelling units, in terms of types, sizes, and cost ranges, should be provided in Ann Arbor Township. This will insure a choice of dwelling unit types and prices and a socioeconomic mix of the population. F. The number of dwelling units that will be permitted on a parcel of land will be based on the estimated gross acreage and the assumed gross density of each residential area shown on the Residential Areas Plan (Map 5). Some of this designated future residential area might include land that should be retained as open space. In such cases, the number of dwelling units that would otherwise be permitted in the open space areas might be transferred to other parts of the designated residential area that are suitable for development in order to preserve the open space area in an undeveloped condition. Transfer of density should meet certain standards set forth in this plan and in the zoning ordinance, and could result in a concentration of dwelling units that would require housing types different than those suggested by the gross density designation. This will be acceptable as long as open space is preserved, the overall density limit is not exceeded, and the resulting residential development is compatible with existing neighboring residential areas. The PUD form of zoning district will be used to accomplish density transfer. 3. Land within a 100-year flood hazard area should not be included, except to the extent that regulations adopted by Ann Arbor Township for flood hazard areas permit certain uses. 4. Lands to be purchased for public use should not be included; lands to be dedicated for public use should be included . (This does not include street rights of ways as discussed above in #1.) 5. Land area required to expand rights of way of streets existing at the date of adoption of this plan, in accordance with the standards of this plan, may be included. 6. Lands that have soil conditions for which the County Health Department will not issue permits for septic tanks · and drain fields should not be included. If, however, an on-site waste water treatment system or a system serving the general area is approved by the Township Board and the County Health Department, the subject land area may be included, provided density standards are met. H . A property owner may transfer density allocated to one part of the 27 �result of clustering, and if County Health Department permits can be obtained. In rural areas, each lot in a cluster should have at least one lot line abutting open space. Clustering of residential lots or dwelling units will also be encouraged in urban residential areas within overall density limits established in the general development plan. owner's land holdings to another part, provided: 1. All lands are located in Ann Arbor Township, are contiguous, and the owner has fee simple title to the lands. 2. The total number of dwelling units allocated to the owner's total land area involved will not be exceeded. L. Residential areas should be organized around an interior street system and away from major streets. Dwelling units or lots should not have direct driveway access to major streets. 3. The transfer is made as a part of PUD or similar special zoning district that includes all land involved in the transfer. 4. The area from which the density is taken has at least the minimum density remaining that can support central water and sanitary sewer services, where such services are available or will be provided in the future, or that adequate water and sewer payments will be made in lieu of the minimum required density. M. Residential areas should be interconnected by local streets and pedestrian/bicycle paths or sidewalks, where such interconnections will not adversely affect adjacent residential areas (because of differences in density or building types). This policy is intended to promote a physically integrated community. Future street and pedestrian path connections should be provided as required to create an integrated circulation system. 5. The parcel of land receiving the transferred density will, with the additional dwelling units, be compatible with the existing or planned use of the surrounding area. N. All new dwelling units in designated urban residential areas should be connected to central water and sanitary sewer systems. (See Sections 6.07A and I. Natural features should be preserved in residential areas to the maximum extent feasible. Residential areas should be organized around natural features. B.) 0. Affordable housing should be encouraged in Ann Arbor Township. Such housing should be an integral part of larger residential neighborhoods with all amenities and public services that are commonly available to other residential areas. This policy is intended to provide a decent and pleasant living en·vironment for all residents, to avoid isolating lower cost housing areas from other parts of the community, to avoid excessive geographic concentration of people in one socioeconomic group, and to provide an opportunity for a population mix that will result in stable residential neighborhoods. J. New residential development should be compatible with existing residences, in terms of density, lot sizes, and building types. Existing sound and stable residential areas should be protected. In areas in which a change in land use or density is planned in or adjacent to an established residential area, density gradation, buffer uses or areas and natural features should be used to create a gradual transition. K. Clustering of residential lots or dwelling units will be encouraged in rural areas, provided natural features or agricultural land can be preserved as a P. Senior citizen dwelling units should be permitted in any area, provided the 28 �dences in the area and to serve as a transition to the agricultural area to the north and west. density and dwelling unit types are compatible with the character of the area as expressed in the general development plan. The portion of PA #2 north of Stein Road, with the exception of the northwest corner, is designated for agricultural use. While the primary use of that area is intended to be farming and other agricultural activities, rural residences should also be permitted as primary uses at a density of 1 DU/10 acres. However, the units should be clustered on much smaller lots through density transfer in order to maximize the area of land that will remain in agricultural use. The northwest corner is designated for rural residential use at a maximum density of 0.2 DUs/acre. Clustering of dwelling units is encouraged in this area as well. Q. Manufactured housing will be permitted on individual lots outside mobile home parks in all areas in which single-family detached dwellings are permitted. Such units, however, should be required to meet certain standards to assure their fit into the established or planned character of the larger area. Such standards should include attachment to a permanent foundation wall, removal of wheels, minimum dimensions, roof type and lines, exterior finish materials, and compliance with standards of the U.S. Department of Housing and Urban Development. R. Planning Area # 1 consists of two residential areas. The existing area, west of Newport Road, has one acre or larger lots with on-site wells and septic tanks/drainfields. This is a stable residential neighborhood and will continue. The area is designated for suburban residential use at a density of 0.5 to 1 DU/acre to reflect existing conditions. T. Most of PA #3 is designated for rural residential use at a density of less than 0.2 DU/acre (5 acre and larger lots). This is the established and prevailing density in the area. The west end of PA #3 is designated for slightly higher density - 0.2 to 0.5 DU/acre along the north segment of Pontiac Trail and 0.5 to 1 DU/acre in the vicinity of the Warren Road/Pontiac Trail intersection . In both areas, the designated densities reflect existing lot sizes. The undeveloped part of PA #1 is designated for low-density urban residential use at a density of 1 to 2 DU/acre. This density is similar to the existing residential area east of Newport Road. The area is entitled, as part of Ann Arbor Township, to public sanitary sewer service. The land in the court order for the mobile home park, 95 acres, located on the north side of Warren Road and the east side of US23, is designated for medium density residential use (4 to 6 DUs/acre). This designation is made in compliance with the court order. It does not represent Ann Arbor Township's ·policy for land use or density for the area and does not, in the opinion of the township, represent sound land use planning policy. This designation will not be used as a precedent for land use and density policies for the general area and will not be considered a precedent for zoning changes for residential densities that are higher than designated in this plan, or for zoning changes for non-residential uses. S. PA #2 consists of suburban and rural residential uses at various densities. The area south of Dhu Varren Road between US23 and Whitmore Lake Road is designated for a density of 0.5 to 1 DU/acre, similar to the density of the existing residential area along Dhu Varren Road. The area north, to Warren Road, as well as the residential areas to the west, south of Stein Road, including Barton Hills Village, are designated for a density of 0.2 to 0.5 DUs/acre (2 to 5 acre lots) to be consistent with existing lot sizes and resi- 29 �Ford Road. Density transfer may be used in this area but the transfer must ~e consistent with policies for preserving the natural features and character of the area. U. The west end of PA #4 contains an existing residential area of one-acre and larger lots and is designated in the 0.5 to 1.0 DU/acre density class. The remainder of _the \\'.est part, presently undeveloped, is designated for low-density urban residential use, 2 to 4 DUs/acre to be consistent with existing residentiai development to the south and east in the city. The Ayrshire subdivision, located south of Plymouth Road between the old and new. Earhci!1 Roads, is an existing residential neighborhood of single-family detached dwellings. It is almost completely developed with lots approximately one acre in size, and is designated for suburban residential use at a density of 0.5 to 1 DU/acre. This is a stable residential neighborhood that should be preserved. Preservation will requir: buffer u_ses or landscape screening along its boundaries on neighbo~n_g properties to protect it from existing and future non-residential uses to the south and east. Public water and sanitary sewer services are not intended for this area but are available if needed to replace on-site systems that might fail. The east part is designated for low-density urban residential use, 2 to 4 DUs/acre, west of Nixon Road to be consistent with existing residential development to the west. The area east of Nixon Road is designated for medium density use, 4 to 6 DUs/acre to be cons~stent with neighboring lan<l' uses in the city. Both the east and west parts of PA #4 except the existing suburban residentiai area in the northwest corner, will have p~blic water and sanitary sewer services. The area between existing Earhart Roa~, US23, and Plymouth Road, approximately 70 acres, is designated for urban residential use at a density of 2 to 4 DUs/acre. The low area should be retained as open space, with density transferred to higher ground. The low l~d is subject to water ponding by offsite surface water runoff. Development of this area should be preceded or accompanied by improvements that will remove the drainage problem. Access to the area should be limited to Earhart Road. V. The residential density pattern in PA #5 is largely established by two factors - existing residential development and availability of public water and sanitary sewer services in most of the area. The area north of Ford Road is designated for rural residential use at a density of 0.2 to 0.5 DU/acre (2-5 ~ere !ots). 1:he area is mostly developed m this density range. Public water and sanitary sewer services are not intended for this area. The residential area between Ford and Plymouth roads is designated for lowdensity urban residential use at a density of 1 to 2 DUs/acre. This area is undev_eloped,_ _has signifi_cant topographic vanation, and is partially wooded. Dwelling units should be located in a manner that will preserve as much of the natural features and character as possible. The type and net density of dwelling units along Ford Road should be compatible with the rural residential character of the area north of The area between the T~hnology Park, Plymouth Road, and Dixboro Road is undeveloped and is designated for lowdensity urban residential use at a density of 2 to 4 DUs/acre. The swale corridor and wooded area should be pres:rved by transferring density to the higher and more open parts of the site. The small, existing residential area on the west side of Dixboro Road between Arrowhead and Woodridge Drives is 30 �developed with several single-family detached dwellings on one acre and larger lots. This area should remain in !ts_ pre5C:nt use and density. Therefore, It IS designated for suburban residential use at a density of 0.5 to 1 DU/acre. The area should be protected from nonresidential uses in the Technology Park by landscape strips in the park suitable for screenmg and separation of uses. Public water and sanitary sewer services are not planned for this area but are available if needed to replace on-site systems that might fail. should be consistent with these established patterns. The area is designated for suburban residential use at a density of 0.5 to 1 DU/acre to reflect existing conditions. Wetlands and woodlands adjacent to Washtenaw Community College lands should be retained as open space. X. Most of PA #7 is developed with single-family detached dwellings and the density/lot size pattern is established. The western part is designated for low-density urban residential use, at a density of 1 to 2 DUs/acre. On-site water and waste treatment systems or public water and sanitary sewer services may be used in this area. Two areas on the east side of Dixboro Road are designated for low-density urban residential uses. The north area, partially developed with single-family attached dwellings at a density of 3 DUs/acre, is in the 2 to 4 DUs/acre density class. The remainder of this p_ar~l is exJ?CCted to be developed in simtlar fashion. The south area is mostly undeveloped and is designated for low-density urban residential use at a density of 1 to 2 DUs/acre. In both areas the layout of residential complexes should respect the adjacent open space owned by the University of Michigan. The area north of Geddes Road between US23, Dixboro Road, and the south end of the Technology Park is developed with multiple-family dwelling units and attached singlefamily dwellings at a density over 6 DUs/acre. Therefore, the area is designated for high-density urban residential use. The eastern part is mostly developed, except the area north of the Arborland shopping center, west of US23. This area is designated for medium-density urban residential use. The density should be graded down to the west to be compatible with the low-density residential area east of Chalmers Drive, and to the north to protect the wetland. The low area to the north should be retained as open space to buffer the lowdensity area north of Huron River Drive and to preserve the existing natural features. SECTION 6.03 COMMERCIAL AREA POLICIES ~- ~nn Ar~or Township is in a unique situation with respect to commercial land use. It has a full range of existing commercial facilities and services readily available to all its residential areas, existing and future. Each residential part of the township is within a 10-to15 minute driving time of convenience commercial facilities and within a 20to-30 minute driving time of regional commercial facilities. As a result, and with the exception described below, there is no need for the general plan to provide for commercial land use in the township, specifically: The south part of PA #5 between Geddes Road and the Huron River has two residential areas, both designated for rural and suburban residential use. The west part, west of Dixboro Road, is designated for 2 to 5 acre lots. The area east of Dixboro Road is designated for 1 to 2 acre lots. W. The residential parts of PA #6 are mostly developed with single-family detached dwellings. Therefore, the density and lot size patterns are generally established. Fill-in of undeveloped parcels 31 �1. The market area that includes Ann Arbor Township is already adequately served by existing commercial centers. No new facilities are needed for the convenience of existing and future township residents. densely developed, in contrast to the low-density, open space character of the research part of the park, and was to be obviously urban in character. The conditions on which these policies for the service center were based have changed. First, the research part of the Technology Park is developing at a much slower pace than was anticipated. Second, the development that is occurring is much smaller and less dense than was planned. The result of these two conditions is a much smaller employee base, one that is too small to support commercial activity at the present time. If this type and rate of development is projected into the foreseeable future, the employee base will still be too small to support the commercial service center as originally conceived. Third, current information calls into question the soundness of the extent and intensity of uses and buildings originally visualized for the commercial center and the idea that the center could be supported entirely by the Technology Park (and later by the Domino's Farms office park). Current market information suggests, in hindsight, that the original, approved concept was too large. 2. There are no locations in the township, with the one exception, in which new commercial operations would be appropriate since the established commercial centers occupy the key locations. 3. There are no locations in Ann Arbor Township, with the one exception, that are suitable for commercial development, given existing land uses, street patterns, and traffic problems. B. The one exception mentioned above is the service center proposed in the Technology Park. The service center was originally conceived and approved as part of the park's special zoning district, as a facility to serve the establishments in the park. The center was specifically not intended to serve the commercial needs of area residents. It was to have such uses as hotel and conference facilities, restaurants, retail shops, banks, travel services, recreation facilities, office services, and general offices. These uses were intended to support the research and related operations in the park, to provide convenient services for employees and visitors, and to eliminate pressure for commercial and office development on parcels of land neighboring the park, especially along Plymouth Road. The Planning Commission recognizes that because of these changes in conditions, a new set of policies is in order for the commercial center. These are the following: 1. The total area (35 acres) and configuration of the land allocated to the center should remain the same. 2. The loop road and access limitations should remain as originally planned. The center was to be designed as a mall type structure or as an integrated cluster of separate buildings with common parking and pedestrian facilities. It was to be heavily landscaped. A loop road was to be constructed between Earhart Road (relocated) and Plymouth Road along the south and east edges of the center to provide access to the center. Access was to be limited to that road; direct access to Plymouth Road was prohibited. The center was to be 3. The intensity of development should be reduced to be in keeping with current and expected market conditions. 4. A part of the center may be devoted to general retail uses to serve the general area if data are presented to show that a market exists for the addi- 32 �tional commercial floor area. The remainder of the center should be reserved for uses that will support the Technology Park and Domino's Farms complexes. protect the residential character of and setting for the existing residences in the Ayrshire subdivision south of Plymouth Road. The office floor area that would otherwise have been permitted in the buffer area may be transferred to other parts of the office park in accordance with an amended office park zoning district. 5. The center should be a totally integrated development in terms of site and architectural design. The design of the center should be consistent with the principles and standards adopted for the Technology Park; it should be visually integrated with the park. B. An office center of approximately 50 acres is designated for the area east of the commercial center in the Technology Park along Plymouth Road. The office center is intended to provide general office uses and incubator-type facilities for start-up research or high technology companies. It would also house support services for the primary activities in the Technology Park, such as financial services, meeting facilities, medical offices and facilities, data processing and computing centers, printing and publishing services, and laboratory and office equipment services. The office center should be designed as an integrated cluster of buildings with common open spaces, parking, and peclestrian facilities. Vehicular access should be limited to the loop road; the center should not have direct access to Plymouth Road. C. Commercial development on Plymouth Road will be limited to the commercial center in the Technology Park. Strip commercial development will not be permitted on Plymouth Road or on any other road in Ann Arbor Township. The presence of the commercial center in the park will not be recognized as precedent for additional commercial development anywhere in the general vicinity. SECTION 6.04 OFFICE AREA POLICIES A. Domino's Farms office park will continue to be developed according to policies approved for the office park zoning district. It will consist of one long low building, a single high rise building (not to exceed 30 stories) west of the low building, and a large open space and operating farm surrounding the office complex. Uses in the office park include the headquarters facilities of the Domino Pizza corporation; professional and administrative offices; supporting uses for offices in the park; a limited floor area of retail and personal services for employees, visitors, and incidental use by the general public; farming operations and activities; and certain special events. SECTION 6.05 RESEARCH AND INDUSTRIAL AREA POLICIES Industrial areas in Ann Arbor Township consist primarily of research-type operations. One area is designated for light industrial uses. A. Ann Arbor Technology Park 1. The park should be developed at a low overall density with substantial setbacks and a large amount of Qpen space on each lot. The natural setting should be emphasized. Buildings may be clustered on each lot, which would result in a high net density of development, but would retain much of the open area. Building heights should be related to topography, views, solar access, and impact on neighboring properties. The park currently consists of 290 acres. It may be extended south to Plymouth Road, provided the southernmost 500 feet of the property are held in an undeveloped, landscaped buffer condition. The buffer is intended to help 33 �2. The steep slope areas, drainage corridors, wooded areas, and fence rows should be preserved and made a part of the overall landscape design of the park in accordance with the design standards included in the approved RRA zoning district. is designated for light industrial uses, such as those permitted in the 1-1 and W-1 zoning districts. SECTION 6.06 STREET AND TRANSPORTATION POLICIES A. General Policies for Streets: 3. The park should be developed according to an overall plan with a unified architectural and landscape scheme as provided in the approved RRA zoning district for the park property. 1. Streets should be designed and constructed in accordance with the following functional classification system. This system is consistent with the functional classification system used in the City of Ann Arbor's transportation plan (adopted October 9, 1990). 4. Uses in the park will consist of scientific, business and industrial research operations. Related testing operations, pilot plants, prototype production, and manufacturing operations will also be permitted to support research activities. Commercial and office services needed to support the research and related operations should be located within the park to provide convenience for employees and visitors and to eliminate the pressure for commercial and office development on neighboring parcels outside the park. Such support services should either be located in the commercial or office service centers for the entire park, or in the buildings housing research and related operations. (See Section 6.03B.) Regional Arterials: Provide for regional traffic flows between cities in the region and between cities and major activity areas, such as employment centers, major airports, etc. They have controlled or limited access and a design speed of 45 to 55 mph. In the Ann Arbor area they are all freeways. Major Arterials: Surface streets that serve traffic movements in the Ann Arbor area, primarily between lower level streets and freeway interchanges, between cities in the area, and between the central area of Ann Arbor and outlying areas. Access control is desired , but frequently not possible, on older arterials with developed frontages, but is an objective in new development or major redevelopment. Design speeds are 35 to 45 mph. Their principal function is traffic movement; property access is secondary in importance and to be minimized where possible. 5. Uses in the park should not create dangerous, injurious, noxious, or otherwise objectionable conditions, either within the park or on neighboring properties. 6. Where the park abuts residential properties a buffer should be provided to protect the residences. The buffer may consist of topography, trees, shrubs, and distance. Existing natural features should be utilized as buffers where possible. Minor Arterials: Serve traffic movements within the Ann Arbor area, primarily between major arterials and collector or local streets, and between major parts of the area, such as neighborhoods, employment centers, shopping centers, etc. Design speeds are 30 to 35 mph. 7. Outdoor operations, such as storage, processing, and displays, should not be permitted in the park. Collector Streets: Collect and distribute traffic between origins and destinations B. The area between Pontiac Trail, M14, and the Ann Arbor Railroad track 34 �and the arterial parts of the street system. Design speeds are 20 to 25 mph. existing developments, trees or other vegetation, topography, or other conditions justify a change m standards. 2. All new streets in the planning area should be paved in order to reduce long term maintenance costs. B. Policies for Specific Streets: The following policies 1 through 3 are taken from the City of Ann Arbor "Transportation Plan Update," adopted in 1990. The improvements to the Plymouth and Geddes road interchanges, as proposed in the city's transportation plan, are considered to be the maximum feasible under existing conditions, but will leave both interchanges with capacity deficiencies, based on traffic projections for 2010. The improvements are proposed in the following three stages: 3. Plans for new development should provide for extension of streets to connect with existing or future streets at common boundaries where such extension is determined to be necessary for continuity in the public street system or to provide vehicular access to interior lands. 4. Private streets are discouraged; new streets should be designed and constructed to public standards and dedicated or otherwise conveyed to the County Road Commission. Stage 1 1992-95 Stage 2 1996-2002 Stage 3 2002-10 5. Through traffic should be routed around, rather than through, neighborhoods and other land use areas. Local and through traffic should be separated by the design of the street system. 1. M14 freeway: One lane will be added in each direction between North Main Street and US23 north (stage 3) and two lanes will be added in each direction between US23 north and US23 south (stage 2). 6. Each development will be required to provide its share of street improvements, based on the general development plan. 2. US23 freeway: One lane will be added in each direction between Washtenaw Avenue and M14 (stage 3). 7. The number of driveway openings on arterial streets should be minimized in order to reduce the need for additional lanes and to improve the safety of traffic flow. The number of driveway openings on collector streets might also be limited in certain areas where necessary to obtain the same objectives. 3. The following interchanges will be upgraded to increase capacity and improve traffic flow and safety: Barton Drive/Ml4: East-bound onramps will be improved and off-ramps widened (stage 3). Plymouth Road/US23: Interchange will be rebuilt and partial cloverleaf for directional flow constructed (stage 3). 8. Rights of way should be provided in accordance with the following standards: • • • • Major arterials: 120'-150' Minor arterials: 120' Collector streets: 86' Local streets: 66' Geddes Road/US23: Bridge and offramps will be widened (stage 3); construction of a full interchange will be considered. Variations in these standards, including increases in rights of way, will be considered by Ann Arbor Township where US23/Ml4 Interchanges, north and south, will be rebuilt to accommodate 35 �this increase. The city's plan recommends that a study be made of the corridor in the first stage of the plan to determine its potential to accommodate roadway improvements such as intersection expansion and additional lanes and the feasibility of installing high occupancy vehicle facilities in the Conrail right of way. additional lanes on the two freeways (stage 2). 4. Expansion of the freeways as proposed in the city's transportation plan should not be considered a basis for changing use policies for lands in Ann Arbor Township that abut the freeways. Residential areas, especially suburban and urban areas, should be protected from the freeways by noise barriers. 7. Plymouth Road, a major arterial, was widened in 1991 to four lanes plus turning lanes. The widened road is expected to be sufficient until the year 2003. The city's transportation plan proposes widening the road to six lanes in stage 3. 5. The · Michigan Department of Transportation (MOOT} owns the right of way for an interchange on M14 at Dixboro Road, but has no plans to construct one. The interchange is not proposed in this plan because the need for it has not been demonstrated. The city's transportation planning consultant considered an interchange at this location and found, in its favor, that it would decrease traffic volume on US23 by 15,000 vehicle trips per day (vt/d) and on Plymouth Road by 2,000-8,000 vt/d. On the negative side, however, the interchange would increase traffic volume on Dixboro Road by 15,00020,000 vt/d. The study concluded that the interchange should not be constructed. 8. Dixboro Road should be developed as a minor arterial between Geddes and Joy Roads . It should function as a connecting route between the Plymouth and Geddes/Huron River Drive corridors, and as a collector of traffic from the Technology Park and other adjacent developments for distribution to the two arterial corridors. The road should have a right of way of 86 to 120 feet, with two driving lanes and additional turning lanes at major intersections. The number of access points should be limited. Where necessary, they should be combined in order to limit the number of lanes needed on the road. Access points should be located at least 500 feet from the intersections with Plymouth and Geddes Roads. 6. The Geddes/Dixboro/Huron River Drive route should be developed as a major arterial between US23 and the major traffic generators to the east, such as Washtenaw Community College, Catherine McAuley Health System center, and Eastern Michigan University. It should be designed as a continuous route, and a grade separation should be provided over the Huron River and the adjacent railroad tracks. Access to the south side of Geddes Road between US23 and Dixboro Road should be prohibited; access should be provided by The existing wooded character of the road corridor between Plymouth and Geddes Roads should be retained by a combination of large setbacks and preservation of existing trees. Where existing trees cannot be saved, a program of advance planting of trees and shrubs should be started. Dixboro Road. The city's transportation plan concluded that much of the increase in east-west traffic flow in the Ann Arbor area will be in the Fuller/Geddes corridor and that traffic demand management alone might not be sufficient to accommodate 9. Earhart Road should be extended south from Plymouth Road to the existing Earhart Road overpass at US23. The road should be developed as a minor arterial with a 120-foot right of way 36 �properties and to serve as a feeder route for the major east-west arterials. The road should have a right of way of 120 feet and should be widened to four driving lanes with turning lanes at principal intersections. and four driving lanes south of Plymouth Road. The portion of the road north of Plymouth Road should also have a right of way of 120 feet, but two driving lanes are expected to be sufficient to meet traffic demands in the foreseeable future. The city's transportation plan proposes extension of Clark Road west over US23 to Huron Parkway. Ann Arbor Township does not agree with this proposal because the extension would not divert enough traffic from Washtenaw Avenue or other east-west arterials to justify to the cost of construction, and because it would have adverse effects on the design and development of the land in Ann Arbor Township north of the Arborland shopping center. The existing Earhart Road south of Plymouth Road should be improved as a local road with a right of way of 66 feet and two driving lanes. Design and reconstruction of the existing road should have as one objective the protection of the existing residential area to the east, Ayrshire Subdivision, from traffic impacts. Major, non-residential traffic should be required to use the new, relocated Earhart Road for access to Plymouth Road. Turning controls might be necessary at the existing road's intersection with Plymouth Road for reasons of traffic safety and to maintain maximum traffic flow capacity on Plymouth Road. The intersection with realigned Earhart Road should be reconstructed at 90 degrees. The portion of the existing Earhart Road between the overpass and the intersection with the realigned Earhart Road should not have any driveway openings; access should be provided north of the intersection. 10. Hogback Road should be developed as a major collector between Clark and Dixboro Roads. (The road will be a minor arterial south of Clark Road in Pittsfield Township.) The right of way should be 86 feet with two driving lanes and additional turning lanes at major intersections. The primary function of this section of the road will be to collect traffic from the adjacent areas and Huron River Drive west of the road. Access points should be limited to the minimum number necessary to serve the adjacent properties. 12. Dhu Varren/Green Road should be developed as a minor arterial between Plymouth Road and Pontiac Trail. The principal functions of the road will be to provide connections with Pontiac Trail, Nixon Road (Huron Parkway), Plymouth Road, and Glazier Way, and access to adjacent properties. The Dhu Varren portion should be paved. (The city's transportation plan proposes paving in stage 2). Two lanes with turning lanes at principal intersections should be sufficient for projected traffic by 2010; the right of way should be 120 feet. The intersection at Nixon Road should be realigned to permit continuous east-west traffic flow and safe turns. 13. Nixon Road should be developed as a minor arterial between Plymouth Road and Pontiac Trail. The road's principal functions will be to interconnect Pontiac Trail, Dhu Varren/Green Road, and Plymouth Road; serve as an extension of Huron Parkway; and serve as a connecting route between the central area of the city and the outlying areas in Ann Arbor and Northfield townships. Two paved lanes with turning lanes at principal intersections will be sufficient to carry traffic projected for the year 2010, based on the city's transportation plan. Right of way 11 . Clark Road should be developed as a minor arterial between Hogback and Golfside roads. Its principal functions will be to provide access to Washtenaw Community College, office and apartment complexes and other adjacent 37 �120 feet. The road should be paved when traffic volumes warrant; two lanes with turning lanes should be sufficient to meet traffic needs in the year 2010. The intersection at Whitmore Lake Road should be realigned to permit continuous east-west flow and safe turns. Open drainage should be provided and existing trees in the right of way and adjacent frontages should be preserved. should be 120 feet. An interchange should not be constructed on Nixon Road at M14. 14. Pontiac Trail should be developed as a minor arterial from beyond Joy Road to Beakes Street in the central area of Ann Arbor. The principal functions of this road will be to provide access to the north part of Ann Arbor Township and the north and central parts of the city from M 14 via Barton Drive, provide access to the north part of the township and city from areas north and east of the township, and provide access to properties in the general vicinity. 17. Maple Road should be developed as a collector street between Joy Road and Miller Avenue. The street's principal functions will be to provide access to the northwest part of Ann Arbor Township, Barton Hills Village, and the developing residential areas in the northeast part of Scio Township, as well as to adjacent properties. The right of way should be 86 feet, unless additional width will be needed for drainage purposes. Open drainage should be provided, and existing right-of-way trees and brush should be preserved in Arbor Township to maintain the road's character. The road should be paved, two lanes with turning lanes, when traffic volumes warrant. Access to abutting properties on both sides of the road should be reduced to minimum number required. A two-lane bridge across the Huron River will be needed within the planning period. The road should have a right of way of 120 feet in the township area. Two driving lanes with turning lanes at principal intersections will be sufficient m the township to carry the projected traffic in 2010, based on the city's transportation plan. 15. Whitmore Lake Road should be developed as a minor arterial from Barton Drive north. Its principal functions will be to interconnect major eastwest roads in Ann Arbor and Northfield Townships; serve as a feeder route for the Barton Drive interchange at US23; provide a connecting link between Barton Hills Village, other residential areas, and the central area of Ann Arbor; and access to properties in the general vicinity. The right of way should be 120 feet. Two driving lanes with turning lanes at principal intersections will be sufficient to carry projected 2010 traffic. 18. Huron River Drive west of Hogback Road currently functions as a collector street. It provides a secondary, alternate route between central Ann Arbor and the east-side residential areas and important points further east, such as Washtenaw Community College and the Catherine McAuley Health System center. It will continue to function in this manner, but should not be upgraded to a higher status, nor be widened or otherwise improved or changed to carry more traffic. The existing streetscape and corridor characteristics should be preserved, particularly the wetland south of the road and the river basin area on the north side. 16. Joy Road should be developed as a minor arterial. Its principal functions will be to provide connections between important north-south roads in the Ann Arbor area, such as Whitmore Lake Road, Pontiac Trail and Nixon, Earhart, and Dixboro Roads; serve as an east-west arterial across the north edge of the Ann Arbor area; and provide access to properties in the general vicinity. The right of way should be 38 �\\ q,, \ \ I - ~ ~ j \) STREET PLAN - Major arterial Minor arterial 11111111 Minor collector Land outside Township Planning Area - - - Major collector 'toRTH 0 I Miles 1 I �SECTION 6.07 PUBLIC F ACILITIES POLICIES 19. Warren, Ford, Stein, and Gleaner Hall Roads should remain as rural, local roads, whose principal function will be. to provide access for adjacent prop- A. Sanitary Sewer Services: Ann Arbor Township was a participant in the area-wide planning process for expanding the Arin Arbor area waste water treatment plant in the early-to middle-1970s, and was a signatory to the facilities plan adopted in 1976 for expansion of the plant. The south part of the township, generally south of Ml4 extended west along Stein Road was included in the service area as delineated in the final facilities plan. The service area consists of several sub-areas, . identified as 3A, 4, 5A, and 5C. Portions of Ann Arbor Township are included in each of these sub-areas. A total capacity of 1.65 mgd in the treatment plant was allocated to areas 3A and 5A. This capacity, together with the township's share of the capacity allocated to sub-areas 4 and 5C, constitutes the township's share of the current capacity of the Ann Arbor area waste water treatment plant. erties. C. Policies for Public Transportation: 1:he gene~ pl~ incorporates the poli':1es contained m ~he city's transportation plan for public transportation that apply to Ann Arbor Township. 1. Express bus service should be provided on Plymouth Road between Dixboro Road and the central area of the city, and in the Fuller/Geddes corridor between US23 and the city's central area. 2. A high-occupancy vehicle route should be considered in the Conrail corridor. 3. Park-and-ride lots should be proin the Earhart/Plymouth Dixboro/Plymouth, and Ged~ des/Dixboro intersection areas to support the express bus and high-occupancy vehicle routes. The location and design of each of these lots should be subject to review and approval by Ann Arbor Township. Each lot should fit into its neighborhood environment as a use that is compatible with existing and future residences and other uses. Traffic to and from the lots should not interfere with traffic flow on township streets or require street improvements that are not consistent with the character of the neighborhood or the policies in this plan. vided The facilities plan allocated a capacity of 0.12 mgd for Barton Hills Village as a reserve against a future time when central waste water treatment might be need_ed. Thus, th_e planning area, excluding Barton Hills, has a capacity of 1:53 mgd allocated for facilities planning purposes to sub-areas 3A and 5A plus capacities for the parts of the town~ ship located in sub-areas 4 and 5C. As of early 1990, estimated current sewage flow for Ann Arbor Township was 0.20 mgd, all from sub-area 5A. The follo~ing are policies for sanitary sewer service. 4. Ann Arbor Township, through the Planning Commission and Board, should be a full and active participant in ~ecis_ions regardin$ public trans-portation m the township. The planning process for public transportation should be a. joint effort involving the township, 1: The 1976 facilities plan is recogmzed as th~ ba~is for providing sanitary sewer service m the Ann Arbor area. For purposes of this general developmen~ plan t~e north boundary of the service area m Ann Arbor Township is refined to lie along the line of the M14 freeway and its extension westerly along Stein Road. city, and AATA (Ann Arbor Area Transportation Authority) . 39 �j)i 'L_Jlfr JOY ,I ~ --- \ I ,, SANITARY SEWER SERVICE - - - Sewer service area boundary 1111111111 Sewer service sub-area boundary • Waste water treatment plant • 15" Pump station Pipe location & size 1::::[::m::titl ~l~~nfnu~str:~ownship toRTH 0 I Miles 1 I �2. Sanitary sewer service from the Ann Arbor area waste water treatment plant should not be extended outside the service area boundary established in the facilities plan as refined above in #1. 8. Public sanitary sewer service is not intended for existing residential areas that have septic tanks and acceptable drain fields. The on-site systems are expected to continue in use as long as they function properly. 3. Sani~ sewer service in PA #2 will be limited to Barton Hills Village, based on its reserved capacity of 0. 12 mgd. The remaining 0.13 mgd that the facilities plan allocates to sub-area 3A should be . reallocated to other parts of the township in the service area, such as PA '#1 and PA #4. 9. Development in the sewer service area will be limited to uses and densities that are within the capacity limits of the facilities plan. Major water-using industries are not consistent with this policy because of adverse impact on sewage treatment capacity, and should not be permitted. 4. Excess capacity in the 1.4 mgd allocated in the facilities plan to PA #5 (sub-area 5A), if excess capacity exists after complete development of PA #5, should be reallocated to PA #7. 10. If conditions evolve to the point that Ann Arbor Township must develop its own waste water treatment plant, a possible location is along the Huron River, east of Dixboro Road. 5. Small-scale, common waste water treatment systems might be acceptable in parts of the township in which central sanitary sewer services are not available, if the following conditions are met. B. Water Service: 1. Central water service will be provided to all designated new urban residential areas and non-residential uses in PA #3 and 5. a. The system is approved by the MDNR, Township Board , and Washtenaw County Health Department. c. The development(s) to be served by the system will be consistent with the adopted general development plan in terms of use and density. 2. Planning Area #5 presently has water service under contract with the City of Ann Arbor. Alternate sources of water for PA #5 and other areas should be studied, including the Ypsilanti Community Utilities Authority (YCUA) and large wells with above-ground reservoirs that would be owned by Ann Arbor Township or neighboring townships. d. The system will be installed by the developer and, upon completion, dedicated to Ann Arbor Township for ownership and maintenance. 3. Transmission and distribution lines should be looped to assure adequate system pressure and continuity of water service. 6. Lateral sewers and appurtenances will be installed at developer's expense. 4. Water transmission and distribution lines and appurtenances should be constructed at developer expense. 7. On-site septic tanks and drain fields might be permitted on properties in an area designated for public sewer service, but only on a temporary basis, pending availability of public sewer service. 5. Urban residential development of not more than 4 DUs/acre may be permitted in areas without public water b. An adequate outlet for effluent discharge is available. 40 �\ \ I ·o - 12" WATER SERVICE PLAN Water storage & Pump Pipe location & size toRTH 0 I Miles 1 I �service if all the following conditions are met: 2. On-site drainage facilities should be adequate to deliver surface water runoff to established drainage courses. a. Each dwelling unit is connected to a public sanitary sewer. 3. Drainage systems should be located and designed to prevent sediment and pollutants carried by surface runoff from entering water courses and groundwater aquifers. b. The water system for each dwelling unit is approved by the county or state health departments. 4. Suitable mechanisms should be established as part of each <Jevelopment to assure proper long-term maintenance of drainage facilities. c. Each dwelling unit will connect to a public water line when service becomes available. 5. Open and natural drainage courses should be utilized where possible as part of the drainage system. Open drainage courses that are constructed should be graded and landscaped so as to appear a part of the natural landscape. 6. Urban residential development at a density higher than 4 DUs/ per acre should not be permitted until public water service is available. C. Storm Drainage: The entire planning area is in the Huron River drainage basin. All storm water runoff either drains directly into the Huron River by permanent or intermittent drainage courses, or indirectly through major tributary streams, such as Fleming and Traver Creeks, and the Swift Run and Pittsfield Ann Arbor Drains. It is assumed that some areas drain into wetlands that have no regular outlets. The storm water drainage system consists of both natural drainage features as well as those constructed as part of farming operations or land development projects, such as retention ponds in Technology Park and Domino's Farms. These drainage facilities are important parts of the township's utility systems, even though most are not publicly owned or maintained. They are also important landscape features and elements in the ecosystem. The following are policies for storm drainage in the planning area: 6. Storm water retention should be provided as part of site development or as part of area-wide drainage systems. Retention basins should be used to control the volume, quality, and rate of storm water runoff and to recharge the groundwater supply. Retention basins should be designed to hold runoff from at least a one-hundred-year storm of 12hour duration. 7. Storm water runoff from any development should not exceed that existed under undeveloped, natural conditions in terms of volume and velocity. Runoff under existing undeveloped conditions that causes problems should be altered to acceptable rates and amounts by drainage improvements. 8. Natural water areas within the township should be preserved in their natural form and condition. Each storage area as well as its fringe area should be protected from encroachment by development. The quality of runoff water that might drain into such areas should be properly maintained. 1. Storm drainage should have equal importance with water and sanitary sewer services in determining the suitability of land for development and proper density and layout of uses, buildings, and other improvements. D. Township Government Offices: The Township hall is located on a one- 41 �dents will continue to be bussed. Freeman School, located in Dixboro, is still owned by the school district and might be reopened as an elementary school. In that case, it could serve residents in the east part of the township. acre site on Pontiac Trail between M 14 and Warren Road. The office portion of the building was recently expanded and the enlarged facilities are considered to be adequate to ineet the space needs of the township's government for the foreseeable future. The size of the public meeting room is also considered adequate to meet anticipated future needs. The west part of the planning area, PA #1 and 2, is in the attendance-areas of Wines elementary, Forsythe junior, and Pioneer high schools. The east part of the planning area is in the attendance areas of Logan, Northside and King elementary, Clague junior, and Huron high schools. The part of PA #7 west of Huron Parkway is in the Angell elementary and Tappan junior school attendance areas. E. Fire Stations: The township has recently expanded its fire protection services into ·a two station system. Station #2 is located on a one and one-half-acre site at the intersection of Woodridge Drive and Goss Road in the Technology Park. The station has three drivethrough bays, each with a capacity for three or four pieces of equipment, and a small meeting room, primarily for training sessions. The station is manned. The campus of the Washtenaw Community College, 223 acres in area, is located in the southeast corner of Ann Arbor Township. The academic facilities and most of the land area are located south of Huron River Drive. The outdoor recreation area is located north of Huron River Drive. A small part of the campus is located in Superior Township. No expansion of the campus land area is anticipated. The older fire station, station # 1, is located at the township hall. The building has two bays but does not have drivethrough capability. The station is also manned full time. No major expansion or remodeling is planned for station #1. The two-station configuration gives the Fire Department adequate coverage of and response time for all parts of the planning area. H. Parks and Recreation: Facilities are commonly planned on the basis of ten acres of park land for each 1,000 people. However, this standard does not apply to Ann Arbor Township. Much of the population will be living in low to very low-density residential areas, where public recreation is not very important. High-density residential areas, such as Village Green, provide their own recreation facilities. As result, the plan does not propose a system of neighborhood parks. It does propose a community park on a 120-acre parcel north of Warren Road. The park would initially provide passive recreation opportunities with facilities for active recreation to be added in future years. The plan also proposes a community park on the Road Commission gravel pit site at Pontiac Trail and Ml4. The community college campus has 15 to 20 F. Police Protection: Protection is provided by the Washtenaw County Sheriff's Department under contract with the township. This arrangement will continue in the future. The department's deputies periodically check in at the township's offices, but do not have permanent office space or other facilities in the building. G. Public Schools: The entire planning area is located in the Ann Arbor school district. However, none of the schools that serve township residents is located in the township; all are in the city. This situation is expected to continue through the planning period. There is no apparent need for new schools to be located in the township; all public school stu- 42 �I ''" 'L_ill\i:: JOY ~ ~ J 1- 1. :!',: + ,, PUBLIC FACILITIES • e * ~f~S§g Township Hall Fire station - I ll Existing other public facilities Land outside Township Planning Area Proposed Township Park Existing parks & recreation toRTH 9 Miles 1 I �acres of land for active, outdoor recreation activities. tract with private haulers. The contract service will continue through the planning period. Waste material is either sent to a landfill or a recycling center. There is no designated landfill or recycling center in Ann Arbor Township and none is planned. There are several open space areas in the township that provide opportunities for passive recreation. These are Braun Park, a 12-acre parcel off Chalmers Drive, owned by Ann Arbor Township but undeveloped; Hoemer-McGlaughlin Woods, north of Ford Road, owned by the University of Michigan (UM); Radrick Farms and Botanical Gardens, owned by ·the UM; Marshall Park, an 80-acre undeveloped wooded parcel at the intersection of Plymouth and Dixboro Roads owned by the City of Ann Arbor; and the 30-40 acre wooded area on the west side of the community college campus. I. SECTION 6.08 NATURAL FEATURES POLICIES A. General Policies: 1. Natural features consist of stream corridors, wetlands, ground water recharge areas, flood plains, watersheds, woodlands, fence rows, and steep slopes. 2. The natural features described in the plan are intended only to illustrate the concept of natural systems and the general location of such features. These areas are not intended to be specific for any site. The actual location, extent, and relationship to existing or proposed development will be determined at the time of development review when detailed information will be available. Cable Utilities: 1. Electricity, telephone, and similar lines should be placed underground. However, transmission and major distribution lines may be placed overhead. 2. Overhead lines and their routes should be approved by the Planning Commission for proper alignment, effect on the appearance and character of existing and future development, and effect on trees and other natural features before construction. Overhead lines and easements or rights of way for overhead and underground lines should be located to avoid disruption of stands of trees, specimen trees, or significant fence rows, and to avoid arbitrary or unwise division of land use or ownership parcels. 3. The policies in this part of the plan are generalized and are based on existing information, such as USGS maps, County soil maps, aerial photographs, and studies made by the County Planning Commission. 4. It is the intent of this plan to preserve continuity of natural features to create systems of open space. This will be accomplished by utilizing proximity as well as contiguity of natural features . An open space system may be any combination of natural features. 3. Surface equipment to serve underground lines should be judiciously placed as part of landscape design and should be screened from view. 4. Substations and similar buildings should be designed and landscaped to be compatible with the character of the area in which they are located. 5. Streams, water bodies, and wetlands should be used as part of the storm drainage system of the township. These features should be protected from disturbance by construction and from pollutants and sediment that might be carried by surface water runoff. J. Solid Waste Collection: The township provides collection services to all its residents and businesses by a con- 43 �6. Natural features should be used, where feasible, to create boundaries between use areas or to separate development areas from agricultural areas. They should also be used to help create a meaningful physical structure for developing areas and the township as a whole. 2. There should be no disturbance to stream hydrology or alignment by topographic alteration within the corridor unless such alteration will improve existing conditions or remove a hazard or threat to the community. Filling or removal of material; construction of buildings, culverts, bridges, or other structures; removal of vegetative cover; and the location of wells, septic tanks, and drain fields within stream corridors should be regulated and reviewed by appropriate agencies. 7. The following lands are generally considered to be unsuitable for development: a. Lands that are not developable in their natural state, such as flood plains and wetlands. 3. A stream corridor and its watershed comprise an ecological unit. Protection of slopes, woodlands, and wetlands and proper management of land use and development in that watershed are essential to maintaining the quality and quantity of stream flow within the corridor. Development projects should be reviewed not only in the context of the stream corridor, but also in relation to the corridor's watershed. b. Lands that are essential to the continuity and preservation of natural systems. c. Lands on which development would result in environmental destruction of a larger natural system or create hazards to the environment or the public. Density transfer might be used as a means of preserving such lands. In some cases, such lands might be used for development if the natural systems involved can be maintained by alternate means or by substitution, or if environmental problems created by development can be reduced to manageable and acceptable limits. Very low-density residential use might be permitted if the general area involved is designated in the plan for rural residential use. C. Watersheds: 1. Erosion and sedimentation controls, and surface water runoff controls, are essential to protect a watershed and the stream corridor that serves it. The township should insure that adequate erosion control measures exist to cover the period from the start of construction of a project to the stabilization of the site after completion of construction. 2. The rate of surface water runoff should not exceed that which occurs under undeveloped conditions. This policy will prevent overloading of streams receiving runoff and will help prevent long-term erosion created by uncontrolled, high velocity discharges. B. Stream Corridors: 1. The width of a stream corridor will vary, depending upon the configuration of the stream course, the types of soil on adjacent lands, the nature of the filtration of surface water into the ground, the types and amounts of vegetative cover, and the slope of land adjacent to the water course. Detailed information should be required at the time of development review to determine the nature and extent of the stream corridor and the specific area that should be protected or preserved. 3. Erosion control methods and drainage plans should recognize soil types and land slopes of a construction site. D. Wetlands: 1. Wetlands consist of low areas with poor drainage and either temporary or 44 �permanent standing water. They also include areas with a high water table and organic soils. Wetlands should be protected in order to preserve water quality, stabilize surface water runoff, and provide wildlife habitats. They should be retained as possible wild areas, but, where feasible, should be incorporated into surface water drainage systems, provided that inflow of sediment, pollutants, and nutrients will not damage their viability. future studies to develop detailed policies and regulations for wetlands: a. The wetland itself, i.e., the area actually containing surface water. b. The fringe area of the wetland. c. The remainder of the watershed that drains into the wetland beyond the fringe area. E. Ground Water Recharge: 2. Wetlands should be used as ground water recharge areas where possible, and as areas to stabilize runoff during periods of heavy precipitation. 1. Ground water recharge areas collect and hold precipitation and surface runoff for percolation into underground aquifers. They are vital elements in the hydrologic cycle because they restore water tables and supply water to lakes, streams, and wetlands. 3. Current information about the location, extent, and type of wetlands in Ann Arbor Township is generalized. Actual boundaries and significance of specific wetlands should be determined at the time of development review. 2. The location, nature, and extent of recharge areas should be identified during development review. 3. Development in a recharge area should be controlled to retain as much of the permeable surface as possible. Land grading should be controlled to retain the water holding characteristics of the land. Vegetation essential to the water holding characteristics should be preserved or, where necessary, enhanced as part of a development program. The balance and integrity of the hydrologic system should be maintained in a proposed development. 4. Uses permitted in or adjacent to wetlands should be compatible with the purposes and functions of wetlands. 5. Density transfer from wetlands to developable lands is a possible means of preserving wetlands. In such transfer, the receiving area must be capable of absorbing the additional density and must have characteristics that permit a reasonable development pattern. Density transfer should not be available to wetlands that are regulated by state laws or administrative rules. Transfer of density should be permitted for all wetlands that are not subject to state regulation to a limit of 50 percent of development potential. In other words, a wetland area that would be allocated ten dwelling units under township land use policy would be permitted a transfer of not more than five units to another parcel of land. 4. Recharge areas should be protected from pollution by regulating the uses permitted within such areas and by controlling the quality of surface water runoff from tributary areas. 5. Areas classified in the county soil survey as having soils with water tables at or near the surface should also be protected from pollutant entry because of the ease with which pollutants on such soils can enter the underground water system. 6. Three aspects of wetland protection should be recognized in reviewing proposed developments within or in the vicinity of wetlands and in conducting F. Woodlands: 45 �NATURAL FEATURES 111111 11 Watershed divides - - ~ Streams 1Mt Wetlands Q --- & • Huron River Ponds Wooded areas 0 I Miles 1 I �1. Woodlands should be preserved in order to protect water and soil quality, buffer air and noise pollution, moderate local climate and storm severity, preserve wildlife habitats, and preserve aesthetic values and community beauty. Associated flora and fauna should also be preserved. Development that is permitted in or adjacent to wooded areas or significant specimen trees should be planned, constructed, and maintained so that existing healthy trees and vegetation are preserved to the maximum feasible extent. Native trees that are healthy should be preserved rather than removed and replaced with young stock. Diversity of woodlands should be protected to improve their long-term stability. of natural contours rather than alteration by mass grading. H. Fence Rows: Fence rows perform several important functions, such as providing habitat and paths of travel for birds and animals, serving as natural snow fences and windbreaks, and providing visual relief in otherwise open areas. They are important connecting links between larger areas of natural features, such as woodlands and wetlands. Fence rows should be identified on development plans and should be preserved if evaluation shows they are performing one or more of these important functions. 2. The location, species, and quality of wooded areas or individual trees should be considered during review of developments to determine preservation requirements. 3. The type and density of uses permitted in and adjacent to wooded areas should be compatible with the objective of preserving woodlands. 4. Density transfer might be used to preserve woodlands. G. Slopes: 1. Areas of steeper slopes, such as more than 12 percent, should be protected to reduce erosion potential, maintain slope and soil stability, control amounts and velocities of surface water runoff, and protect an aesthetic resource. 2. Slopes should be considered in terms of soil types as well as steepness. 3. Development that is permitted on steep slopes should maintain or enhance the natural contours, vegetation, and drainage patterns. Existing land form should be a major factor in the land-use and site-planning processes. The primary objective should be preservation 46 �PART7 IMPLEMENTATION OF PLAN POLICIES GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 47 �ready to sell or develop it, rezoning to a use district that is consistent with the designation in the general development plan can await petition by property owners. Such land that is designated in the plan for density transfer or specialuse districts should not be rezoned until a specific development proposal, in the form of a rezoning petition, is filed and reviewed. SECTION 7.01 INTRODUCTION Policies in a general development plan are implemented, for the most part, by day-to-day decisions by a municipal government's administration, planning commission, and governing body. A government agency might undertake a major project called for in the plan, such as construction of a road or acquisition of a tract of land for a public school or park, but these are infrequent events, and are not the primary basis for policy implementation. To be effective, the plan must be used in daily decisions. Used in this manner, the Ann Arbor Township plan will provide advance notice to prospective users of land and assurance of stability to property owners and residents. The plan can be a forum for modifying certain policies, with all affected parties involved, when conditions underlying the plan change or new opportunities arise. Thus, in terms of policy implementation, the plan is both a communication document and a reference document. Its continuous, daily use will help assure that it will be kept current and viable. 2. Density Transfer: This concept involves moving (transfer) proposed development (density) from one part of a site to another part that is considered to be more suitable for development. The process results in a portion of the site remaining undeveloped and the developed part having a higher net density (although the overall density of the site will not be increased). Density transfer should be used to preserve natural features, such as wetlands, woodlands, or stream corridors, while permitting a reasonable use of the entire property. This method is applicable to larger sites and requires use of a special zoning district, such as a PUD district. 3. Special Districts: Special zoning districts should be used for the following purposes: SECTION 7 .02 ZONING REGULATION A. Methods of Policy Implementation: The principal means of implementing general development plan policies is the zoning ordinance. Zoning should be used in any one, or combination of the five ways listed below. a. To create a compatible mixture on a site, where such a mixture is desirable and consistent with adopted policies, b. To fit a proposed use into an existing developed area in a compatible manner, 1. Zoning Districts: Land should be zoned in a manner consistent with uses and densities designated in the plan. For example, land currently used for residences on one-acre lots should be zoned R-2; land used for residences on lots less than one acre in area should be zoned R-3, and so on. In many cases, land that is designated in the plan for various densities of residential use in the future is currently zoned for agricultural use. Since most landowners in these situations do not want their land zoned for residential use until they are c. To permit density transfer within a site, d. To assure that a site will be developed in a manner consistent with the general development plan and in the manner promised by the petitioner. The principal characteristics of a special zoning district are its area plan, a form of a site plan sufficient to describe the essential features of the proposed development, and a specific list of uses that 48 �will be permitted on the site. Future use of the property, once the special district is approved·, must be in accordance with the approved district. Site layout and uses may only be changed by a zoning amendment which, in effect, would create a new version of the special district, if approved by the Township for the property owner and township officials to agree on a reasonable delineation of such features at the time of development or use review. 5. Site Plan Review: Site plan review is a means of assuring that proposed developments will meet certain established standards of the township, including applicable policies in the general development plan. The review process should be a- mechanism for the property owner or developer and township officials to tailor a proposed development to the specific site and immediate neighborhood, and to the policies in the general development plan, particularly those concerned with protecting valuable natural features. All new developments, except single-family detached residences on individual lots and new farm buildings, should be processed through site plan review. Completion of all improvements shown on an approved site plan should be assured by appropriate financial guarantees. Board. The township's current zoning ordinance has three special districts: Planned Unit Development (PUD), intended primarily for residential developments; Research and Research Applications (RRA), intended for research parks, such as Ann Arbor Technology Park; and Office Park (OP), intended for office parks, such as Domino's Farms. Additional special districts might be created in the future. 4. Overlay Zones: Overlay zones can be used to regulate the use of a specific part of a parcel of land. The regulations of the overlay district are in addition to the regulations of the underlaying, basic zoning district. For example, a lot zoned R-2 (single-family residential, one acre minimum lot area) might be covered in part by a flood hazard area overlay zone. All regulations of the R-2 district would apply to this lot, but the portion of the lot under the flood hazard zone would be regulated by the more restrictive provisions of the flood hazard district. The township could use overlay districts to protect wetlands, woodlands, and stream corridors. As in the case of flood hazard regulation, the area that would be subject to an overlay zone regulation might not be clearly identifiable at the time the zone is adopted and shown on the official zoning map. The boundaries of such areas, especially wetlands and stream corridors, seldom follow property lines, streets, or other features commonly shown on maps. In addition, the boundaries of such areas might be somewhat indeterminate until detailed surveys are made. Therefore, overlay district regulations should be designed to recognize this fact and to provide a mechanism B. Changes in Zoning Districts: A number of changes should be made in the existing structure of zoning districts to establish consistency between the general development plan and the zoning ordinance and to help implement policies in the plan . 1. A public lands zone should be created. This district would be used for lands owned by public agencies. It would replace the current Recreation Conservation (RC) district, which has been used, in part, as a substitute for that purpose. 2. The Recreation-Conservation (RC) district should be converted to a rural residential district for five acre and larger lots. The new district would be used in the areas designated in the plan for rural residences at a density of less than 0.2 DU/ acre. 3. The general development plan designates an urban residential use area at a density of 1 to 2 DUs/ acre. The 49 �current zoning ordinance does not have a district that corresponds with that density range; the closest is the R-3 district, which permits dwellings at a density of 2 .5 to 3 .5 DUs/acre. A new zoning district should be established for this density range. C. Major Changes in Regulations: A number of changes should be made in zoning regulations to help implement policies in the plan. 1. The list of permitted uses in the Agriculture (A-1) district should be reviewed to make the district compatible with its location in the township and with the intended character and purpose of the area. Specifically, intensive raising of livestock and fowl should be prohibited. 4. The Highway Service Commercial (C-3) district should be deleted. The district is intended to be used in areas that are suitable for highway commercial services, but the plan does not designate any areas for such use. 2. The general development plan provides an option for using small, on-site sewage treatment and water supply systems in certain situations. If situations arise in which such systems are required, the zoning ordinance should be changed to permit on-site systems. 5. The General Industrial (1-2) district should be deleted. The plan designates only one area for industrial use and the existing 1-1 district is suitable for that area. 6. The Warehouse-Wholesale (W-1) and the Limited Industrial (1-1) districts should be combined into one. The potential of Ann Arbor Township for developing industrial type uses is very small and two separate districts for these related uses are not necessary. 3. A landscape buffer requirement should be included, to be located on land that abuts land designated in the plan for agricultural use. 4. The R-1 and R-lA districts should be revised to permit certain limited agricultural activities that are considered compatible with rural residences, with certain minimum lot areas. The uses in these two districts would be more restricted than those in the converted RC district. 7. Overlay districts for various protective zones, such as stream corridors, wetlands, and woodlands, should be kept as an option for future use. Negotiations during development reviews will provide opportunities for protecting such features. If experience with a negotiation approach proves unsatisfactory in the future, overlay zones should be reconsidered. 5. The PUD district should be changed to permit agricultural activities, as permitted in a revised A-1 district, as permanent uses. The present ordinance permits agricultural uses only as temporary uses. 8. Consolidation of the R-1 and R-lA districts should be considered. 6. The statements of intent for the zoning districts should be changed to reflect policies in the general plan. These statements are an important link between the general plan and specific zoning regulations. 9. The zoning of the 23-acre area between existing Earhart Road and US23, south of Plymouth Road, currently R-D, should be changed to R-3, or to PUD with an appropriate petition. 10. The zoning of the 31-acre parcel in the southeast quadrant of the Dixboro/Geddes intersection should be changed from Oto R-2 or PUD. 7. The cluster zoning provision, Section 11. 13, should be deleted. The PUD district performs the same function in a more effective manner. 50 �8. The list of major roads, in Section 11.17, which require additional front setbacks, should be revised to be consistent with the street policies of this plan. condominium. In this method, land is divided under the Condominium Act. Purchasers acquire fee simple rights to described physical spaces in which dwelling units may be constructed. (Site condominiums may also be used for nonresidential developments as well.) The site condominium is a variation on the principles of land division involved in subdividing. However, the Condominium Act does not provide a specific review process, as does the Subdivision Control Act. Since the issues and interests are the same from the township's point of view in either approach to land division, the township's review process should be as similar as possible to that exercised in subdivision review. The site plan review process should be used to review proposed site condominium developments. Completion of all improvements shown on an approved site plan should be assured by appropriate financial guarantees. SECTION 7.03 REGULATION OF LAND DIVISION Land may be divided into smaller parcels by one of three methods: by metes and bounds descriptions; by platting under the Subdivision Control Act; and as a site condominium under the Condominium Act. In the first method, review at the township level is made by the administration to assure compliance with the zoning ordinance and other township regulations. This is usually a simple process; major issues regarding general development plan policies are usually not involved. However, overlay zoning districts might add some complexity to the review process. Nevertheless, Planning Commission or Township Board review is not a part of this method of land division. SECTION 7.04 INFRASTRUCTURE A. Roads: All roads in Ann Arbor Township except state highways and private roads are under the jurisdiction of the Washtenaw County Road Commission. (State highways such as US23 and M14 are under the jurisdiction of MDOT.) Costs of road construction and maintenance are the responsibility of the County Road Commission or MDOT. New developments should provide internal roads at developer expense. The developer should also be required to pay a reasonable share of any improvements to existing roads that might be needed to adequately and safely serve a new development. That share should be worked out by the developer with the agency with jurisdiction and all agreements should be in place before the township grants final development approval. Subdividing, or platting, is a more complex process of land division , and is regulated by the Subdivision Control Act and the township's subdivision ordinance adopted pursuant to that act. Township review involves technical review by the engineer and planner; Planning Commission recommendation; and Township Board action on the various stages of the plat. The review process is aimed primarily at zoning compliance, proper vehicular and pedestrian circulation, future street extensions, buildable lots, proper relationship with neighboring properties, and provision of all utilities. The township's reviews should be coordinated with those of county and state agencies. Subdivision review should be used as a means for the township to assure that proper infrastructure planning and construction occurs at developer expense and that natural features are protected. B. Public Utilities: The township's water and sanitary sewer systems were constructed by special assessment districts, and major extensions of these systems should be financed in the same In recent years, a third method of land division has become popular the-site 51 �manner. System maintenance is financed by user fees. Developers should be required to construct, at their expense, lines and appurtenances from the existing or future trunk sewers or water mains needed to serve their properties. The township's policy is that general fund money will not be used to support the water and sanitary sewer systems. C. Storm Water Drainage: On-site retention of storm water is required of all new developments. However, largescale retention areas serving several properties, in place of a retention area on each property, should be encouraged. Drainage courses, retention areas, and outlets should be constructed at developer expense, and should be maintained at the expense of properties served by the facilities. Proper longterm maintenance of all parts of a drainage system should be established in an acceptable manner before the township gives final development approval. 52 �PARTS PLAN MONITORING PROGRAM GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 53 �SECTION 8.01 INTRODUCTION policy changes resulting from such studies will made in the plan. The planning process, in order to be effective, must be continuous; it must be a part of the day-to-day decisions that affect the physical character of the township. Thus, the general development plan must have a character that encourages its regular use in the planning process. The plan is, in effect, the continuously changing representation of the township's policies for the future. If the plan is to perform its proper function in a continuing planning process if it is to be the official reference for discussions and decisions on many different matters - it must be kept up-todate on a regular basis. A plan for revision of the general development plan is therefore necessary. SECTION 8.03 DESCRIPTION OF THE PROGRAM The program will have two objectives: 1) to determine the extent to which the township is actually implementing the policies of the general plan, and 2) to determine whether the plan's policies are still desirable and appropriate in light of changing circumstances. The basic part of the program will consist of an annual review by the Planning Commission; the results will be transmitted to the Township Board in a report. Such review might result in a change to a portion of the plan affecting either a subject area or a geographic area. A major review of the general plan should be made at intervals no longer than ten years to enable the Planning Commission and Township Board to see the implications of accumulated annual revisions in perspective and to make proper adjustments. Annual reviews might indicate the need for a major review in less than ten years. SECTION 8.02 BENEFITS OF A MONITORING PROGRAM In addition to the benefit to the planning process of keeping the plan up to date, several other benefits will accrue to the township from a regular monitoring program. First, such a program broadens the area of community agreement on basic development policies over time. The process invites open reconsideration of alternatives to major decisions and encourages exploration of new issues and secondary questions. The actual components of an annual review will be determined by the Planning Commission at the start of work. The following should be among the elements studied by the Commission; others might be added as events suggest. Second, annual review of the general plan will broaden and deepen the Planning Commission's and Township Board's knowledge of the plan's elements, and of its shortcomings as well. Along with the plan's use in day-to-day decision making, the annual review process will assure that the plan will be a living document, that its policies, while firm and definite, will not be frozen in time. Third, annual review will avoid delays that might otherwise be caused by calls for more study on certain issues before the basic plan is adopted. An annual review program assures that issues that require further examination, will be studied at proper levels of detail at later times, and the 1. Development proposals approved or denied: rezoning petitions, site plans, and subdivision plats. 2. Land use regulations: zoning ordinance and subdivision ordinance amendments made in the past year or expected to be needed in the future. 3. Annexations requested: or denied. approved 4. Building permits issued, by land use category; estimate of number of dwelling units, by type, added to the 54 �housing stock; estimates of current population of the planning area. 5. Sanitary sewer and water connections; estimate of sewage and water flows and relation to contracted capacities. 6. State equalized valuation, by assessor's categories; track changes in agricultural and developmental classifications. 7. Traffic counts; relation to road capacities. 8. Programmed road improvements. 9. Changes in public transportation service, past year and proposed in the future, that affect the planning area. 10. Land divisions, other than in approved subdivision plats and condominium site plans. 11. Major zoning and land use changes on the perimeter of the planning area in the past year and likely in the coming year. 55 �GLOSSARY GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 56 �AATA: Ann Arbor Transportation Authority The plan refers to several types of dwelling units: Central Water and Sanitary Sewer Systems: As used in the plan, the term refers to the public systems provided out of a central water treatment plant for water supply and a waste water treatment plant for sanitary sewerage. Single-family (SF) detached: A free standing dwelling unit; a typical house. Single-family attached: Two or more dwelling units attached at common walls. Each unit has its own ground floor access to the exterior and frequently has its own attached garage. Clustering: An arrangement of dwelling units, usually single family detached, that results in a tight grouping of a small number of units around a common, area or facility, such as an access road. The purpose of clustering is to reduce the size of the lot that is associated with each dwelling unit and to increase the land area in common open space. Multiple-family (MF): A building that contains a number of dwelling units. Access to these units is by common halls and entry ways, frequently including stairs or elevators. A MF unit is commonly a rental unit in an apartment building, but may be a condominium unit. Density: A measure of intensity of development. For residential uses it is commonly expressed as the number of dwelling units per acre of land, (DUs/acre). For non-residential developments, such as office or commercial . uses, density is expressed as the percentage of land area that is covered by the ground floor area of all buildings on the site, commonly referred to as ground floor coverage (GFC). A companion measure is floor area ratio (FAR), which is the ratio of the total floor area of all buildings on a site to the area of the site. Facilities Plan: The facilities plan is the plan adopted in 1976 as the basis for expanding the Ann Arbor area waste treatment plant and for obtaining the federal grant to finance that expansion. The facilities plan delineated the area that would be served by the expanded treatment plant and described the improvements to be made to the plant. Density Transfer: The concept of density transfer is explained in Section 7.02A-2. MGD: A measurement of water or sanitary sewage flow in million gallons per day. Drainage Corridor: A linear area that consists of a stream channel and adjacent land that, by topography, soil type, and vegetation, appears to be important to the functioning of the stream and its micro-enviornment. Package Waste Water Treatment Plants: These small-scale sewage treatment plants are used in individual developments, such as a residential complex or an office center. Each plant treats incoming waste water and discharges it after treatment into a stream or an approved receiving area. In many areas, the plants are privately owned and managed. The Ann Arbor Township plan proposes that such plants, if approved, be installed at private expense, then turned over to Ann Arbor l\IDNR: Michigan Department of Natural Resource~ . l\IDOT: Michigan Transportation. Dwelling Unit: The dwelling unit is the building or portion of a building that is _inhabited by one family. The typical house is one dwelling unit. A dwelling unit is sometimes referred to in the plan as a DU. 57 Department of �Township for ownership and maintenance. POD: An abbreviation for planned unit development, a special zoning district intended primarily for residential developments. The key features of the district include flexibility in the layout of lots and buildings and a preliminary type site plan, called an area plan, that shows the specific development that will be completed if the zoning district is approved. SEMCOG: Southeast Michigan Council of Governments. Ann Arbor Township is a member. Soils: The plan refers to soils with severe limitations for particular uses. The limitation ratings are assigned by the U.S. Soil Conservation Service. Soils in the township and the remainder of Washtenaw County are described and rated in the Washtenaw County Soil Survey. Special Zoning Districts: These are described in Section 7.02 A-3 of the plan. UATS: An abbreviation for Urban Area Transportation Study. The study is an on-going transportation planning process in the urban area. The urban area is defined as the townships of Ann Arbor, Lodi, Pittsfield, Scio, Superior, and Ypsilanti, and the cities of Ann Arbor, Saline, and Ypsilanti. Representatives of each municipality participate in the transportation planning process. YCUA: The Ypsilanti Community Utilities Authority. The Authority provides water supply and waste water treatment services to municipalities by contract. 58 � 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 Ann-Arbor-Charter-Twp_General-Development-Plan_1992 Creator An entity primarily responsible for making the resource Ann Arbor Planning Commission, Ann Arbor Charter Township, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1992-09-21 Title A name given to the resource Ann Arbor Charter Township General Development Plan Description An account of the resource Ann Arbor Charter Township General Development Plan developed by the Ann Arbor Township Planning Commission August 5, 1992 and approved by the Ann Arbor Township Board September 21, 1992. Subject The topic of the resource Master plan reports Ann Arbor Charter Township (Mich.) Washtenaw 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/9b8c528adf09a07a87df85e863428947.pdf 1b02cd40fd56e50b2b70178fd69f5c26 PDF Text Text I ½ uarn 3 7 7r.} Pu 73 3 * • :..' /y - THE CONSERVANCY DECLARATION OF RESTRICTIONS LADD LAND CORPORATION of 6300 East Fulton, P.O. Box 241, Ada, Michigan 49301 (the "Developer") desires to impose certain building and use restrictions and related terms and provisions upon the following real estate owned by the Developer and located in Ada Township, Kent County, Michigan ("The Conservancy"): "Lots 1 to 11, both inclusive, of The Conservancy, being part of Section 13, Town 7 North, Range 10 West, Ada Township, Kent County, Michigan, according to the recorded plat thereof" NOW, THEREFORE, the Developer hereby declared The Conservancy will be subject to the following conditions, reservations, restrictions, covenants, terms and provisions ( collectively the "Restrictions"): I. BUILDING RESTRICTIONS 1.1 Minimum Square Footage. No one story residence will be constructed on any Lot with a fully enclosed first floor area of less than one thousand seven hundred (1,700) square feet, exclusive of carport, garage, and open porches. No one and one-half or two story residence will be constructed on any Lot with a fully enclosed floor area of less than one thousand eight hundred (1,800) square feet, exclusive of carport, garage and open porches, including a fully enclosed first floor area of not less than one thousand (1,000) square feet, exclusive of carport, garage and open porches. The height of any building will be not more than two and one-half full stories above ground elevation at building line. If any portion of a level or floor within a residence is below grade, all of that level or floor shall be considered a basement level. No mobile home, tent, shack, barn, temporary building, outbuildings, or guest house will be erected on any of the Lots without the prior written approval of the Developer. 1.2 Approval of Plans. The Developer in designing The Conservancy, including the location and contour of the streets, has taken into consideration the following criteria: (a) The Conservancy is designed for residential living on large residential sites in a rural atmosphere. (b) The existing contour of the land and the existing wooded vegetation should be preserved where practicabl_e. (c) The dwelling site on each of the Lots should be located so as to preserve the existing contours and vegetation where practicable. (d) The architecture of the dwelling and landscaping located on any Lot should be compatible with the criteria as established hereby and also should be compatible and �UBER 3 77 t1 Pu 7 3 4 harmonious to the external design and general quality of other dwellings constructed and to be constructed within The Conservancy. (e) The design and general quality of the construction shall be first class. Consequently, the Developer reserves the right to control the buildings, structures, and other improvements placed on each Lot, as well as to make such exceptions to as the Developer will deem necessary and proper. Each residence must include a garage for at least two vehicles. No building, wall, or other improvement (including storage buildings, playhouses, dog runs and play structures) or landscaping will be placed upon a Lot unless and until the plans and specifications therefor showing the nature, kind, shape, height, color, materials and location of the improvements (including floor plan and exterior colors) and the plot plan including elevations have the prior written approval of the Developer and no changes or deviations in or from such plans and specifications as approved will be made without the prior written consent of the Developer. Approved exterior materials include cedar, brick, field stone, drivit and any other material expressly approved by the Developer in writing. Flat roofs will be approved only in exceptional circumstances in the sole discretion of the Developer and the approved roof pitch is not less than a 8/12 pitch. Two sets of complete plans and specifications must be submitted; one will be retained by the Developer and one will be returned to the applicant. Along with the plans and specifications, the owner will submit the name of its proposed builder for approval. Any such plans for construction or alteration referred to above will include a plan for restoration after construction or alteration to a condition satisfactory to the Developer. Developer may, if it determines that the plans and specifications are inadequate, require that they be submitted in greater detail by either a licensed builder or architect or landscape architect in the case of landscaping. No landscaping may be commenced prior to submission and approval of a landscaping plan by the Developer. Each such building, wall, or structure will be placed on a Lot only in accordance with the plans and specifications and plot plan as approved by the Developer. Refusal of approval of plans and specifications by the Developer may be based on any ground, including purely aesthetic grounds, which in the sole and uncontrolled discretion of the Developer seem sufficient. No alteration in the exterior appearance of the buildings or structures constructed with such approval will be made without like approval of the Developer. If the Developer will fail to approve or disapprove any plans and specifications within thirty (30) days after written request therefor, then such approval will not be required; provided that no building or other improvement will be made which violates any of these Restrictions. The Developer will not be responsible for any defects in plans or specifications approved by Developer or in any building or structure erected according to such plans and . specifications or in any changes in drainage resulting from such construction. Developer may construct any improvements within The Conservancy that it may, in its sole discretion, elect to make without the necessity of prior consent from any other person or entity. 2 �UBER 1 77 L} P6 7 35 1.3 Construction Process. All construction of all buildings and structures will be done only by residential home builders licensed by the State of Michigan and approved in writing by the Developer. When the construction of any building is once begun, work thereon must be diligently continued and must be completed within a reasonable time. In any event, all construction and grass seeding and landscaping must be completed within one year from the start thereof, provided that the Developer may extend such time when in Developer's opinion conditions warrant an extension. 1.4 Garages and Outbuildings. Garages, which will be for the use only of the occupants of the residence to which they are appurtenant, must be attached to the residence and constructed in accordance with the plans approved in Section 1.2. No garage or other outbuilding will be placed, erected, or maintained upon any Lot except for use in connection with a residence on that Lot or on an adjoining Lot already constructed or under construction at the time that such garage or other outbuilding is placed or erected upon the Lot. 1.5 Walls and Fences. No wall or fence of any height will be constructed on any Lot until after the height, type, design, and approximate location therefor will have been approved in writing by the Developer. The heights or elevations of any wall or fence will be measured from the existing elevations of the property at or along the applicable points or lines. Any question as to such heights may be completely determined by the Developer. 1.6 Occupancy. No building erected upon any Lot will be occupied in any manner while in the course of construction, nor at any time prior to its being fully completed and a certificate of occupancy issued by Ada Township. Nor will any residence, when completed, be in any manner occupied until made to comply with the approved plans and all of the Restrictions. 1.7 Elevations. No substantial changes in the elevations of the land will be made on a Lot without the prior written consent of the Developer. Any change which materially affects the surface elevation, grade or drainage of the surrounding Lots will be considered a substantial change. 1.8 Soil from Excavation. All soil to be removed from any of the Lots either in grading or excavating will, at the option of the Developer, become the property of the Developer and when removed will be placed by the owner of the Lot in such place or places within The Conservancy as the Developer will designate at the Lot owner's expense. 1.9 Letter and Delivery Boxes. The Developer will determine the location, color, size, design, lettering, and all other permitted particulars of all mail or paper delivery boxes, and standards and brackets and name signs for such boxes. Each Lot owner will pay to the Developer the cost of the owner's mailbox installed by Developer as reasonably determined by Developer. The owner will maintain the owner's mailbox in its original style and color. 1.10 Lighting. No vapor lights, dusk to dawn lights or other lights regularly left on during the night may be installed or maintained on any Lot without consent from the Developer. Street lights may be installed at the entrance by the Developer. · 3 �UBER 3 7 7 t1 P6 7 3 6 1.11 Fuel Storage Tanks. No oil, fuel or propane gas storage tanks may be installed on any Lot, except one propane gas storage tank on each Lot surrounded by a wooden fence high and solid enough to completely screen the tank from view, and located so that none of the tank or fence is visible from any street in The Conservancy. Because it is believed to be the environmentally sensitive decision and in order to minimize the number and size of propane gas tanks in The Conservancy, it is hoped that most homes will be constructed with heat pumps, but this decision is to be made by the individual Lot owners exercising their own discretion. 1.12 Water Systems. Individual water supply systems will be permitted on a Lot solely to provide water for domestic consumption at the residence on the Lot and for irrigation purposes, swimming pools, or other non-domestic uses on the Lot. Because of elevated levels of hardness that can occur in well water, owners may want to consider installation and utilization of water treatment devices to reduce the hardness concentration. All wells installed for private water supply must penetrate an adequate protective continuous clay overburden of at least ten ( 10) feet in thickness. All wells are to be grouted in accordance with Michigan Department of Public Health water well grouting requirements. The owner of each Lot shall be responsible for the installation, operation, and repair of the water system on the Lot. For informational purposes only, owners are advised that wells adjacent to The Conservancy indicate the water supply appears to be 90 - 100 feet deep. The restrictions imposed in this Section 1.12 by the Kent County Health Department are perpetual and shall run with the land. No part of this Section may be amended, altered, modified or terminated without the prior written consent of the Kent County Health Department. 1.13 Septic Systems. It will be the responsibility of the owner to maintain the septic system in good order and working condition and comply with all applicable governmental regulations and neither the Developer nor the Association will have any responsibility with respect to the septic system on any individual Lot. Each owner must pump out the owner's septic system at least once every three years. With the application to obtain a permit from the Kent County Health Department ("KCHD") for a septic tank and drainfield, the owner will submit to the KCHD a lot development plan drawn to scale which will locate the structure, private drives and right-of-ways, utilities, Lot lines, building site and proposed well and septic location. As part of the application the KCHD may require a topographical map showing existing and proposed contours. Contour intervals will not exceed two feet. Site modification in the area of the initial and replacement wastewater disposal systems (drainfields) may be required by the KCHD whic would typically include soil removal and backfill with approved sand (2 NS) or raised mound type systems. Utilities, buildings, drives or other structures which may interfere with the installation and operation of the on-site sewage disposal system shall not be permitted within the designated and replacement sewage disposal areas as indicated on the permit issued by the KCHD. The restrictions imposed in this Section 1.13 by the KCHD are perpetual and shall run with the land. No part of this Section may be amended, altered, modified or terminated without the prior written consent of the KCHD . 1.14 Paved Areas. All driveways, driving approaches, and off-street parking areas shall be surfaced with an asphalt, bituminous, or portland cement binder pavement. 4 �UBER 3 7 7 ~i P6 7 3 7 1.15 Developer's Option to Repurchase. If a single family residence is not substantially completed on a Lot in accordance with this Declaration within eighteen (18) months from the date the Lot is sold by Developer pursuant to a land contract which grants possession of the Lot to the vendee or from the date on which the Lot is conveyed by the Developer to a purchaser (unless such eighteen (18) months is extended in writing by the Developer), the Developer will have the option to purchase back the Lot from the then current owner. The Developer's option to purchase back the Lot will continue until such time as construction is commenced of a residence which has been approved as contemplated by this Declaration. The option will be exercised by written notice to the owner of record of the Lot and the purchase price will be equal to the net cash proceeds received by the Developer from the sale of the Lot (sales price less closing costs of Developer), without increase for interest or any other charge. If the option is exercised, Developer is to receive marketable title by warranty deed subject only to restrictions or encumbrances affecting the Lot on the earlier of the date of the land contract or date of conveyance by the Developer, and with all taxes and assessments which are due and payable or a lien on the Lot, and/or any other amounts which are a lien against the Lot, paid as of the date of conveyance back to the Developer. The closing of the re-purchase shall take place in Kent County, Michigan at a place and time specified by Developer not later than thirty (30) days after the date of exercise of the option. The then current owner of the Lot will take such actions and shall execute such documents, including a warranty deed to the Lot, as the attorneys for the Developer will deem reasonably necessary to convey marketable title to the Lot to the Developer, free and clear of all liens and encumbrances as aforesaid. II. SETBACKS AND BUILDING LINES 2.1 Setback Lines. The location of any structure constructed on each of Lots 1 through 11 as depicted on the recorded plat of The Conservancy shall be subject to front, side and rear yard setback requirements as specified in the Ada Township Zoning Ordinance for the AG District unless a variance for such location is obtained from the Zoning Board of Appeals of the Township of Ada and further there is obtained a written consent thereto either from the Developer or from the immediately adjoining Lot owners. If the Developer should amend this Declaration as contemplated by Section 9.4(b) to add any or all of the lands depicted on Exhibit A adjoining Lots 1 through 11 to the east as subject to these Restrictions and they are platted and/or parceled as depicted on Exhibit A and the amendment adding such lands makes no different or contrary provision, then the location of any structure constructed on any of such Lots must satisfy the following setback requirements unless a variance for such location is obtained from the Zoning Board of Appeals of the Township of Ada and further there is obtained a written consent thereto either from the Developer or from th~ immediately adjoining Lot owners: (a) Lots 12 through 30 depicted on Exhibit A shall be subject to front, side and rear yard setback requirements as specified in the Ada Township Zoning Ordinance for the AG District. 5 �(b) Parcels A through F depicted on Exhibit A shall be subject to front, side and rear setbacks for principal and accessory buildings as determined by the areas designated as "Building Envelope" on Exhibit A. (c) Minimum setbacks from the South property line as depicted on Exhibit A for Parcels A, B and C shall be 100 feet. 2.2 Swimming Pools. Swimming pools will not be nearer than five feet to any Lot line and will not project with their coping more than two feet above the established grade. No aboveground swimming pools will be permitted. 2.3 Walls, Fences and Hedges. Walls and fences may be erected with the approval contemplated by Section 1.5 and hedges grown but they will be no higher than four feet from the street to the building line and six feet from the building line to the rear property line without the prior written consent of the Developer. 2.4 Waivers. Notwithstanding anything to the contrary herein, the Developer, in the sole discretion of the Developer, may waive or permit reasonable modifications of the setback requirements. ill. USE RESTRICTIONS 3.1 Residential Use. The Lots are for single-family residential purposes only. There will not exist on any Lot at any time more than one residence. No building or structure intended for or adapted to business purposes, and no apartment house, double house, lodging house, rooming house, half-way house, hospital, sanitarium or doctor's office, or any multiple-family dwelling of any kind will be erected, placed, permitted, or maintained on any Lot. No improvement or structure whatever, other than a first class private dwelling house, patio walls, swimming pool, and customary outbuildings, may be erected, placed, or maintained on any Lot. No Lot will be used or occupied by other than a single family, its temporary guests and household employees and no Lot will be used for other than residential use. 3.2 Home Occupations. Although all Lots are to be used only for single-family residential purposes, nonetheless home occupations will be considered part of a single-family residential use if, and only if, the home occupation is conducted entirely within the residence and participated in solely by members of the immediate family residing in the residence, which use is clearly incidental and secondary to the use of the residence for dwelling purposes and does not change the character thereof. To qualify as a home occupation, there must be (i) no sign or display that indicates from the exterior that the residence is being utilized in whole or in part for any purpose other than that of a dwelling; (ii) no commodities sold upon the premises; (iii) no person is employed other than a member of the immediate family residing on the premises, and (iv) no mechanical or electrical equipment is used, other than personal computers and other office type equipment. In no event shall a barber shop, styling salon, beauty parlor, tea room, fortunetelling parlor, day care center, animal hospital, or any form of animal care or treatment such as dog trimming, be construed as a home occupation. Although garage sales are included within the 6 �l!BER 37 7 l} Pu 7 3 9 prohibited uses since commodities are sold at garage sales, garage sales may nonetheless be conducted unless and until the Developer determines to prohibit garage sales, so long as conducted in accordance with any rules or conditions adopted by the Developer. 3.3 Garage Doors. For security and aesthetic reasons, garage doors will be kept closed at all times except as may be reasonably necessary to gain access to and from any garage. 3.4 Recreational and Commercial Vehicles. No house trailers, trailers, boats, camping vehicles, motorcycles, all terrain vehicles, snowmobiles, or vehicles other than automobiles or vehicles used primarily for general personal transportation use may be parked or stored upon any Lot or adjoining areas, unless parked in a garage with the door closed or with the written consent of the Developer, except that a pleasure boat on its trailer may be temporarily parked or stored on a Lot for no longer than an aggregate of two weeks each year without prior written consent. No inoperable vehicles of any type may be brought or stored upon any Lot, either temporarily or permanently, unless within a garage with the door closed. No trucks over 3/4 ton will be parked overnight on any Lot, except in an enclosed garage without the prior written consent of the Developer. No snowmobile, motorcycles or all terrain vehicles will be used on any Lot or any part of The Conservancy without the prior written approval of the Developer. 3.5 Zoning. The use of any Lot and any structure constructed on any Lot must satisfy the requirements of the zoning ordinance of the Township of Ada, Kent County, Michigan, which is in effect at the time of the contemplated use or construction of any structure unless a variance for such use or structure is obtained from the Zoning Board of Appeals of the Township of Ada and further there is obtained a written consent thereto from the Developer so long as Developer owns any Lot and from the immediately adjoining Lot owners. 3.6 Nuisances. No owner of any Lot will do or permit to be done any act or condition upon his or her Lot which may be or is or may become a nuisance. No Lot will be used in whole or in part for the storage of rubbish of any character whatsoever, nor for the storage of any property or thing that will cause the Lot to appear in an unclean or untidy condition or that will be obnoxious to the eye; nor will any substance, thing, or material be kept upon any Lot that will emit foul or obnoxious odors, or that will cause any noise that will or might disturb the peace, quiet, comfort, or serenity of the occupants of surrounding Lots. No firearm will be discharged on any Lot, even though periodically the noise from discharge of firearms is heard in The Conservancy from adjoining properties, including the firing range maintained by the Kent County Conservation League on its property to the east of The Conservancy. No weeds, underbrush, or other unsightly growths will be permitted to grow or remain upon any part of a Lot except to the extent it is natural undergrowth in a wooded area that the owner does not disturb in the construction of the owner's residence and no refuse pile or unsightly objects will be allowed to be placed or suffered to remain anywhere on a Lot. In the event that any owner of any Lot will fail or refuse to keep a Lot free from -weeds, underbrush, or refuse piles or other unsightly growths or objects, then the Developer may enter upon the Lot and remove the same and such entry will not be a trespass; the owner of the Lot will reimburse the Developer all costs of such removal. In addition, if any owner of any Lot fails to mow at least four times each summer, then the Developer may enter upon the Lot and mow the Lot and such entry will not be a trespass; the 7 �UBER 3 7 7 4 PB l l+ 0 owner of the Lot will reimburse the Developer all costs of such mowing. Any firewood stored within a Lot will be in limited and reasonable quantities and kept in a neat and orderly manner, all as may be further specified by the Developer. 3. 7 Existing Vegetation. Existing vegetation on all Lots shall be retained to the extent practicable and portions of each Lot in excess of one hundred feet to the rear of the residence on the Lot shall be retained in a natural condition. Included within the activities not permitted in these areas more than 100 feet to the rear of residences are grass seeding and construction activity or stockpiling, unless the Developer grants prior written approval for exceptional circumstances such as grade constraints. 3.8 Tree Removal. No trees three inches in diameter or larger shall be removed from any Lot unless one of the following conditions exist: (a) It is within 20 feet of a building or permanent structure, (b) It is diseased or dead, (c) It is a hazard to building, structure, or human life; or ( d) I ts removal would encourage healthier growth of surrounding trees. 3.9 Garbage and Refuse Disposal. All trash, garbage and other waste is to be kept only in sanitary containers inside garages or otherwise within fully enclosed areas at all times and will not be permitted to remain elsewhere on the Lot, except for such short periods of time as may be reasonably necessary to permit periodic collection. All trash, garbage and other waste must be removed from the Unit at least once each week. The Developer may adopt rules and regulations to control the style and size of the sanitary containers placed outside of fully enclosed areas for collection and may require specific pick-up times and/or specify a required contractor for all owners to use for waste removal and/or recycling pick-ups. 3.10 Animals. No animals, birds or fowl will be kept or maintained on any Lot, except dogs, cats and pet birds which may be kept thereon in reasonable numbers as pets for the pleasure and use of the occupants but not for any commercial use or purpose. 3.11 Signs. No signs or other advertising will be displayed on any Lot unless their size, form, and number are first approved in writing by the Developer, except that one 'For Sale" and/or one 'Garage Sale" sign referring only to the Lot on which displayed and not exceeding two (2) square feet in size may be displayed without approval. A name and address sign will be permitted after approval of the design by Developer. Nothing herein will be construed to prevent the Developer from erecting, placing, or maintaining signs and offices as may be deemed necessary by the Developer in connection with the sale of Lots. 3.12 Mineral Extraction. No derrick or other structures designed for use in boring for oil or natural gas shall be erected, placed, or permitted upon any Lot, nor shall any oil, natural 8 �UBER 3 7 7 ~ PG 74 I gas, petroleum, asphaltum, or hydrocarbon products or minerals of any kind be produced or extracted from or through the surface of any Lot. Rock, gravel, and/or clay will not be excavated or removed from any Lot for commercial purposes. 3.13 Owner Maintenance. Each owner will maintain his or her Lot and the improvements thereon in a safe, clean and sanitary condition. Also, each owner will use due care to avoid damaging any of the common improvements or systems serving The Conservancy including, but not limited to, the telephone, water, gas, plumbing, electrical or other utility conduits and systems. Each owner will be responsible to reimburse damages or costs to the Developer resulting from negligent damage to or misuse of any of such common improvements on systems by him or her, or their family, guests, uninvited visitors, agents or invitees, unless such damages or costs are covered by insurance carried by the Developer (in which case there will be no such responsibility, unless reimbursement to the Developer is limited by virtue of a deductible provision, in which case the responsible owner will bear the expense to the extent of the deductible amount). 3.14 Storm Sewer and Drain Restrictions. The following restrictions are imposed pursuant to the requirements of the Kent County Drain Commission: (a) A storm water drainage district, which includes all Lots, has been established by the Kent County Drain Commissioner. At some point in the future, the Lots within the drain district may become subject to a special assessment for the improvements and maintenance of the drain serving the drainage district. The drainage district boundary is shown on Exhibit A attached hereto. (b) A few of the Lots are subject to private easements for drainage, or drainage and ponding. Other Lots are subject to broad or very general drainage swale routes. These drainage easements and general drainage swales shall be protected and maintained by all of the affected Lot owners and shall not be the responsibility of the Kent County Drain Commission. The drainage easements, general drainage swales, and the general direction of surface water flow along these routes are shown on the Block Grading Plan, Exhibit B, attached hereto. The easements and drainage swales are for the continuous passage of surface water across the Lots and are for the benefit of all adjacent Lots. The imposition of such easements and the location of the general drainage swales shall not, however, prevent the alteration, development and improvement of the Lots, or the construction of permanent buildings and structures, provided that no such alteration, development, improvement or construction unreasonably interferes with the continuous passage of surface drainage across the Lots. Care shall be taken when final yard grading and landscaping is performed to insure that no major plantings, earth moving, structures, swimming pools, fences or shrubs be installed which will jeopardize the effectiveness of the drainage course or storm sewer system. Each Lot owner shall be responsible to maintain that portion of the drainage swale or easement on his property, except that the 9 �UBER '..:i / / t~ ru ,4 '- cost of repairs to the detention pond and the underground piping shall be the responsibility of the Drain District. (c) To eliminate the potential of flooding from backyard surface drainage of storm water from backyard surface drainage and ponding of storm water, the following Lots shall maintain the minimum building opening elevations listed for each Lot. The elevations listed below are shown on the block grading plan, Exhibit B, and are based on N .G.V. Datum; a bench mark is available in the plat. Lot Number 8 9 Minimum Opening Elevation 840.0 840.0 The foregoing restrictions imposed by the Kent County Drain Commission are perpetual and shall run with the land. They may not be amended or modified without the prior written approval from the Kent County Drain Commission. IV. UTILITIES AND RECEIVING DEVICES 4.1 Utility Lines and Antennas. All electrical service, cable television and telephone lines will be placed underground and no outside lines will be placed overhead without the prior written approval of Developer. No exposed or exterior radio or television transmission or receiving antennas will be erected, placed, or maintained on any Lot without the prior written approval of Developer. Any waiver of these restrictions will not constitute a waiver as to other Lots or lines or antennas. 4.2 Solar Panels and Satellite Dishes. Solar panel and satellite dish installation and location must be approved in writing by Developer prior to construction, which approval may be withheld in the sole discretion of the Developer. V. SUBDIVISION OF LOTS AND EASEMENTS 5.1 Developer. Subdivision of Lots. No Lot will be subdivided except as approved by the 5.2 Future Easements. No Lot owner shall be permitted to grant any right-of-way or easement across the owner's Lot to any person to benefit any parcel of property which is not a part of The Conservancy except as approved by the Developer. This restriction shall not include the usual utility easements. �VI. COMMON AREAS 6.1 Common Areas. 'Common Areas" shall mean all areas within or adjoining The Conservancy reserved for the common use and enjoyment of all Lot owners, such as open space areas, conservation areas, boulevards, and such other areas or facilities (including any later-added recreational facilities, such as a gazebo, picnic area or the like) as may by the Developer (so long as the Developer owns at least one Lot) or a majority in number of the Lot owners be designated as Common Areas in a designation recorded in the office of the Kent County Register of Deeds. 6.2 Maintenance. The Developer shall keep and maintain the Common Areas in a good, clean and serviceable condition and in accordance with this Declaration and such other standards as are from time to time established by the Developer, including maintenance of an entrance sign and decorative fencing and planting, pruning, removal, and replacement of trees and shrubs as determined by the Developer. The Developer shall also be responsible for supervising the construction, maintenance, repair, and reconstruction of any improvements that may from time to time be placed upon the Common Areas. Full rights of ingress and egress for the Developer and Developer's agents, employees and assigns, including any landscaping company hired to maintain the open space area, are hereby reserved over all Common Areas. No Lot owner may construct any improvements or make any change to the grade or plantings in the Common Areas without the prior written consent of the Developer. Each owner of a Lot with a residence either located on the Lot or with a residence under construction on the Lot will reimburse the Developer a proportionate share of the cost of maintenance of the Common Areas, with each such Lot bearing an equal share of such costs. The costs of maintenance will include real estate taxes on the Common Areas and general liability insurance covering the Common Areas. 6.3 Boulevard Maintenance. The Common Areas to be maintained by the Association include the boulevard areas located in the public right of way as shown on the recorded plat. The Kent County Road Commission is to approve the basic landscape plan for the boulevard area and the Association will maintain the landscaping consistent with that plan including pruning to prevent any plantings from being more than three feet high, without the prior consent of the Kent County Road Commission. The Association may replace dead or diseased plants to maintain the approved landscape plan, but any change from the landscape plan as approved will require the approval of the Kent County Road Commission. If the Association maintenance is deficient such that plantings are more than three feet high or lack of maintenance adversely affects safety of the roadway, the Kent County Road Commission will give notice of the deficiency to Ada Township and Ada Township will give notice to the Association. If the Developer or the Association does not perform the necessary maintenance, either the Township or the Road Commission may undertake the necessary maintenance or remove the landscaping and the Association shall pay the cost of such maintenance or removal. If the Association does not pay such cost within ninety (90) days, the Township or the Road Commission may act on behalf of the Association to make an equal pro-rata share of the cost a lien against each Lot subject to foreclosure as provided in Section 7.5. The Association shall also maintain general liability insurance of not less than $1,000,000 per occurrence covering the boulevard area as part of the Common Areas naming the Kent County Road Commission and Ada Township as additional insureds as to the boulevard area. The Restrictions imposed in this Section 6.3 by the Kent 11 �UBER 3 7 7 L} PG 7 4 4 County Road Commission are perpetual and shall run with the land. No part of this Section may be amended, altered, modified or terminated without the prior written consent of the Kent County Road Commission. 6.4 Rules and Regulations. The Developer may establish reasonable rules and regulations concerning the use and enjoyment of the Common Areas. 6.5 Conservation Areas. Some parts of the Common Areas may be designated as conservation areas by the Developer and subjected to recorded conservation easements or restrictions. In the even of a conflict between any provision of this Declaration of Restrictions and such a recorded conservation easement or restriction, the provision of the recorded conservation easement or restriction shall govern as to the Common Areas subject to such recorded conservation easement or restriction without regard to the order of execution or recording. VII. LOT OWNERS' ASSOCIATION 7.1 The Conservancy Association. Every owner of a Lot by the acceptance of a deed or a land contract for a deed, will thereby automatically become a member of The Conservancy Association, a Michigan non-profit corporation organized by the Developer (the 'J'\.ssociation'). The Association will be controlled entirely by the Developer and is expected to be inactive until the Developer no longer owns any property in The Conservancy. After the Developer no longer owns any property in The Conservancy or gives written notice that the Developer is turning over control of the Association to the owners, the owner of each Lot will thereafter collectively have one vote for each Lot owned by voting Association members such as electing the Board of Directors. The owner of each portion of any subdivided Lot will have a fractional vote based on the square feet of the Lot included in each portion. 7.2 Association Facilities. All of the individual Lot owners and members of their immediate families or their tenants or guests will have the right to use facilities owned by the Association subject, however, to such rules and regulations covering the use thereof as may be set forth in the Articles of Incorporation and By-laws of the Association or otherwise established by the Association. 7.3 Dues and Assessments. Each Lot owner in accepting a deed or a land contract for a deed of any Lot, further agrees for himself, his heirs, successors and assigns to pay to the Association annual dues and any special assessments levied by the Association for that Lot, in such amount as may be determined by the Association for each year, for the purpose of paying or creating a fund to pay any taxes and assessments levied on land owned by the Association, maintenance and improvement costs associated with Association facilities, insurance premiums for insurance maintained by the Association and administrative expenses of the Association, provided an equal annual amount is assessed each year against each Lot. Notice of the amount and due date of the annual dues and any assessments will be given to each Lot owner. 12 �UBER 3 7 7 l~ PG 7 4 5 7.4 Collection of Assessments. Each Lot owner shall be obligated to pay all dues and assessments levied with regard to his Lot during the time that he is the owner thereof, and no Lot owner may exempt himself from liability for his dues and/or assessments by waiver of the use or enjoyment of any of the Association facilities. In the event of default by any Lot owner in paying the dues or assessments, the Association may impose reasonable fines and/or charge interest up to the highest rate permitted by law (not exceeding fifteen percent (15%) per annum) on such dues or assessment from the due date thereof Unpaid dues and assessments, together with such fines and interest, shall constitute a lien on the Lot prior to all other liens except sums unpaid upon a first mortgage of record recorded prior to the recording of any notice of lien by the Association. Upon the sale or conveyance of a Lot, all unpaid dues and assessments against the Lot shall be paid out of the sale price by the purchaser in preference over any other assessment or charge. A purchaser or grantee shall be entitled to a written statement from the Association setting forth the amount of unpaid Association dues and assessments against the seller or grantor and such purchaser or grantee shall not be liable for, nor shall the Lot conveyed or granted be subject to a lien for any unpaid dues or assessments against the seller or grantor in excess of the amount set forth in such written statement. Unless the purchaser or grantee requests a written statement from the Association at least five (5) days before sale and pays the amount of the statement from the purchase price, the purchaser or grantee shall be liable for any unpaid dues or assessments against the Lot together with interest, costs, and attorneys fees incurred in the collection thereof The Association may discontinue the furnishing of any services and/or deny access to Association facilities to a Lot owner in default in dues or assessments upon seven (7) days written notice to such Lot owner. A Lot owner in default of dues or assessments shall not be entitled to vote at any meeting of the Association so long as such default continues. 7.5 Lien Foreclosures. In the event of default in payment of any of the Association dues or assessments, the Association, its successors and assigns, may file a notice of claim of lien in the office of the Register of Deeds, Kent County, Michigan, for the amount of the unpaid dues or assessments. The notice of cl~im of lien will state the amount of the unpaid dues or assessment, the legal description of the Lot affected thereby and the name of the delinquent member of the Association. The lien may be foreclosed against the Lot by an action in law or equity or by any other legal proceedings which are or may be permitted by law, including foreclosure in the same manner as a mortgage may be foreclosed under the laws of the State of Michigan; in addition to the foreclosure of the lien, a personal decree for deficiency may be obtained against a member of the Association who is delinquent in the payment of dues or assessments. In an action for foreclosure, a receiver may be appointed and reasonable rental for the Lot may be collected from the Lot owner or anyone claiming under him, and all expenses incurred in collection, including interest, costs and actual attorney's fees, and any advances for taxes or other liens paid by the Association to protect its lien, shall be chargeable to the Lot owner in default. The lien of the Association will not have priority over a recorded first mortgage upon the Lot unless the notice of claim of lien has been filed with the Register of Deeds' Office prior to the date of recording of the mortgage. The sale or transfer of any Lot will not affect the lien of the Association; however, the foreclosure of any such prior recorded first mortgage as 13 �UBER 3 7 74 PG 74 6 permitted by the laws of the State of Michigan or the acceptance of a deed in lieu of foreclosure of such first mortgage will extinguish the Association lien as to payments thereof which become due prior to the expiration of the redemption period under said foreclosure or by the acceptance of a deed in lieu of foreclosure. The foreclosure of any mortgage or the acceptance of a deed in lieu of foreclosure of any mortgage will not relieve such Lot for liability of any assessment thereafter becoming due or from the lien thereof 7 .6 Association as Successor to Developer Rights. The Developer will have the right to assign any or all rights or powers as Developer to enforce these Restrictions or grant approvals, consents, or waivers as provided in these Restrictions to the Association at such time as the Developer determines in the sole discretion of the Developer. Upon such assignment, the Association will have and will succeed to all such granted rights and powers with the same powers as if the Association had been named as Developer in this Declaration. At such time as the Developer has sold by deed or land contract all of the Lots, then whenever in this Declaration consent or approval of the Developer is required or permitted, such consent or approval will be obtained from the Association. 7.7 Common Lands. The Developer may deed any lands within or adjoining The Conservancy to the Association and the Association will accept title and possession of such lands including boulevard parks and Common Areas. VIII. ENFORCEMENT OF RESTRICTIONS 8.1 Remedies for Violations. In the event of a breach or attempted or threatened breach of any Restriction by any Lot owner, the Developer, Association and/or other Lot owners, or any of them, shall be entitled forthwith to full and adequate relief by injunction and all other available legal and equitable remedies from the consequences of such breach, specifically including a court order enjoining commencement or continuance of construction on any Lot if the plans, the builder or any other aspect of construction required to be approved by the Developer prior to commencement of construction by Article I were not approved by Developer as required by Article I or are not being implemented as approved. 8.2 Costs to Enforce. All costs incurred in enforcing the Restrictions, including reasonable attorneys fees, will be reimbursed by the owner of the Lot or Lots in breach of the Restrictions to the Developer, Association or other Lot owners enforcing the Restrictions. 8.3 Payments and Liens. Payment for all reimbursable costs incurred as provided in this Declaration shall be due and payable thirty (30) days after receipt of a statement therefor, which statement shall detail the reimbursement sought, the manner of its calculation, and evidence of payment of the reimbursable costs. Any such claim for reimbursement, together with interest at the rate of seven percent (7%) per annum and actual costs including attorney's fees incurred in efforts to collect such reimbursement, shall be a secured right and a lien therefor shall attach to the Lot, and improvements thereon, owned by the defaulting Lot owner. After written notice to all owners of record and all mortgagees of record of that Lot, the party having paid such costs 14 �UBER 3 7 7 L~ PG 7 4 7 may foreclose the lien established hereby in the same manner as a mortgage may be foreclosed under the laws of the State of Michigan, provided such liens shall be subject and subordinated to any prior first mortgage of record with any purchaser at any foreclosure sale (as well as any grantee by deed in lieu of foreclosure sale) under any such prior first mortgage taking title free and clear from any such then existing lien, but otherwise subordinated to the provisions hereof. 8.4 Failure to Enforce. No delay or omission on the part of the Developer, Association or the owners of other Lots in exercising any rights, power, or remedy herein provided, will be construed as a waiver thereof or acquiescence in any breach of the Restrictions. No right of action will accrue nor will any action be brought or maintained by anyone whatsoever against the Developer or the Association for or on account of a failure to bring any action on account of any breach of these Restrictions, or for imposing Restrictions which may be unenforceable. 8.5 Severability. Invalidation of any one of the Restrictions by a court of competent jurisdiction will not affect any of the other Restrictions which will remain in full force and effect. IX. MISCELLANEOUS 9.1 Binding Effect. Developer hereby declares that this Declaration shall be binding upon the Developer, his grantees, successors and assigns, and that the Restrictions created herein shall run with the land. Each owner of a Lot or any portion of a Lot by acceptance of a deed, land contract or other conveyance to a Lot or any portion of a Lot thereby agrees to all Restrictions. 9.2 Waivers. Notwithstanding anything to the contrary herein, the Developer, in the sole discretion of the Developer, may waive or permit reasonable modifications of the Restrictions as applicable to particular Lots. 9.3 References Lots and to Lot Owners. Each part of The Conservancy conveyed by Developer for construction of a single family residence, whether a platted lot, a metes and bounds parcel, other area or any combination will constitute a 'Lot". Wherever reference is made in this Declaration to the owner of a Lot or a Lot owner, such reference shall be deemed to include all owners collectively with any ownership interest in the respective Lots respectively owned by them, whether there shall be one or more such owners. 9.4 Amendment and Te,::mination. Except as provided in Article X, this Declaration may be amended, altered, modified or terminated only in the following ways and subject to the following limitations: (a) Amendments may be made with the mutual written agreement of all parties, including mortgagees, then owning or having an interest of record in the Lots. 15 �llOER 37 7 I} PG 748 (b) Amendments may be made without the consent of owners or mortgagees of Lots by the Developer alone as long as the amendment does not materially alter or change the rights of the owner or mortgagee of a Lot, including, but not limited to, amendments for the purpose of facilitating conventional mortgage loan financing for existing or prospective owners of Lots and/or to enable or facilitate the purchase of such mortgage loans by any agency of the federal government or the State of Michigan or other third party. Amendments may be made without the consent of owners or mortgagees of Lots by the Developer alone even if such amendment will materially alter or change the rights of the owners or mortgagees of Lots, to achieve compliance with the laws of the State of Michigan or with ordinances, rules, interpretations or orders of any government body or agency or any court of competent jurisdiction, or to amend Exhibit ''A" attached hereto either to remove lands owned by Developer which may be designated as subject to this Declaration or to add adjoining lands which may be designated as subject to this Declaration. Any amendment adding adjoining lands may also amend any of the Restrictions as applicable to such adjoining lands and/or add additional restrictions applicable only to such added lands. (c) Notwithstanding any other provision of this Declaration, the Restrictions contained in Section 1.12 titled Water Systems and Section 1.13 titled Septic Systems may not be amended, altered, modified or terminated without the prior written consent of the Kent County Health Department, the Restrictions contained in Section 3 .14 titled Storm Sewer and Drain Restrictions may not be amended, altered, modified or terminated without the prior written consent of the Kent County Drain Commission and the Restrictions contained in Section 6.3 titled Boulevard Maintenance may not be amended, altered, modified or terminated without the prior written consent of the Kent County Road Commission. 9.5 Notices. All notices, demands, requests, consents and approvals required or permitted under this Declaration shall be in writing and shall be given or served by personal delivery or postage prepaid United States first class, registered or certified ma;!, return receipt requested, to the party at that party's last known address. Notice shall be deemed to have been on the earlier of (a) the date when received, or (b) on the second business day after mailing if mailed in the State of Michigan. 9.6 No Gift or Dedication. Nothing herein contained shall be deemed to be a gift or dedication of any portion of the Lots or other areas in The Conservancy to the general public or for any public purposes whatsoever, it being the intention of the Developer that this Declaration shall be strictly limited to the purposes herein specifically expressed. 9. 7 No Third Party Beneficiaries. No third party, except grantees, heirs, representatives, successors and assigns of the Developer, as provided herein, shall be a beneficiary of any provision of this Declaration. 16 �UBER 3 7 7 t~ PG 7 4 9 9.8 Captions. The captions of the Articles and Sections of this Declaration are for convenience only and shall not be considered or referred to in resolving questions of interpretation and construction. 9.9 Governing Law. This Declaration shall be construed, interpreted and applied in accordance with the laws of the State of Michigan. X. DURATION 10.1 Duration. This Declaration will remain effective for a period of twenty-five (25) years from the date this Declaration is recorded, after which time the effectiveness of this Declaration will be automatically extended for successive periods of ten (10) years except as amended or terminated by an instrument signed by all owners of a majority of the Lots and recorded within one year prior to commencement of a ten year extension, agreeing to amend or terminate the effectiveness of this Declaration in whole or in part, subject to the limitations stated in Section 9.4(c). IN WITNESS WHEREOF, the parties hereto have executed this Declaration of Restrictions the 20th day of J uly , 1995. ::~ Jamie C. Ladd Its President And By: -~-ar--'ga+-~-t..:c...ff .......L-~--=--·d---=UcJd:...._..= _ _ _ __ Its Secretary 17 �UBER 3 7 7 l+ PB 7 5 0 STATEOFMICHIGAN COUNTY OF KENT 2-1/1 ) ) ss. ) ~~ On this ~ay of , 1995, before me, a Notary Public in and for said County, personally appeared J C. LADD and MARGARET P . LADD, the president and secretary, respectively, of Ladd Land Corporation who executed the foregoing instrument and acknowledged that they executed the same as their free act and deed. bci?/4h~r~. ~ Mary L. Grasman 1 Notary Public, Kent County, Michigan My Commission Expires: 10 I26 I96 This Instrument Drafted By: KEITHP. WALKER, ESQ. McSHANE & BOWIE, P.L.C. 1100 Campau Square Plaza 99 Monroe Avenue, N .W. Grand Rapids, MI 49501-0360 Return to draftsman after recording 941229003 -0024-TAB 18 �/-~ --w- -!-- ., ~ .; fc I, fi:\ ) ~ ',i\ ~ ·,0 ( ~ ~ u ( 6 -l -l ~ ,/1 11/~ {J l/ 0 I)) 1"----!--tf-r'+f-1+-,----1 0 [) -J - (J1 .. --- -. ' ·' , rr::-\,.___-;;i~~~:=~et:JEi "'-. . ' / I\ ( ' ~\ ' "II J> i ~ E ~ ~ i ► !I C ; ~ a o--1 ,, 0, "':c JT1 C , 1 ~•• L.7 r-· ,, r JT1 z 0 - - -f I . ~ E- Ll<JE-, ~ ~wY+ • =c 131 -. .' -. r--- , , ~ t"°o~'! 1;.. MC CABE: AVE-. ! �uarn 3 1 7 1} FD 1 5 2 ,/ ~)T r\ l ~. Oi- I ',:CHi(~ ,\N N COUl!TY~lr :<UIT CJ\ 1, D P'"('{' '"'[' .. t ,\.JI\J RECE.IIJ•°Ei'U1i., 96 JAN24 PM 12: 28 --~~--~\ 7 I • '' \) NO SCALE REG. OF DEEOS .... ....9 __ _/· k w ~ .,,/,.940 I B.M. 1 20 ' OAK 0 ~&, +6 - ~ ,I/ 0 I w 2 CD <t /I"' u u :E 11 ~·A . . * BfNCHMARK ELEV. 862.37 R.R. SPIKE IN E. SIOE OF 20·· WALNUT u~ i \ .! ·- - · · - · · - DRAINAGE SWALE = MIN. BUILDING OPENING · □ = 'YARD DRAIN OR STREET CATCH BASIN I I . I I ii-+ EXHIBIT 8~ BLOCK GRADING THE CONSERVANCY IN PART OF SECT., 13, T7N, R tOW ADA TWP.. KENT CO .• Ml. ~ exxel ~ineering ire. 1252 CLYDE PARK, S.W. • IRAND RArlDS. Ml. 41111 PHONE (111) UMHI I LO.CA TIQ.1.'U4AP IDrown b, Appro••dbr Dole CFH NS 4-11- ~~ lfh Hvmber 1Shu I Numbe r 871159E I ol I �1 'l r • • • I . .. BASELINE DATA for the LADD "CONSERVANCY DEVELOPMENT" CONSERVATION EASEMENT Granted By: Ladd Land Corporation, Jamie C. Ladd, President To Grantee: Natural Areas Conservancy of West Michigan, Inc. 1432 Wealthy Street SE, Suite L-3 Grand Rapids, Ml 49506 Compiled By: April Scholtz, December 1995 �Background Information The Ladd Tract to be protected through a conservation easement is 32.68 acres in Section 14 of Ada Township, Kent County, Michigan. It is the western-most part of a 118.5 acre parcel platted for residential development called "The Conservancy". The easement property of 33 acres is an undeveloped, wooded parcel. Undeveloped logging roads and tree stumps from selective cutting are the only evidence of past use. The entire 188.5 acres was formerly part of a farm owned by Vern and John Bigelow. The easement property is mature hardwood and conifer forest on rolling hills. Jamie and Penny Ladd, through their E.L. Ladd Company, designed the "Conservancy" development around the idea that this wooded portion of the property would be preserved, while the remaining acreage would be developed as home sites. They approached the Natural Areas Conservancy with the offer of a donated conservation easement, with the subdivision homeowners association ultimately owning the land. The Ladd "Conservancy" Conservation Easement will protect the natural character of the site, thus providing critical habitat for a variety of flora and fauna. Especially important is the mature nature of the woods, providing habitat for pileated woodpeckers, nesting red tail hawks, and a variety of migrating and resident songbirds. There is considerable evidence of deer and fox~in the woods. White pine is regenerating well in the western portions of the Easement property, especially around the few individual large white pines. The owners of the Ladd "Conservancy" Tract wish to guarantee the preservation of the conservation values of the property in perpetuity by granting a conservation easement to the Natural Areas Conservancy of West Michigan. BASELINE DATA FOR THE LADD "CONSERVANCY" EASEMENT The field work for this baseline data was compiled by April Scholtz on September 29, 1995. The following descriptions of areas in the easement property are intended to set forth the general condition of the Ladd "Conservancy" Tract at the time of the donation of the Conservation Easement. The descriptions, maps, species I ists and other information are by no means complete and are only intended to convey a sense of the property's character and features. Property I ines were located using survey maps, stakes, aerial photos, and by walking the property with the owner and following old fence lines. PHYSICAL AND NATURAL FEATURES 1. Topography and Soils The entire Easement Tract is composed of well-drained Oakville fine sand (source: Soil Survey of Kent County, Michigan, U.S. Department of Agriculture, 1986.) The �club has a shooting range on their property. · Their land was partially cleared to make the shooting ranges, and the more open, scrubby land west of the Easement Tract is probably contributing to the edge effect noted in this part of the woods. MAN-MADE FEATURES 1. Roads There are old two-track roads that wind through the central and eastern portions of the Easement Tract, used until recently for the selective cutting that occurred on the property. There is one primary loop that appears to have been used most frequently. All of the tracks are unpaved, unimproved and can revert back to a more natural condition. 2. Fences Old fencing follows the property boundaries to the north, west and south of the Easement Tract. In many cases the barbed wire was attached to trees, not fence posts. No other fences were found on the property. 3. Signs There are signs on the west boundary of the Easement Tract, warning of the adjacent shooting range and against trespassing. 4. Structures No structures were noted on the property, with the exception of a tree stand used for hunting deer near the northwest corner of the property. It appears that the stand was just south of the north property line of the Easement Tract, although it was so close to this line it was impossible to tell without further investigation. Neighbors who have traditionally hunted this property in the past have been asked to stop hunting, and that the property is now a nature preserve. 5. Other •"- There is a "pit" that is located in the central-northern portion of the property, on one of the ridges. It is about 6 feet in diameter and about 3 or 4 feet deep. Nothing appeared to be in the pit, or around the pit. There was no uprooted fallen tree nearby, but there was evidence of logging nearby and the pit could conceivably be caused by a fallen tree. �On-Site Photographic Documentation of Ladd "Conservancy" Easement Tract Taken 9/29/95 by April Scholtz Number Description 1 NE corner of easement property. Taken just outside of Easement property, looking W/SW at NE corner marker: a double-flagged tree. 2 N boundary line just W of NE corner, showing old 'barbed wire fencing run around tree. 3 N boundary line W of NE corner, showing old barbed wire fencing run between trees (look between lower trunks of two larger trees on right). 4 N boundary just E of NW corner. Salt lick, corn cobs and tree stand on large tree to the right. Salt lick and cobs appear to be on Easement property; stand may be just over N boundary on neighbor's property. 5 Looking N from just E of W boundary line, south of NW corner. Note younger aged forest with many saplings and few large trees. 6 Looking E/N E from W boundary. More mature, less disturbed forest than to north along W boundary. 7 Looking W/SW at W boundary at the "Danger" sign posted on Kent Conservation League boundary. 8 Looking S just E of W boundary at informal trail. May lead from residences to S. 9 . SW corner stake. Taken just W of stake, looking E. Note the back of Kent Conservation League sign posted on tree inside SW corner stake approx. 15'. 10 - not exposed - 11 Looking NE from S boundary, east of SW corner. Taken from top of ridge W of deepest ravine on Easement property. 12 Looking NINE from S boundary, just E of previous photo. Taken in ravine. Note large white pine growing in ravine and on steep slope. 13 Looking SW from S boundary to adjacent house (mostly obscured by leaves, but in right center portion of photo. Light area is opening around �.. . . . I ��#- '- 12.. �·. �#24 �L.&dci DR IICoosQXu~I/ ~ �SE E.\ST-¼EST 1/+ LINE. ·~a"-c:. N88°48::i / C• 14 D 0.8. , ., , 1130.s2 ···N4 ! ' ~ ~ SECTION t. 1/ "- CCJl-<NE..~ 5 8 8•° _ 14 22s •12· T7N Rrnw II ', t I 0 Sketch and description for: 0 ci .,. I") ~ ;;j .,. 0 I • I~ 0 1-,i 0 1~ 0 (/) ''o CD ,.,,., -~ ,- OPEN SPACE AREA c.i w ,.,C) (Pf,Ri OF THE CONSERVAN CY P.R.:J .) • I") 0 ~ (/) O o ~ '-... ,- 0 IC!l 1:- I I O O• w•N ,- z . -~ a, ,0 0 o~...,, ~ii, .\rl z s ,ao:,,,,. 0 o0 oi:-v ~ g n 0 i""1 i""1 W (/) S7<015•:,,,.,_ I I u..i z ::J f-- o· 110.15• u w "' ... N7Jo 40 ,W ""f" '-... ,- 0 0 (/) 245.68' S37°49'51"W ; Description of Open Space Area: That part of the SE 1/4. Section 14. T7N. RlOW, Ada Township; Kent County, Michigan. described as: BEGINNING at a point on the E-W 1/4 line of Section 14, which is S88°48'58"W 225.12 feet from the E 1/4 corner of Section 14: thence S00°40'3l"W 430.00 feet parallel with the East line of said SE 1/4; thence S57°30'E 110.06 feet; thence N85°40'E 73.48 feet; thence S04°20'E 40.00 feet; thence sas 40·w 90.00: thence S54°2o·w 100.00 feet; thence S00°40'3l"W :oo.oo feet; thence S72°15'26"E 235.37 feet to a point on t he East line of said SE 1/4 which is soo 40·31·w 964.97 feet frcm said E 1/4 corner of Section 14; thence S87°49'51"W 245.68; thence N73°40'W 43.48 feet; thence Sl6°2o·w 40.00 feet; thence N73°40'W 110.16 feet; thence S64°40'W 106 .47 feet; thence S00 °40'3l"W 330.00 feet; thence S89°os·os·w 847.30 feet along the South line of the NE 1/4 of said SE 1/4; thence N00°19'12gE 1330.46 feet alona the West line of the NE· 1/4 of said SE 1/4; thence N8§ 43'58"E 1130.62 feet along the E·W 1/4 line of Section 14 to the place of beginning. This parcel contains 32.681 Acres. 0 I~ :. 0 0 . _¼ z~ ~ 0 (/) w I-(/) ·1 sas w·w 10 3: w b~ 90.00· ,n, C ~ '-... ,- ~ • 'J>. Cl~ S ,G 32.681 acres (/) ~i -o~. ou- 73.48' -Jo~ sr ,- _J N85°40'E Ss>o ·06'• ~ 0 I 1 I Ladd Land Corporation ATTN: Hr. Jamie Ladd 6300 East Fulton Ada. HI 49301 < w 0 0 3: ,.., 0 --t" 0 0 0 (/) ---1------------------------~-----S89005'05"'H saur.-1 UNE. NE 847.J0' 1/4, SE 1/ 4, SEC. 14 Scale 1" = 200' D = Deeded di mens ion M = Measured dimension P = Planed dimension • = Set iron stake 0 = round iron stake Q = Concrete monument _x _ Fence Line M ~~;~~!~~~~~'.nE,~~~eos... IN I\ PHONE (616) 531 -3660 File No . : 8 7 11 5 9E ~---------------------------------------------.L___J .~~!",~;.~NN : :'.l \1""'~~ 1 -: Date: Au a 1c;t: 11 . 1q qc; 1 495099724 �,,. , r .. L!EER 3 8 8 1 Pu I I O7 ·• CONSERVATION EASEMENT DATE: July 1, 1996 DONOR: Ladd Land Corporation, a Michigan Corporation Jamie C. Ladd, President 6300 East Fulton, Ada, MI 49301 CONSERVANCY: Natural Areas· Conservancy of West Michigan, Inc. 1432 Wealthy St. SE, Suite L-3, Grand Rapids, MI 49506 PROPERTY: In Ada Township, Kent County, Michigan: That part of the SE 1/4, Section 14, T7N, RlOW, Ada .. • .. Township. Kent County, Michigan, described as: ..-- . ~o BEGINNING at a point on the E-W 1/4 line of ·section-·•' ·:. _:. \ . o"' 14, which is S88°48'58.W 225.12 feet from the E 1/A 2= corner of Section 14: thence S00°40'31·w 430.00 f~et~; -~\ ,parallel with the East line of said SE 1/4: thence : ·s ,2.} . . ··;:: S57°3D'E 110.06 feet: thence NB5°40'E 73.48 feet: .~.:./ /\0' thence S04°20'E 40.00 feet: thence SBS 40'W 90.00: · _:-::1/''£ ) ~ thence S54°20'W 100.00 feet: thence S00°40'31.W 30Qj~~ • . . c.~, feet; thence S72°15'26.E 235.37 feet to a point on t:lle -t~ East line of said SE 1/4 which is S00°40'31 "W 964.97 --~ - · f.: feet from said E 1/4 corner of Section -14: thence S87°49'51"W 245 .68; thence N73°40'W 43.48 feet: thence Sl6°2o·w 40.00 feet; thence N73°40'W 110.16 feet: thence S64°40'W 106.47 feet: thence s00°40'3l"W 330.00 feet: thence S89°05'05"W 847.30 feet along the South line of the NE 1/4 of said SE 1/4; thence N00°19'12"E 1330.46 feet along the West line of the NE 1/4 of said SE 1/4; thence NBB 48'58.E 1130.62 feet along the E·W 1/4 line of Section 14 to the place of beginning. This parcel contains 32.681 Acres. r~.- - 0 I -• I -,-.. < ::r'", l . : ~.: J · .•• ---:, 0 CONVEYANCE: The Donor conveys and warrants to the Conservancy a perpetual Conservation Easement over the Property . The scope of this Conservation Easement is set forth in this agreement. This conveyance is a gift from the Donor to the Conservancy. CONSERVATION VALUES: The Property possesses natural, scenic, open space, scientific, biological and ecological values of prominent importance to the Donor, the Conservancy and the public. These values are referred to as the "Conservation Values" in this easement. PURPOSE OF THIS CONSERVATION EASEMENT: A. The Donor is the fee simple title owner of Lhc Property, :.and is committed to ;; ,, l .:·, · , ,.., "· �1 t / , lr)E[) ') LIU I\ ,.. i ' 0 0 ') ~.J r.J '- ) plU'! I l O8 / preserving the Conservation Values of the Property. This Conservation Easement assures that the Property will be perpetually preserved iI\ its predominately natural, forested, and open space condition. Any use of the Property that may impair or interfere with the Conservation Values is expressly prohibited. The Donor agrees to confine use of the Property to activities consistent with the purposes of this easement and preservation of the Conservation Values. B. The Conservancy is a tax-exempt, nonprofit Michigan corporation qualified under Internal Revenue Code Sections 501(c)(3) and 170(h)(3)°and 170(h)(4)(ii) and (iii); the Conservation and Historic Preservation Easement Act, MCL 399.251 et seq. The Conservancy protects natural habitats of fish, wildlife, plants or similar ecosystems. The Conservancy also preserves open spaces, including farms and forests, where such preservation is for the scenic enjoyment of the general public or pursuant to clearly delineated governmental conservation policies and where it will yield a significant public benefit. C. The Property has the following specific Conservation Values: • The primary Conservation Value is the preservation of a mature forest that provides habitat for wildlife including nesting hawks, pileated woodpeckers, migratory songbirds, fox and deer. • Proximity to the following conserved properties that similarly preserve the existing natural habitat: Seidman County Park, and the Cannonsburg State Game Area. • A scenic landscape and natural character that would be impaired by a modification of the Property. • Biological integrity and open space of other land in the vicinity has been modified by intense urbanization. Conservative estimates indicate that the population in Kent County will grow by 142,000 in the next two decades, with residential development consuming approximately 60,000 acres in Kent County within 15 years. This gives open spaces and sizable blocks of unfragmented, mature forests increasing value. · • It is preserved pursuant to a clearly delineated federal, state or local conservation policy and yields a significant public benefit. The following legislation establishes relevant public policies: the Conservation and Historic Preservation Easement Act, MCL 399.251 et seq; and the Biological Diversity Conservation Act, MCL 299.231. ~ D. Specific Conservation Values of the Property have been documented in a natural resource inventory signed by the Donor and Conservancy. This "Baseline Documentation" consists of maps, a depiction of all existing man-made modifications, prominent vegetation, identification of flora and fauna, land use history, distinct natural features, and photographs. The parties acknowledge that this natural resources inventory (the Baseline Documentation) is an accurate representation of the Property at tne time of this donation. 2 �L\8ER 3 8 8 3 PU I I O9 THE PARTIES AGREE TO THE FOLLOWING TERMS OF THIS CONSERVATION AGREEMENT: 1. PROHIBITED ACTIONS. Any activity on or use of the Property inconsistent with the purposes of this Conservation Easement or detrimental to the Conservation Values is expressly prohibited by the Donor, successive owners, and any members of successive owners (such as the members of an Association). By way of example, the following activities and uses are explicitly prohibited: a. Division. Any division or subdivision of the Property is prohibited. b. Commercial Activities. Commercial or industrial activity is prohibited. c. Construction. The placement or construction of any man-made modification, such as buildings, structures, fences, roads and parking lots is prohibited, with the exception of a footpath and gazebo and boundary fencing, as ~rmitted herein. d. Cutting Vegetation. Any cutting of trees or vegetation is prohibited, except to maintain access along a designated footpath as permitted herein. e. Land Surface Alteration . Any mining or alteration of the surface of the land is prohibited, except in the course of an activity permitted herein. f. Dumping . Waste and unsightly or offensive materials is not allowed and may not be accumulated on the Property. g. Off Road Vehicles. Motorized and non-motorized off-road vehicles, such as bicycles, snowmobiles, dune buggies, all terrain vehicles and motorcycles may no{ be operated on the Property. · h. Billboards. Billboards and signs are prohibited. A sign may, however, be displayed to state: • • • • • The name and address of the Property. The owner's name. The area protected by this Conservation Easement. Prohibition of any unauthorized entry or use. An advertisement for the sale or rent of the Property. 2. RIGHTS OF THE CONSERVANCY. The Donor confers the following rights upon the Conservancy to perpetually maintain the Conservation Values of the Property: a. Right to Enter. The Conservancy has the right to enter the Property at reasonable times to monitor or to enforce compliance with this Conservation Easement. The Conservancy may not, however, unreasonably interfere with the Donor's use and quiet enjoyment of the Property. The Conservancy has no right to permit others to enter the Property. The general public is not granted access to the Property under this Conservation Easement. 3 �./ / / . uarn 3 8 8 3 Pu \ \ \ o :: b. Right w Preserve. The Conservancy has the right w prevent any activity.on or use of the Property that is inconsistent wich the purposes of this easement. _, .. c. Right to Require Restoration. The Conservancy has the right to require restoration of the areas· or features of the Propercy that are damaged by activity inconsistent with this Conservation Easement. d. Signs. The Conservancy has the right to place signs on the Property that identify the land as being protected by _.this Conservation Easement. The number and location of any signs are subject to Donor's approval. · 3. PERMITIED USES. :bonor retains all ownership rights that are not expressly restricted by this Conservation Easement. In particular, the following rights are reserved: a. Right to Convey. The Donor retains the right to sell, mortgage, bequeath or donate the Property. Any conveyance ·will remain subject to the terms of this Conservation Easement and the subsequent owner will be bound by all obligations in this agreement. b. Right to Add Designated Structures or Uses. The Donor retains the right to add the following structures, modifications or uses to the Property with the prior written approval of the Conservancy: "' A non-motorized recreational trail. This ·trail would not have an improved or hardened surface, and would be sited so as to minimize negative environmental inipact and to avoid active nest sites of hawks, pileated woodpeckers, owls, and other fauna of significance. · .· ·· •.··, ·. ,., , _ * A .gazebo or picnic area, not to exceed 1 acre in size; located along the trail and sited to avoid environmentally sensitive areas, including hawk nesting areas.* Not more than 5 benches along the trail, sited to avoid environmentally sensitive areas, including nesting areas. . *Installation, repair or maintenance of fencing along the boundary of the easement property. NOTICE OF. INTENTION TO lJNDERT AKE CERTAIN PERMITIED ACTIONS . . The purpose qf requiring the Donor to notify the Conservancy prior to undertaking certain· permitted activities is to afford the Conservancy an opporturuty to ensure that the activities in question are designed and carried out in a manner consistent with the purpose of this Easement. Whenever notice or written permission is required, the Donor · shall notify the Conservancy in writing not less than thirty (30) days prior to the date the Donor intends to undertake the activity in question. The notice shall describe the nature, scope, design, location, timetable, and any other material aspect of the proposed activity in sufficient detail to permit the Conservancy to make an informed judgement as to its consistency with the purpose of this Easement. 4. · · ca. Conservancy's Approval. Where the Conservancy's approval is required, the Conservancy shall grant or withhold its approval in writing within thirty (30) days of receipt of the Donor's written request. The Conservancy's failure to respond within thirty (30) days shall be deemed as approval from the Conservancy. The Conservancy's approval may be �ll□rn 3 0 R1 Pu I I I I withheld only upon a reasonable determination by the Conservancy that the action as proposed would be inconsistent with the purpose of this Easement. 5. CONSERVANCY'S REMEDIES. This section addresses cumulative remedies of the Conservancy and limitations on these remedies. a. Delay in Enforcement. A delay in enforcement shall not be construed as a waiver of the Conservancy's right to eventually enforce the terms of this Conservation Easement. b. Acts Beyond Donor's Control. The Conservancy may not bring an action against the Donor for modifications to the Property resulting_from causes beyond the Donor's control. Examples are: unintentional fires, storms, natural earth movement, trespassers or even a Donor's well-intentioned actions in response to an emergency resulting in changes to the Property. The Donor has no responsibility under this Conservation Easement for such unintended modifications. c. Notice and Demand. If the Conservancy determines that the Donor is in violation of this Conservation Easement, or that a violation is threatened, the Conservancy may provide written notice to the Donor unless the violation constitutes immediate and irreparable harm. The written notice will identify the violation and request corrective action to cure the violation or to restore the Property. d. Failure to Act. If, for a 28 day period after written notice, the Donor continues violating this Conservation Easement, or if the Donor does not abate the violation and implement corrective measures requested by the Conservancy, the Conservancy may bring an action in law or in equity to enforce the terms of this Conservation Easement. The Conservancy is also entitled to enjoin the violation through injunctive relief, seek specific performance, declaratory relief, restitution, reimbursement of expenses, or an order compelling restoration of the Property. If the court determines that the Donor has failed to comply with this Conservation Easement, then the Donor also agrees to reimburse all reasonable costs and attorney fees incurred by the Conservancy. e. Unreasonable Litigation. If the Conservancy initiates litigation against the Donor to enforce this Conservation Easement, and if the court determines that the litigation was without reasonable cause or in bad faith, then the court may require the Conservancy to reimburse the Donor's reasonable costs and attorney fees in defending the action. f. Donor's Absence. If the Conservancy determines that this Conservation Easement is, or is expected to be,. violated, the Conservancy will make good-faith efforts to notify the Donor. If, through reasonable efforts, the Donor cannot be notified, and if the Conservancy determines that circumstances justify prompt action to mitigate or prevent impairment of the Conservation Values, then the Conservancy may pursue its lawful remedies without prior notice and without awaiting the Donor's opportunity to cure. The Donor agrees to reimburse all costs associated with this effort. g. Actual or Threatened Non-Compliance. Donor acknowledges that actual or threatened events of non-compliance under the Conservation Easement constitutes immediate and irreparable harm. The Conservancy is entitled to invoke the equitable jurisdiction of the 5 �court to enforce this Conservation Easement. h. Cumulative Remedies. The preceding remedies of the Conservancy are cumulative. Any, or all, of the remedies may be invoked by the Conservancy if there is an actual or threatened violation of this Conservation Easement. 6. OWNERSHIP COSTS AND LIABILITIES. In accepting this Easement, the Conservancy shall have no liability or other obligation for costs, liabilities, taxes or insurance of any kind related to the Property, unless directly caused by the Conservancy's actions. The Conservancy, its members, directors, officers, employees and agents have no liability arising from injury or death to any person or physical damage to any property on the Property unless directly caused by their actions. The Donor agrees to defend the Conservancy against such claims and to indemnify the Conservancy against all costs and liabilities relating to such claims during the tenure of the Donor's ownership of the Property. Subsequent owners of the Property will similarly defend and indemnify the Conservancy for any such claims arising during the tenure of their ownership. 7. HAZARDOUS WASTE. The Donor agrees to indemnify the Conservancy for any liability caused by the presence of hazardous waste or hazardous materials used or disposed of on the Protected Property since the Donor or its affiliates acquired ownership of the Protected Property unless such waste or material is there as a direct result of activities conducted by the Conservancy. The Donor agrees tci include the Conservancy as an additional insured on any pollution liability insurance ·policies covering the Protected Property, to the extent of its insurable interest. · 8. CESSATION OF EXISTENCE. If the Conservancy shall cease to exist or if it fails to be "a qualified organization" for purposes of Internal Revenue Code Section 170(h)(3), or if the Conservancy is no longer authorized to acquire and hold conservation easements, then this Conservation Easement shall become vested in another entity. This entity shall be a "qualified organization" for purposes of Internal Revenue Code Section 170(h)(3). The Conservancy's rights and responsibilities shall be assigned to the following named entities in the following sequence: (1) Another nearby land trust, such as the Southwest Michigan Land Conservancy, Inc. (2) Any other entity having similar conservation purposes to which such rights may be awarded under the cy pres doctrine. 9. TERMINATION. This Conservation Easement may be extinguished only by an unexpected change in condition that causes it to be impossible to fulfill the Conservation Easement's purposes, or by exercise of eminent domain. a. Unexpected Change in Conditions. If subsequent circumstances render the purposes of this Conservation Easement in1possible to fulfill, then this Conservation Easement may . be partially or entirely terminated only by judicial proceedings. The Conservancy will then be entitled to compensation in accordance with the provisions of IRC Treasury Regulations 6 �/,.,/, 1//,,1/ Section l.170A-14(g)(6)(ii). b. Eminent Domain. If the Property is taken, in whole or in part, by power of eminent domain, then the Conservancy will be entitled to compensation by the same method as set forth in IRC Treasury Regulations Section l.170A-14(g)(6)(ii). 10. LIBERAL CONSTRUCTION. This Conservation Easement shall be liberally construed in favor of maintaining the Conservation Values of the Property and in accordance with the Conservation and Historic Preservation Easement Act; MCL 399.251 et seq. 11. NOTICES. For purposes of this agreement, notices may be by personal delivery or by mailing a written notice to that party (at top of this agreement, or at last known address of a party) by First be complete upon depositing the properly addressed notice with the sufficient postage. provided to either party the address shown at the Class mail. se·rvice will U.S. Postal Service with 12. SEVERABILITY. If any portion of this Conservation Easement is determined to be invalid, the remaining provisions will remain in force, 13. SUCCESSORS. This Conservation Easement is binding upon, and inures to the benefit of, the Donor's and the Conservancy's successors in interest. All subsequent owners of the property are bound to all provisions of this conservation easement to the same extent as the current property owner. 14. TERMINATION OF RIGHTS AND OBLIGATIONS. A party's future rights and obligations under this easement terminate upon transfer of that party's interest in the Property. Liability for acts or omissions occurring prior to transfer will survive the transfer. 15. MICHIGAN LAW. This Conservation Easement will be construed in accordance with Michigan Law. 16. ENTIRE AGREEMENT. This Conservation Easement sets forth the entire agreement of the parties. It is intended to supersede all prior discussions or understandings. 7 �; / . ,, / WITNESSES: (*print/type names under signatures) DONOR: Ladd Land Corporation, a Michigan ~K~ . -~~✓ ~ By: Its: * Keith P. W a l ~ ~a-~ Jamie C. Ladd President * Toni A. Buys STATE OF MICHIGAN ) ) COUNTY OF KENT ) Acknowledged before me on _ _J_u_l..,_v_ll_ _ _ _ _ , 19 96, by Jamie C. Ladd - ~~ ~~x My commission expires: 5/J /98 Toni A. Buys, Notary Public, Ionia Co., MI Acting In Kent Co. Natural Areas Conservancy of West Michigan, Inc. ,a Michigan nonprofit corporation WITNESSES: (*print/type names under signatures) ~ STATE OF MICHIGAN COUNTY OF -I<. ror ) ) ) Acknowledged before me on ,..1 lf L-'/ fl:, , 191l, by /.,(,1r{IL/JfE;, A-- 1/-A-/UJl~-W known to me to be the 1-tfJ/!..JL- A • Sc/ft)/...{7-of the Natural Areas Conservancy of West Michigan, a Michigan .nonprofit corporation. Notary Public, Kent County, Michigan. My commission expires: -lc.f-1? o3 PREPARED BY: ~ April Scholtz Natu_ral Areas Conservancy of West Michigan 1432 Wealthy SE, L-3, Grand Rapids, MI 49506 8 MATILDE A. HARDmr:Ai~ NOTARY PUBLIC • l(El !T COUl~1Y. Ml MY COMMiSSION [;.(PlliES <13/141:18 � 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 Ada-Twp_Easement-Reports_1995-1996 Creator An entity primarily responsible for making the resource Keith P. Walker, Esq. April Scholtz Date A point or period of time associated with an event in the lifecycle of the resource 1995-1996 Title A name given to the resource Ada Township Conservation Easement Reports Description An account of the resource The Ada Township Conservation Easement Reports are dated from 1995-1996 and were prepared by Keith P. Walker, Esq. with the assistance of McShane & Bowie, P.L.C., and by April Scholtz for the Ladd Land Corporation. Contributor An entity responsible for making contributions to the resource McShane & Bowie, P.L.C. Subject The topic of the resource Conservation report series Ada Township (Mich.) Kent 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/0769d742d7df8caf65e62f98df7eb065.pdf 641dd99b498c79014c2bcd5f9621924a PDF Text Text Arcada Township Zoning Ordinance 1959 Revision Compiled By The Arcada Township Zoning Board �Arcada Township Zoning Ordinance 1959 Revision Compiled By The Arcada Township Zoning Board �Rural Zoning Ordinance Arcada Township, Gratiot County, Michigan ARCADA TOWNSlllP ZONING ORDINANCE An ORDINANCE to e stablish zoning districts and regulations in the unincorporated portions of the Township of Arcada, County of Gratiot, State of Michigan, in accordance with the provisions of Act 184 of the Public Acts of 1943 as amended; to provide for the administration thereof and to frovide penalties for the violation thereo . THE TOWNSlllP BOARD OF ARCADA TOWNSlllP ORDAINS : ARTICLE 1. PREAMBLE SecUon 1 .1 NAME This Ordinance shall be known and cited as the "Arcada Township Zoning Ordinance." Section 1.2 PURPOSES The fundamental purpose of this Ordinance is to promote the public health, safety, morals and general welfare. The provisions are intended to encourage the use of lands and natural resources in the Township in accordance with their character and adaptability; to limit the improper use of land; to reduce hazards to life and property; to provide for the orderly development of the Township; to avoid overcrowding the population ; to provide for adequate light air and health conditions in dwellings' and buildings hereafter erected or altered; to lessen congestion on the public roads and streets; to protect and conserve natural recreational areas, agricultural areas, residential areas and other areas naturally suited to particular uses · to facilitate the establishment of an adequate and economic system of transportation, sewage disposal, safe water supply, education, recreation and other public requirements; to conserve the expenditur~ of funds for public improvements; and services to conform with the most advantageous uses of land resources and properties; to promote the best uses of land and resources of the Township by both the community in general and individual inhabitant. SecUon 1.3 GENERAL PROCEDURE To achieve the purpose of this Ordinance, p<?rtions of the Township have been divided into zoning districts of varied shape, kind and area, and regulations adopted for each such district, but with due consideration for the character of each district, its peculiar suitability for particular purposes, the conservation of natural resources and the general trend and character of land, buildings and population development. ARTICLE 2. DEFINITIONS Section 2.1 GENERAL For the purpose of this Ordinance, certain terms used are herewith defined. When not incensistent with the conts,xt, words used in the present tense include the future, words in the singular number Include the flural number, and words in the plura number include the singular number. The word "shall" is always mandatory and not merely directory. Section 2.2 ACCESSORY BUILDING A supplemental building or structure on the same lot, or part of the main building occupied by or devoted exclusively to an accessory use. Section 2.3 ACCESSORY USE A u se naturally and normally incidental to, subordinate to and devoted exclusively to the main use of the land or building. Section 2.4 ALTERED Any change in the location or use of the building or structure and /or any change in the construction or the structural members of a building or structure such as bearing walls, columns, posts, beams, girders and similar components. Section 2.5 BASEMENT AND CELLAR ( a ) A basement is that portion of a building partly below the grade but so located that the vertical distance from average grade to the floor is not greater than the vertical distance from the average grade to the ceiling. (b) A cellar is that portion of a building partly below grade but so located that the vertical distance from the average grade to the floor is greater than the vertical distance from the average grade to the celling. Section 2.6 BOARDING HOUSE Primarily a family dwelling where meals with or without lodging are furnished for compensation on a weekly or monthly basis to three or more persons who are not members of the family occupying and operating the premises, but not necessarily to anyone who may apply. Section 2. 7 BUILDING Any structure, either temporary or permanent, having a roof and used or built for the shelter or inclosure of per-f sons, animals, chattels or property o any kind. This shall include tents, awnings, vehicles whether mounted or not ~n wheels and situated on private property and used for purposes of a building. SecUon 2.8 BUILDING, HEIGHT OF b The vertical distance from the esta lished grade at the center of the frontf of the building to the highest point o the roof surface If a flat roof, to the deck line for mansard roofs, and to the mean height level between eaves and ridge for gabled, hip and gambrel roofs. Section 2.9 DWELLING Any building or structure, or part thereof, occupied as the home, residence or sleeping place of one or more_ pelyrsons either permanently or transient except cabins and trailer coaches. Wherlse only part of a building or structure occupied for dwelling purposes, the part so occupied shall comply with all provisions applicable to dwelling in the district in which said building or structure is located unless otherwise provided ln thls Ordinance. One-Family Dwelling A dwelling occupied by but one family, and so designed and arr_anhg as to provide Jiving, cooking and kite en accomodatians for one (1) family only. Two-Family Dwelling A dwelling occupied by but two (2ed) families and so designed and arrang as to provide independent Jiving, cooking and kitchen accomodatlons for two (2) families only. <!.i �Section 2.10 ERECTED Includes bullt, constructed, reconstruc- ted, moved upon, or any physical oper- ations on the land required for the building. Excavations, fill, drainage and the like shall be considered a part of the e rection. Section 2 .11 ESSENTIAL SERVICJ!a> The erection, construction, alteration or maintenance by public utilities or municipal departments or commissions of underground or overhead, gas, elec• trical, steam or water transmission or distribution system, collection, communications, supply or disposal system, In· eluding poles, wires, mains, drains, sewers, pipes, conduits, cables, towers, fire alarm boxes, police call boxe•, traffic slgWils, hydrants, and other similar equipment and accessories In connection therewith, but not including bulldings reasonably necessary for the furnishing of adequate service by such public utilities or municipal departments or com• missions or for the public health or sale• ty or general welfare. Section 2.12 ESTABLISHED GRADE The elevation of the sidewalk grade as fixed by the Township zoning Ad· ministrator; or where no sidewalk is to be constructed on the premises, a point on the surface of the ground appropri• ate to the terrain, said point to be de• termined by said Administrator. Section 2.13 FARM All of the unplatted contiguous neighboring or associated land operated as a tingle unit on which bona fide fanning i• carried on directly by the owner-oper• ator, manager or tenant-farmer by his own labor or with the assistance of members of his household or hired em• ployees; provided, however, that land to be considered a farm h.e reunder shall include a contiguous, unplatted parcel of not less than twenty (20) acres in area; provided, further, that greenhouses, nurseries, orchards, apiaries, chicken hatcheries, poultry farms and similar specialized agricultural enterprises may be considered as farms; but establish• ments keeping or operating fur-bearing animals, game, fish hatcheries, dog kennels, stock yards, slaughter houses, stone quarries or gravel and sand pits shall not be considered farms hereunder un• less combined with and constituting only a minor part of bona fide farm operations on the same continuous tract of land. Nor shall premises operated as fertilizer works, bone yards, plggerles or for the reduction of animal matter, or tor the disposal of garbage, sewage, rubbish, offal or junk constitute a farm hereun• der. Section 2.14 FARM BUILDINGS Any building or structure, other than a dwelling, moved upon, maintained, used or built on a farm which ls essentl.a l and customarily used on farms in the pursuit of agricultural activities. Section 2.15 FARM DWELLING Any building located on a farm as defined by this Ordinance and occupied as the home, residence or sleeping place of the owner-operator, manager or ten• ant farmer of that farm. Section 2.16 GARAGE, PRIVATE AND COMMERCIAL (a) A private garage Is any build- ing, or part thereof, not over one story or fifteen (15) feet in height for storage of motor vehicles or trailer coaches where no servicing for profit Is conducted. (b) A commercial garage ls any gar• age other than a private garage. Section 2.17 GUEST UNIT A room occupied or Intended, arrang- ed or designed for occupancy by one or more guests for compensation, having no provisions for cooking. Section 2.18 HOME OCCUPATION Any use customarily conducted entirely within a dwelling and carried on by the inhabitants thereof, which use Is clearly incidental and secondary to the use of the dwelling for dwelling purposes and does not change the character thereof. Clinics, hospitals, barber shops, tea rooms, tourist homes, animal host>itals, animal boarding establishments or the production of any kind of livestock shall not be deemed home occupations. Section 2.19 JUNK YARD Any parcel of land maintained or operated for the purchase, sale, storage, dismantiing, demolition, or use of junk including scrap metals, motor vehicles, machinery and bulldln.g and construction materials, or parts thereof. Section 2 .20 LODGING HOUSE Primarilr a famlly dwelling where lodging with or without meals is furnished on a weekly or monthly basis t.o three or more persons who are not members of the family occupying and operating the premises, but not necessarily to anyone who may apply. Section 2.21 LOT The parcel of land on which one (1) principal building and Its accessories are located or intended to be located together with any open spaces required by this Ordinance. Section 2.22 LOT, CORNER A Jot of which two adjacent sides abut upon a street, provided that such two sides intersect at an angle of not more than 135 degrees. Where a lot is on a curve, U tangents through the ex• treme point of the street line of such lot make an interior angle of not more than 135 degrees it is a corner lot. In the case of a corner Jot with a curved street line, the corner shall be considered to be that point on the street line nearest to the point of intersection of the tangents herein described. Section 2,23 LOT LINES Front Lot Lines The line dividing a lot from a street. On a corner lot only one street line shall be considered as a front Jot line and the shorter street line shall be considered the front lot line. Rear Lot Line The line opposite the front lot line. Side Lot Line Any lot lines other than the front lot line or rear lot line. Section 2.24 MOTEL A building or group of buildings whe- ther detached or in connected units, used as individual sleeping or dwelling ~~~mot~~:'atefe~:.'are~ l:"rm t~~-~ includes buildings designated as Tourist Courts, Auto Courts, Motor Courts, Motels and similar appellations which are designed as integrated units or individual cabins under common ownership. Section 2.25 NON-CONFORMING STRUCTURE A structure conflicting with the pro• visions of this Ordinance. Section 2.27 NON-CONFORMING USE The use of a structure or land con• fllcting with the provisions of this Ord!· nance. �Section 2.28 NOTICE Where notice is required to be given any person, firm or corporation, it may be given In any one or more of the following ways: (a) By publication In a :iewspa.per published In Gratiot County and generally circulated within the township. (b) By personal sarvice. (c) By depositing a copy of the notice in the United States mails, postage prepaid, addressed to the person, firm or corporation at his address as shown on the latest tax roll, certified or registered with return receipt requested. Section 2.29 PUBLIC UTILITY Any person, firm, corporation, municipal department or board duly authorize:! to furnish and furnishing under municipal regulation to the public, transportation, water, gas, electricity, telephone, steam, telegraph, or sewage disposal and other services. Section 2.30 RETAIL COMMERCIAL ESTABLISHMENT A store, market or shop in which commodities are sold or offered for sale in small or large quantities to the retail trade. Grocery and general store, meat markets, public garages, automobile service stations are included In this classification. Section 2.31 ROADSIDE STAND A farm structure used or intended to be used solely by the owner or tenant of the farm on which it is located for the sale of only the seasonal farm products of the immediate locality in which the roadside stand is located. Section 2.32 SETBACK LINES Lines established adjacent to highways for the purpose of defining limits within which no building or structure or any part thereof shall be erected or permanently maintained. "Within a setback line" means between the setback line and the highway righ.t-of-way. Section 2.33 STORY That part of a building included between the surface of any floor and the surface of the next floor or of the roof next above. When the distance from the average established grade to the celling of a story partly below such grade exceeds five ( 5) feet, then the basement or cellar constituting the story partially below grade shall be counted as a story. Section 2.34 STORY, HALF A story which is situated within a sloping roof, the area of which at a height four ( 4) feet above the floor does not exceed two-thirds (2/3) of the floor area directly below it, wherein living quarters are used only as a part of the dwelling situated in the story below. Section 2.35 STRUCTURE Anything constructed or erected, the use of which requires more or less permanent location on the ground or attached to some thing having permanent location on the ground. Section 2.36 TAVERN Any ,Place where malt, vinous or spiritous liquors are sold for consumption on the premises. Section 3.37 TOURIST HOME Primarily a family dwelling where lodging with or without meals is furnished for compensation chiefly on an over night basis and mainly to transients, but not necessarily to anyone who may apply. Section 2.38 TRAILER COACH Any structure used for sleeping, living, business or storage purposes, having no foundation other than wheels, blocks, skids. jacks or similar support and which has been or reasonably can be transported from place to place. Section 2.39 TRAILER COACH PARK Any site, lot, field, tract, or parcel of land which is utilized by two(2) or more occupied trailer coaches either free of charge, or for revenue purposes, and sh.all include any building, structure, tent, vehicle, or enclosure used or intended for use as a part of the equipment of such trailer coach park. Section 2.40 USE The purpose for which land or a building thereon is designed., arranged, or intended to be occupied or usE?4, or for which it is occupied or maintamed. Section 2.41 YARD A space open to the sky and unoccupied or unobstructed, exceJ_>t by encroachments specifically permitted '!1'der this Ordinance, on the same lot with a building or structure. Yard, Front A yard extending across the full width of the lot between the front lot lin.e and the nearest line of the main building.- Yard, Rear A yard extending across the full width of the lot between the rear lot line and the nearest line of the main building. Yard, Side A yard extending from the front yard to the rear yard between the side l~t line and the nearest line of the main building or of accessory building attached thereto. ARTICLE 3. GENERAL PROVISIONS Section 3.1 SCOPE Beginning with the effective date of this Ordinance, and except as otherwise provided in this Ordinance, no new building, or structure, or par~ thereof, shall be erected, and no existing building or structure shall be enlarged, rebuilt or altered, and no bulldingth.er, strueofcture, land, premises, or part • shall be used for purposes other thanhiln conformity with the provisions of t s Ordinance pertaining thereto. Section 3.Z BOUNDARIES OF DISTRICTS Unless otherwise specified in this Ordinance, or otherwise shown on the Zonding Map of Arcada Townsh.lp, the boun ary Jines of zoning districts shall follow along the section lines indicated on the United States Land Office 1:_1uryey Maps, or lines of customary subdivts1on of such section and such as quarterhianhd eighth lines; or the center line of g ways, streets, alleys, or waterways; or the boundaries of incorporated areas; or the boundary lines of recorded plats or subdivisions; or the property lines of let gal records on the date of enactmen of this Ordinance· or the extension of any said lines. ' Section 3.3 CONFLICT WITH COVENANTS OR RESTRICTIONS The requirements of this Ordinance are to be construed as minimum ~quirements, and shall in no way !mp_rur or affect any covenant or restriction running with the land, except where such covenant or restriction imposes lesser requirements. �Section 3.4. USE OF NON-CONFORMING LAND, BUILDING AND STRUCTURES (a) At the discretion of the owner, the lawful use of any bullding, struc• ture. land or premises existing prior to the effective date of this Ordinance, although the use does not conform to the provisions of this Ordinance, may be continued, and such use of any building may be extended throughout said building, provided no structural changes be made therein except those required tor safety. (b) Wherever the nonconforming use of any bullding. structure, land or premises is changed in whole or in part to a conforming use, such use shall not thereafter be reverted to any nonconforming use. (c ) I! the nonconforming use of any bullding, structure, land or premises or part thereof Is discontinued through vacancy, lack of operations or otherwise for a continuous period of six (6) months, then any future use of said building, structure, land or premis.e s shall conform, In Its entirety, to the provisions of this Ordinance; provided, however, that the Board of Appeals may, upon application within three (3) months of the termination of said period, permit t.he resumption of such nonconforming use. Section 3.5 RECONSTRUCTION OF DAMAGED NONCONFORMING BUILDINGS AND STRUCTURES Nothing in this Ordinance shall prevent the reconstruction, repair or restoration and the continued use of any nonconforming bullding or structure damaged by fire, collapse, explosion, acts of God, or acts of the public enemy, subsequent to the effective date of this Ordinance, wherein the expense of such reconstruction does not exceed sixty ( 60) per cent of the fair valuation of the bullding or structure at the time such damage occurred; providing that such valuation shall be determined by a majority of a board of three (3) appraisers, one to be appointed by the property owner, one to be appointed by the Zoning Administrator and the third to be appointed by the first two, the expense of such appraisal to be borne by the property owner and provided, further, that said use be identical with the nonconforming use permitted and in effect at the time of said damage. Section 3.6 REPAIR. ALTERATION AND COMPLETION OF NON - CONFORMING BUILDINGS AND STRUCTURES (a) Nothing In this Ordinance shall prevent the repair, reinforcement, Improvement or rehabilitation of a nonconforming bullding, structure or part thereof existing at the effective date of this Ordinance, that may be necessary to secure or insure the continued advantageous use of the bullding or structure during its natural life; provld• ed, however, that such repair, reinforcement, Improvement, rehabilitation does not change or enlarge the non-conforming use of said oremises. (b) Nothing In this Ordinance shall require any change In the erection or Intended use of a building, the construction of which shall have begUD in accordance with a valid bulldlng permit Issued under the provisions of the Arcada Township Zoning Ordinance passed by the Township Board of Arcada Township on March 16, 1956 and renewals thereof, provided that such bullding is completed and the use commenced with• In six (6) months following the effective date of this Ordinance. (c) No basement, cellar, garage or any Incompletely constructed structure In use as a dwelling on the effective date of this Ordinance shall be used as a dwelling for more than twenty-four (24) months following said date, unless such structure has been brought to a state of completion In conformity with the regulations of this Ordinance relative to dwellings in the district in which such structure is located. Section 3.7 YARD AND AREA REQUIREMENTS: GENERAL . (a) Every part or any required yard shall be open and unobstructed by chimneys pilasters, sills, belt courses, cornices 'eaves or gutters; provided, however, that such chimneys, pilasters, sills, belt courses, cornices, eaves or gutters may project not more than twenty-four (24.) inches into any required yard. ( b ) No part of any required yard except a rear yard, shall be used for any accessory bullding or use, or for the storage of vehicles, and any accessory bullding erected in a required rear yard shall not exceed one story or fifteen (15) feet In height. (c) Where a lot abuts upon an alley, one-half ( ½ ) of the width of said alley may be considered a part of such lot for the purpose of computing the depth of any rear yard required under this Ordin(g)· No portion of a lot or yard can be used more than once In complying with the provisions for lot and fard dimensions for the construction o a proposed, or the alteration of, an existing bullding. ( e) Upon petition by the owner, the Board of Appeals shall have the power to vary the yard 0nd area requirements for any lot created prior to the effective date of this Ordinance where because of size or shape the application of such requirements would cause undue hardship. Section 3.8 LIMITATIONS OF DWELLINGS PEgni'~~ne dwelling shall be erected on a lot. Section 3.9 VEHICULAR PARKING SPACE, ACCESS THERETO AND LIGHTING THEREOFFor each dwelling, co=ercial, indus- trial manufacturing or other similar business or service establishments hereafter erected or altered, and located on a public highway road or street In the unmcorporated portions of the Township and including buildings or structures used principally as a place of l?ubllc assembly, there shall be proVlded and maintained suitable space off the public right-of-way which is In general adequate tor the parking or loading of vehicles In r.roportions shown on the following tab e , and such space shall be provided with safe exit from and en• trance to the public thoroughfare, but not to exceed one (1) exit and one (1) entrance. Said exit and entrance may be combined or provided separately. Approval for the location of such exit and entrance shall be obtained from the State Highway Department for all trunk line highwais, and from the County Road Commission for all other. roads and highways In the county, which approval shall also Include the design and construction thereof In the Interests of safety, adequate drainage ~d other public requirements. A minimum of 200 square feet exclusive of drives, entrances and exits shall comprise one (1) automobile parking space. All parking space as reqwred In this section, except that �required for dwellings, shall be provided with adequate artificial hghting when the use of such space is open to the public. Dwellings: One parking space for each family unit occupying the premises. Hospitals and institutions of similar nature: One parking space for every three ( 3) beds plus one ( 1) space for each doctor plus one ( 1 ) space for every four (4 ) employees, including nurses. Restaurants: One parking space for every one hundred (100 ) square feet of noor area or part thereof plus one (1) par king space for every two ( 2) persons employed. Theatres, churches, public and private halls, amusement and recreation establishments, and all places of public assembly: One (1) parking space for every four ( 4) seats or fraction thereof plus one (1) parking space for every two (2) persons employed. Hotels and similar establishments offering lodging: One (1) parking space for every two (2) guest rooms plus one (1) parking space for every two (2) persons employed. Taverns: One parking space for every sixty-six ( 66) square feet of floor space or part thereof plus one ( 1) parking space for every two (2) persons employed. Other commercial and business establishments including offices, and service establishments: One (1) parking space for every two hundred (200) square feet of floor area or part thereof plus one ( 1) parking space for every two persons employed. Industrial and manufacturing establishments: One (1) parking space for every two ( 2) employees for industries using two (2) or more shifts; one (1) space for every three ( 3) employees for industries using one (1) shift only. In the event of a use not falling within any of the above categories, the Board of Appeals shall, upon application by the Zoning Administrator, prescribe the required number of parking spaces to be provided for employees and for the occommoda;;ion of patrons or guests. Section 3.10 STRUCTURES TEMPORARY DWELLING (a) No building, trailer coach, tent, garage, cellar, basement or other struct1:ll"~ which d<>E:S not ~onform to the provisions of this Ordinance relative to dwellings shall be erected altered or moved upon any premises ~nd used for dwelling purposes except under the following applicable limitations: ( 1) Such use of any such building trailer coach, tent, garage, base~ ment or other structure shall not be inimical to health safety or the public welfare. ' ( 2) pie location of each such buildmg, garage, cellar, basement, or other structure shall conform to the regulations governing the yard. r_equirements for dwellings !)r similar conformable structures !:ie~~e district in which it is situ( 3) Such use of any building, trailer coach, tent, garage, cellar, basement or other structure shall be for the sole purpose of providing dwelling facilities for the owner !)f the. premises during the period m which a dwelling conforming to the . Pr!)visions of this Ordinance IS m. process of erection and completion; provided, however, that such a period shall not exceed twelve (12) months be- ginning with the date of issuance of the permit therefor. ( 4) Application for a permlt to erect. move, alter and use such building, trailer coach, tent, garage, basement or other structure shall be made to the Zoning Administrator on such forms as the Zoning Administrator may prescribe. Such application shall be in addition to any application required by Act 1 72 of the Public Acts of 1958. Applicants shall pay a fee of two ($2.00) dollars at the time of obtaining the application form unless required to have a permit under said Act 1 72 of the Public Acts of 1958, in which event no additional fee will be required. (b ) The conditions of this section shall not apply to any trailer coach when located in a trailer coach park. (c) No trailer may be moved upon any premises, except trailer coach parks as hereinafter defined, and used for dwelling purposes until and unless the owner or owners of the premises u~ which it is proposed to move said trailer shall file with the Zoning Administrator: (1) The written consents of all of the owners of premises bordering upon the land where it is proposed to move said trailer: such consents will include those of the owner or owners of land which would border except for intervend• ing highway right-of-way, roa (2) ~e"t~lten consents of all tJ?.e owners of all residences within three hundred (300) feet of the proposed site of the trailer. (d) The Zoning Administrator, after the owner of the premises has complle_d with all of the conditions of this Ordinance, including the obtaining of any permit required by Act 172 of the Pubtlic Acts of 1958, which must be presen · ed to the Zoning Administrator. shall issue a permit to erect, move or alter and to occupy the building, traller coach, tent, garage, basement or other struc· ture for a period not to exceed one (lbe) year. Renewals of any permit shall . obtained in the same manner as provid· t-d for obtaining the original permit. Se~~n c~i;l,:Ci:_LSof a motel may be authorized in any district except a AA redisential district by the Board of ~Ppeals where the applicant complies WI~ all provisions of this section and ~ a • dition complies with all other applicable provisions of this Ordinance. (a) The motel site shall have an area of not less than one ( 1) acre w(itb a) minimum width of one hundred 100 feet, provided there shall be not less than eight hundred (800) square feet of area for each guest unit. (b) All buildings, including accessory buildings. shall occupy no more than twenty-five (25%) per cent of the d~ ta! area of the site being used or veloped at any one time. ( c) All buildings shall be set back not less than fifty (50) feet from the near; est street or highway line and nb 0 ! dinlesg than the height of the nearest w 1 to the side or rear line. ( d) Each guest unit shall have a conth; venient exit from and access +o highway f r ( e) Each guest unit shall have o each occupant no less th9? sixty b(~~ feet of floor area exclusive of rooms but no guest unit shall con 'ia1n �less than one hundred twenty (120) square feet of floor area exclusive of bathroom. (f) Application for a pennlt to erect a motel shall be made to the Board ot Appeals and filed with the Zoning Administrator. The application shall show the location and dimensions of th.e proposed site, the size, location and yard space tor each guest unit and other buildings and structures to be erected on the premises and such additional inlorm!'tlon as the Board of Appeals may reqwre. (g) Following the receipt of any such application the Board of Appeals may refer the same to the Township Zoning Board for its investigation and recommendation. Final approval or rejection of such application shall, however, rest with the Board of Appeals alter a public hearing, notice of which shall be served at least five (5) days prior to the date of such hearing. SecUon 3.12 TRAILER COACH PARKS No parcel of land or premises shall be used for a trailer coach park without too~~~iance with the following regula- (a) The location and operation of such a park shall not tend to produce noise or annoyance or prove otherwise injurious to the surrounding neighborhood, nor be inimical to the public health, safety or general welfare of the community, nor be contrary to the purposes of this Ordinance. (b) Such park shall be provided with not more than one (1 ) safe entrance from and one ( 1 ) safe exit to the public highway or street. (c) Each trailer coach park shall comply in all respects with the rules and regulations of the Michigan Department of Health relating to trailer coach parks. (d) No more than one (1) family shall be permitted to occupy any trailer coach. (e) Application tor a permit to erect such park shall be made In writing to the Board <>f Appeals and tiled with the Zoning Administrator. The application shall show the location and extent of the proposed park and such additional information as the Board of Appeals may deem essential to ta.Ice proper action on the application. ( f\ Following the receipt of any such appUcation the Board of Appeals may refer the same to the Township Zoning Board for its investigation and recommendation. Final approval or rejection of such application shall, however, rest w Ith the Board of Appeals after a pub1ic hearing, notice of which shall be served at least five (5) days prior to the date of such hearing. Section 3.U COMBINATION TRAILER COACH PARK AND MOTEL No parcel of land or premises shall be used for a combination trailer ocach park and motel without compliance with the applicable regulations of Sections 3.11 and 3.12 of this Ordlnance Section 3.14 WATER SUPPLY . Every living unit shall have available ~lth~~r1Y of sale water obtained from (ba) A municipal supply, if available. ( ) A drilled or driven well. Section 3.15 SEWAGE DISPOSAL d No . premises shall be occupied for we11mg purposes unless provls{on shall hthave been made for disposal of sewage rough a municipal sewage disposal system or a private sewage disposal system constructed in accordance with thehistandards and requirements of the Ml.c gan Department of Health. Section 3.16 ESSENTIAL SERVICES Essential services as defined In this Ordinance, shall be permitted as author- ized and regulated by Jaw and other ordinances in effect in Arcada Townshi_!'1 It being the intention hereof to exempi; such services from the application of this Ordinance. Section 3.17 COMBINATION BUSINESS AND DWELLING BUILDINGS AND STRUCTURES Each building or structure used tor combined dwelling and business purposes shall provide an area of not Jess than four hundred eighty (480) square feet for that part used tor dwelling purposes. ARTICLE 4, ZONING DISTRICTS Section 4 .1 ESTABLISHMENT OF DISTRICTS For the purpose of this Ordinance, all of the area of Arcada Township is hereby divided into five ( 5 ) districts, which shall be known as follows : District A, Agricultural District AA, One-family residential District B, Two-family residential District C, Commercial District D, Industrial Section 4.2 DISTRICT MAPS Said districts are bounded and defined on a map entitled '"Zoning Map of Arcada Township, Gratiot County, Michigan" on file In the office of the Township Clerk, which map, with all expanatory matter thereon, shall be deemed to accompany, be and Is hereby made a part of this Ordinance. ARTICLE 6. DISTRICT A Section 5 .1 USES PERMITTED In a District A Agricultural, no building or structure or any part thereof shall be erected, altered or used or land or premises used in whole or in part for other than one or more of the following specified uses: (a ) Detached one-family dwellings. (b ) Farms, !arm dwellings and farm buildings, including roadside stands and signs not over four ( 4) square feet In area advertising the sale or !arm and products or said farm. (c) Home occupations, provided, however, that there be no external evidence of such occupation except a name plate not exceeding four ( 4) square feet in area and without Illumination, and provided, further, that the occupation does not require or effect any change in the external character of the dwelling. (d) Churches ; schools; publicly-owned buildings; public utility buildings; telephone exchanges and substations without service or storage yards; community clubs, country club, fraternal lodges and similar civic or social organizations when not operated for profit; land for privately-owned and operated parks, picnic groves, golf courses, or similar facilities tor outdoor exercise and recreation which may or may not be operated for profit; Provided, however, that the use of any such structure or land does not tend to produce objectlon11ble noise or annoyance or prove otherwise injurious to the surrounding neighborhood and Is not contrary to the spirit of this Ordinance. Application for the location, erection, alteration or use of such land, building or structure shall be made to the Board of Appeals and filed with the Zoning Administrator. Following the receipt of any such application, the Board of Appeals may refer the same to the Township Zoning Board for Its investigation and recommendation. Final approval or rejection of such application shall, however, rest with the Board of �~ Residential-AA • Residential-8 :::::::::::::::::::::::: ·.·.·.·.·.·.·:.·.·::. Agr·1cultural :::::::::::::::::::::::. ,:.~-::.·.·::.-.:.; Commercial ��Appeals after a public hearing, notice of which shall be served at least five days prior to the date of such hearing. ( e) Accessory uses, buildings and structures customarily incidental to any of the above permitted uses including not more than one private garage in which may be housed not more than one co=ercial vehicle or not to exceed one and one-half ( 1 ½) t ons capacity tor each lot, and including sign s pertaining to the sale, lease, or use of a lot or building placed thereon, and not exceeding eight (8) square feet in area on any one lot. On a farm, dwellings for the use of domestic employees, hired farm labor, or tenant of the owner of lessee of the principal dwelling shall be considered accessory buildings. Section 5.2 SIZE OF DWELLING LOTS In a District A, every lot upon which a dwelling is hereafter erected or altered shall be not less than one ( 1) acre in area nor less than one hundred thirty-two (132) feet in width provided that the ratio of the length of the lot to the. width of the lot shall not exceed four (4) to one (1); provided, however, that this requirement shall not apply to a parcel of land less in size than said area and platted and identified as a ~l';.ec~f~e~n a plat officially approved Section 5.3 FRONT YARD-DWELLINGS AND NON DWELLINGS In a District A, every lot shall have a front yard not less than forty ( 40) feet in depth. In the the case of a lot located in a block or site on which there are existing buildings or structures having front yards less than forty ( 40) feet in depth, the front yards of buildings or structures hereafter erected shall be not less than the average depth of the existing front yards. Section 5.4 SIDE YARDS-DWELLINGS In a District A, every lot shall have a side yard on each side of a principal dwelling, which shall be not less than twenty (20) feet in width. Provided however that where a garage is attach~ ed along any side of such building the width of that side yard may be reduced to ten (10) feet. Section 5.5 REAR YARD-DWELLINGS In a District A, every lot shall have ~ r~~th~rd not less than sixty ( 60) feet t~~~n 5.6 CONSTRUCTION REGULA- In .a District A, no building used for dwellmg purposes other than accessory dwellings, shall be used, erected or altered unless it shall con!orm to the folminimum construction require- ~::r: ( a) Detached one-family dwelling No single-family dwelling shall hereafter be erected, altered or moved which provides less than 720 square feet of living space at the first floor level (b) Maximum height of dwelling. No building for dwelling purposes shall hereafter be erected exceeding t,,, 0 and one-half stories or 35 feet in height, except upon approval by the Board of Appeals. Section 5.7 SIDE YARDS-NON-DWELLING In a District A, every lot on which a ~uilding or structure not used for dwellmg purposes or accessory thereto is erected, shall have a side yard on each side of the lot, and each such side yard shall be not less than thirty (30) feet in width with an increase of one (1) toot in width of each side yard for each five ( 5) feet by which the said building or structure exceeds forty (40) feet in ov- er all dimension along the side yard and also of one (1) foot tor every two (2) feet in height in excess of thirty-five (35) feet. Section 5.8 SIDE YARDS-CORNER LOTS In a District A, the width of a side yard of a corner lot shall not be less than the minimum front yard required on an adjoining lot fronting on the side street, but this shall not reduce the building of this Ordinance to less than thirty-six ( 36) feet. ARTICLE 6. DISTRICT AA Section 6.1 USES PERMITTED In a District AA, no building or structure, or any part thereof, shall be erected, altered, or used, or land or premises used, in whole or in part, tor other than one or more of the following specified uses: (a) Detached one-family dwellings. (bl Farms, farm dwellings - and~farm buildings, including roadside stands and two signs not over four ( 4) square feet in area advertising the sale or products of said farm . (c) Churches and schools. (d) Country Clubs, Golf Courses, Public Parks and Playgrounds. ( e) Accessory uses, buildings and structures customarily incidental to any of the above permitted uses. On a farm dwellings the use of domestic employees, hired farm labor, or tenant of the owner of lessee of the principal dwelling shall be considered accessory bui)dings. Section 6.2 SIZE OF DWELLING LO'l'Sch In a District AA, every lot upon whi a dwelling is hereafter erected or altered shall be not less than one (1) acre in area nor less than one hundred thirtytwo ( 132) feet in width; provided that the ratio of the length or the Jot to the width of the lot shall not exceed tourt (4) to one (1); provided, however, tha this requirement shall not apply to Ida parcel of land less in size than sa area and platted and identified as a single unit on a plat officially approved and recorded. Section 6.S FRONT YARD-DWELLINGS AND NON-DWELLINGS In a District AA, every lot shall have a front yard not less than forty ( 40t-) feet in depth. In the case of a lot loca ed in a block or site on which there are existing buildings or structures having front yards less than forty ( 40) feet, the depth of front yards or buildings or structures hereafter erected shall be not less than the average of the existing yards, Section 6.4 SIDE YARDS-DWELLINGS In a District AA every lot shall have a side yard on each side of the dwelllng), which shall be not less than twenty ~t~t reet in width. Provided. however, ....,. where a garage is attached along anyt side of such building the width of tb a) side yard may be reduced to !en (1 0 feet. Section 6.5 REAR YARD-DWELLINGS In a District AA, every lot shall have a rear yard not less than sixty ( 60) feet in depth. Section 6.6 CONSTRUCTION REGULATIONS In a District AA, no building used for dwelling purposes other than accessory dwellings, shall be used, erected, or altered unless it shall conform to the following minimum construction requirements. �(a) Detached one-family dwelling. No dwelling shall be erected or altered which provides less than fourteen hundred (1400) square feet of floor area at the first floor level. One-half ( ½) of any attached garage area may be included in calculating the area required. (b) Other construction regulations subject to the same provisions as specified in Section 5 .6. Section 6.7 SIDE YARDS-NON-DWELLING In a District AA, every lot on which a building or structure ls erected other than a dwelling or other than for a purpose accessory to a dwelling shall have a side yard on each side of such building or structure and each such side yard shall be not less than thirty ( 30 ) feet width with an increase of one (1) foot in width of each side yard for each five ( 5) feet by which the said building or structure exceeds forty ( 40 ) feet in over-all dimension along the side yard and also of one ( 1 ) foot for every two (2) feet in height in excess of thrityfive (35 ) feet. Section 6.8 SIDE YARDS-CORNER LOTS In a District AA, the width of a side yard of a comer lot shall not be less than the minimum front yard required on an adjoining lot fronting on the side street, but this shall not reduce the buildable width of any lot of legal recorq. at the time of the passage of this Ordinance to less than thirty-six ( 36) feet. ARTICLE 7, DISTRICT B Section 7 .1 USES PERMITTED IN A DISTRICT B No building, structure or part thereof shall be erected, altered or used, or land or premises used, in whole or in part, for other than one or more of the following specified uses. (a) All uses permitted in Districts A including all approvals required therein. (b) Two-family dwellings. (c) Lodging houses; boarding houses. (d) Accessory uses, buildings and structures customarily incidental to any of the above permitted uses but subject to the same provisions as specified unth?,er paragraph ( e) of Section 5.1 of lS Ordinance. Section 7 .2 SIZE OF DWELLING LOTS In a District B, the size of dwelling lots shall be the same as specified in Section 5.2 of this Ordinance. Section 7.3 FRONT YARD - DWELLINGS AND NON-DWELLINGS Int a DI.strict B, every lot shall have a t,:on t Yard of the depth specified in Sec ion 5.3 of this Ordinance. Section 7 .4 SIDE YARD - DWELLINGS ln a District B, every lot upon which th, ere Ls a dwelling shall have the same st this~e Yar<;l as required by Section 5.4 of Ordinance. ~ctlon 7 .5 SIDE YARD - NON DWELLlnGS In a. District B, every lot upon which there is a building or structure other ~ a dwelling or other than a buildthg or structure which ls accessory ~eta, shall be required to have side b~~~/peclfled in Section 5 . 7 of this Section 7 .6 SIDE YARD - CORNER LOTS . In a District B, the requirement for side yards on corner lots shall be the •Oratndle as specified in Section 5 .8 of this nance. Section 7. 7 CONSTRUCTION REGULATIONS In a District B, no building used for dwelling purposes other than accessory dwellings shall be used, erected or altered unless it shall conform to the following minimum construction requirements. (a) Detached one-family dwellingliving area. No one-storY single family dwelling shall hereafter be erected, altered or moved which provides less than four hundred thirty ( 430) square feet of living space at the ground area. (b) other construction regulations subject to the same provisions as specified in Section 5.6. ARTICLE 8. DISTRICT C COMMERCIAL Section 8.1 In a District C, no building, structure or part thereof shall be erected, altered or used or land or premises used, h\ whole more ( a) (b) ( c) (d) (e) or in part, for other than one or of the following specified uses: All uses permitted in Districts B; Any retail business: Personal and business services; Veterinary hospitals and kennels; Gasoline service stations; (f ) Motor vehicle, trailer and boat repair services; (g) Commercial, amusement and sports enterprises; (h) Restaurants, theatres, taverns and night clubs; (i ) Second hand stores; (j) Freezer lockers; (k) Trailer coach parks, motels and hotels; . b ' Id (I) Offices, banks and public Ul ings; (m) Drive-in businesses; (n) Business or trade schools, dancing or 1nusic studios; (o) Utility installations necessary to serve the district; ( p ) Advertising structures; . (q) Funeral Homes and mortuaries. ARTICLE 9. DISTRICT D INDUSTRIAL Section 9.1 USES PERMITI'ED . . In a District D, except as limited and restricted in this Section and elsewhere in this Ordinance, all bll.½dings and uses will be permitted. provtded that such buildings and uses conform to any other applicable statutes, ordinances, rules and s~fi1~i9.;· SPECIAL USE PE~:i,'S In a District D, all apphcabons for permits for uses other than those permitted in a District C shall be made to the Board of Appeals and filed wi_th the Zoning Administrator. The application shall set forth the boundaries of the premises proposed to be used, the nature of the proposed use, plans and specifications including plot plan for all structures to be erected on the premisrdes and such other information as the Boa of Appeals may deem necessary to properly consider the proposed use. U P o n receipt of such application, the Board of Appeals may refer it to the Township Zoning Board for its study and recommendations concerning the harmony oJ the proposed use with public safety welfare. The Board of Appeal'\ s • within thirty ( 30) days fo1Iowmg rE;ceipt of the application, !?,old a p~blic hearing giving at least five ( 5) aas notice thereof. Such hearing may be '!-od journed from time to time for a pen not to exceed thirty ( 30) day~. Within thirty ( 30) days after the said public 1 hearing, the Board of -Mrft1s,i;~ sue a special use pernu duly the proposed use will not have un :.:1i \~i �harmful, obnoxious or annoying effects upon the area. In granting any special use permit, the Boa.rd shall prescribe any conditions that it deems to be necessary to or desirable for public interest. ARTICLE 10 DISTRICT BOUNDARIES Section 10.1 GENERAL The descriptions set forth in the following sections of this Artkle shall oonstitute the areas to be Included In each zoning district. Section 10.2 DISTRICT "AA" The following area shall comprise zoning District " AA" . West one-half ( ½) of Section 4, the East one-half ( ½) of Section 5, the North one-half ( ½) of the Northwest one-quarter ( ¼ ) of Section 5 the South one-half ( ½) of the South west one-quarter ( ¼) of Section 5, the North one-half ( ½ ) of the North onehalf ( ½) of Section 6, the North onehalf ( ½ ) of the North one-half { ½ ) of Section 25, the Southeast one-quarter ( ¼ ) of the Northeast one-quarter ( ¼ ) of Section 25, the Northeast one quarter ( ¼ ) of the S o u t h e a s t one-quarter ( '4) of Section 25 and the South one-half ( ½) of the South one-half { ½) of Section 25. Section 10.3 DISTRICT "B" The following area shall comprise zoning District "B". Southeast one-quarter { ¼ ) of Section 17, the East one-half ( ½) of the Southwest one-quarter { ¼) of Section 17, the Northeast one-quarter (¼) of Section 20, the South onehalf { ½ ) of the North west one-half ( ½) of Section 20, the Southwest one-quarter ( ¼) of Section 20, the East one-half ( ½) of the East onehalf of Section 19, the East one-half { ½ ) of the Northeast one-quarter ( ¼) of Section 30, the Northwest onequarter ( 1/4) of Section 29, the North one-half { ½) of the Southwest onehalf ( ½) of Section 29, and that part of the Northeast one-quarter { ¼ ) of Section 1 7 South and East of the Pine River except the North 35. 5 acres thereof. Section 10.4 DISTRICT "C" The following area shall comprise zoning District "C". Northeast one-quarter ( ¼ ) of the Northwest one-quarter ( ¼) or Section 1 and the North one-half ( ½) of the Northeast one-quarter { ¼) of Section 1 and the Southeast one-quarter ( ¼) of the North-East one-quarter ( ¼) or Section l; the East onehalf { ½) of the East one-half ( ½) or the Northeast one-quarter or Section 241 The Southeast one-quarter { ¼ ) or the Southeast one-quarter ( ¼ ) of the Southeast one-quarter ( ¼) of Section 30; the Southwest one-quarter of the Southwest onequarter { 1/4.) or the Southwest onequarter ( ¼) of Section 29; the Northeast one-quarter ( ¼ ) of the Northeast one-quarter ( ¼ ) of the Northeast onequarter (¾.) of Section 31; the Northwest one-quarter ( ¼) of the Northwest one-quarter ( ¼) of the Northwest one-quarter ( ¾ ) of Section 32. Section 10.5 DISTRICT "D" The following area shall comprise zoning District "D". Southeast one-qua.,ter ( ¼) of Section 2 and the West one-half ( ½) of the Northwest one-quarter ( ¾) of Section 1, and the West one-half ( ½) of the Northwest one-quarter ( ¼) of Section 11. Section 10.6 DISTRICT "A" All of the unlncorpora ted portions of the township not included in Sections 10.2, 10.3, 10.4 and 10.5 of this Ordinance shall comprise Zoning District " A". Section 10. 7 CONFLICTS In the event of any conflict between the boundaries herein described and those indicated on the township zoning map, the boundaries as shown on the zoning map shall control. ARTICLE 11 HIGHWAY SETBACK LINES Section 11,1 LOCATION OF LINES Setback lines on highways not situated in plats of record on the effective date of this ordinance shall be parallel with and 73 feet from the center line of the highway. Setback lines for Michigan State Trunkllne highways shall be 150 feet from the centerline of the highway, provided that no construction shall be withIn 20 feet from the road right-of-way. Section 11.2 HIGHWAY INTERSECTIONS At Intersections of highways w he re grades are not separated, there are hereby established setback llnes, measured at points 100 feet along the setback line of each intersecting highway, from the point of Intersection of the setback Jines and connected by a straight line between the poln ts In each sector. Section 11.3 RAILROAD INTERSECTIONS At Intersections of highways and railroads where the grades are not separated, the setback Jines are hereby established across each sector between the Intersection highways and railroads. Such setback lines shall be straight lines co n n e ct Ing points on the hlgnwav setback lines and the railroad right-of-way line, which points are located at distances of one hundred fifty (150) feet from the intersection of such highway setback Jines and right-of-way M!'~o~es~~verUILDINGS TURES RELATIVE TO AND STRUCSETBACK AREAS ( a) No bulldings or structures ot anyd kind, except necessary highways anb traffic signs, and open fences throug whlch there shall be clear vision, shall be hereafter constructed, erected moved into the space within such se back lines. Except as herein provided, no bullding or structure except necessary highway and traffic signs, presently existing within such setback lines, shall be renewed or replaced hereaftcker ·n any way, except outside the setba ,Lnes. (b) No bullding or structure within the established setback lines, except ned cessary highway and traffic signs an open fences hereinbefore mentioned shall be altered, enlarged or added to In any way which will increase or prolong tbthe permanency of any portion within e established setback Jines. (c) When any highway or part thereof Is officially adopted Into the Grarunktlot County road or the Michigan state t line system, such highway shall automatically be subject to the provisions of this Ordinance. r ARTICLE 12. ADMINISTRATION AND Section 12.1 ~~?:8E~~STRA'I10N (a) The provisions of this Ordin~~e shall be administered by the Zoning b ministrator, who shall be appointed Y the Township Board tor such term and subject to such conditions and at such rate of compensation as said Board shctf1 determine. For the purpose of this or nance, he shall have the power of a police officer. �(b) The duty of enforcing this Ordinance shall rest in the Zoning Administrator including, unless otherwise provided for, the issuance and revocation of permits. He shall prepare and file an annual report with the Township Board on the operation of the Zoning Ordinance including recommendations as to the enactment of any amendments or supplements thereto. Section 12.2 RECORD OF NONCONFORMING USES (a) The supervisor of Arcada Township having, under the Arcada Township Zoning Ordinance, effective March 16, 1956, prepared a record of nonconforming uses in structures under the provisions of section 11.2 thereof, such record ls hereby retained and shall, immediately following the effective date of this ordinance, be amended by the Supervisor o! Arcada Township to reflect any changes therein caused by the establishment of district boundaries under this ordinance. Any nonconforming uses or structures existing under the aforesaid prior ordinance and not made conforming uses or structures by this ordinance are hereby declared to be nonconforming uses or structures as the case my be under this ordinance. Such amended records shall be deposited with the Zoning Administrator Immediately upon its completion by the Supervisor of Arcada Township. ( b) As soon as the record is flied with the Zoning Admlnlstrator, he shall provide for the examination thereof In his office for thirty ( 30) successive days by any Interested person for the purpose of noting errors or omissions, and shall give notice of the provision for examination by publication in a newspaper of general circulation in the county for three ( 3) successive weeks. (c) Errors and ommisslons in such record shall be corrected upon appeal and presentation of proof to the Board 0 f Appeal, during its first session fol1owlnir the close of said examination period, following which the corrected record shall be permanently filed in the office of the Zoning Administrator. The corrected record shall constitute Prima facle evidence of the nature and extent of nonconformance with reference to any land, premises, lot, building or structure existing at the time this Ordinance becomes effective. (d) Following the filing of the corrected record of nonconforming uses ~,?-d structures, It shall be the duty of -ue Supervisor and the Zoning Administrator to make continuous observation ot such nonconforming uses and structures and to report annually to the Board of APP8als on the discontinuance of any nonconforming uses or structures, ln;i,ual!dingbe the dates thereof. Such reports recorded in the minutes of the Boar d of Appeals. Section 12.3 BUILDING PERMITS (a) Except as otherwise provided, no dfell!ng or building subject to the prov slons of this Ordinance shall be erected • altered, enlarged, or moved upon ~y land, lot or premises until a permit erefor has been Issued by the Zoning Adrnl~lstrator In conformity with the Provisions of this Ordinance. an~uch permit shall be nontransferable must be granted before any work of r~avatlon, construction, alteration, ensu hement or movement Is begun. No build! permit shall be required for any ng located on any bona fide farm Provdlded such building ls not erected or use for dwelling purposes. (b) All applications for permits shall be submitted in duplicate to the Zoning Administrator not less than ten ( 10) days prior to the time when erection, alteration, enlargement or movement of a dwelling or building ls intended to begin. Such application shall be accompanied by a duplicate drawing to scale showing the location and actual dimensions of the land to which the permit Is to apply, the kind of building to be urected; the width of all abutting streets and highways, easements and public open spaces; the area, size and location of all dwellings or buildings erected or to be erected, altered or moved upon the premises; and the front yard dimensions for the nearest building on both sides of the proposed dwelling or building. (c) The application shall also show the location, dimensions and description of the water supply and sewage disposal facilities to be constructed, such as septic tanks and disposal fields, or any other facility used In the disposition of human excretia, sink wastes and laundry wastes; the location of existing wells on the premises adjoining the premises to be built upon, and the location of existing sewage disposal facilities on such adjoining premises; provided, however, that the Zoning Administrator Is hereby empowered to waive the inclusion of any details specified in paragraphs (B) and (c) of this Section in the case of any application where the facts are not pertinent to the purpose of this Ordinance. ( d) Nothing In this Section shall be construed as to prohibit the owner or. his agent from preparing his own plans and specifications, provided the same are clear and legible. (e) For each such building rrmlt issued. the following fees shal be paid to the Zoning Administrator who shall place the same in a separate fund to be known as the Township Zoning Ordinance Fund, which fund shall be used for the administration of this Ordinance only as directed by the Township Board. No permit shall be valid until the required lee has been paid: For the first one thousand ($1,000.00) dollars of cost, or part thereof, $2.00. For each additional one thousand ($1,000. 00) dollars of cost, or part thereof, $1.00. ( f) Within ten ( 10) days after the receipt of the application, t!'e. zoning Administrator shall Issue a Bwldmg Permit to the owner, or his duly authorized agent, provided the dwelling or building and the land and uses thereof as set forth In the application are In confo~mity with the provisions of this Ordinance and when such permit ls refused, ne shall state his reasons for refusal In writing. The Zoning Administrator shall tile one copy of the application with proper notations thereon, or attached thereto. relative to his approval or disapproval Including the date thereof, as a record. The second copy of the application shall be returned to the applicant with similar notations. Each building permit Issued under the terms of this Ordinance shall expire one year from the date of issuance, unless an extension thereof bas been granted by the Zoning Administrator in writing, prior to the expiration date; provided, that the Zoning Administrator shall set forth In the extension the time at which such extension shall expire. No fee shall be required for the extension of an existing building permit. �(g) Accessory buildings when er~ct• ed at the same time as the principal building on a lot and shown on the application therefor shall not require a separate Building Permit. (h) The Zoning Administrator shall have the power to revoke or cancel any permit in case ot failure or n~11Iect to comply with any of the provisions ot this Ordinance or in case of any false statement or misrepresentation made in the application. The owner or his duly authorized agent shall be notified ot such revocation or cancellation in wrltle,~tlon 12 .4 OCCUPANCY CERTIFICATE No dwelling or building, subject to the prpvisions of this Ordinance, shall be, occupied or used until the Zoning Administrator shall have issued a Certificate of Compliance and Occupany to the owner or his duly authorized agent. Such certificate shall be applied for coincident with the application for Building Permit. Within five (5) days after notification that the dwelling or building is ready for occupancy, the Zoning Administrator shall make final inspection thereof, and if it is found to be in conformity with the provisions of this Ordinance, shall issue the owner or his agent a Certificate of Compliance and Occupancy. He shall also record his action, including the date, on the copy of the application retained on file as a record. ARTICLE 13. BOARD OF APPEALS Section 13.1 CREATION There is hereby created a Board of Appeals, which shall perform its duties and exercise its powers as provided by Act 184 of Public Acts of 1943 as amended in such a way that the objectives of this Ordinance shall be observed, public health. safety and welfare secured and substantial justice done. Section 13.2 PERSONNEL OF BOARD As provided by said Act the Board of Appeals shall consist of three (3) members. The terms of said members shall be of such length and so arranged that the term of one member shall expire each year. One member must be the Chairman of the Zoning Board, the second a member of the Township Board appointed by the Township Board, while the third is selected and appointed by the first two from among the electors residing in the unincorporated area of the Township. The third member cannot be an elected officer of the Township or an employee of the Township Board. The total amount allowed any member of said Board of Appeals in any one year as per diem or as expenses actually incurred in the discharge ot his duty shall not exceed a reasonable sum, which sum shall be provided annually in advance by the Township Board. Members of the Board of Appeals shall be removable by the Township Board tor nonperformance ot duty or misconduct in office, upon written charges and after nublic hearing. Section 13.3 MEETINGS OF LOARD OF APPEALS Meetings of the Board of Appeals shall be held at the call of the chairman and at such other times as the Board In its rules of procedure may specify. The chairman, or in his absence the acting chairman, may administer oaths and compel the attendance of witnesses All meetings of the Board of Appeals shall be open to the public. The board shall maintain a record of Its proceedings which shall be filed in the office of the Township Clerk and shall be a public record. Section 13.4 JURISDICTION AND APPEALS (a) The Board of Appeals shall ~ct upon all questions, as they may arise in the administration of the Zoning Ordinance, including the interpretation of the Zoning maps, and may flX rules and regulations to govern Its procedure sitting as such a Board of Appeals. It shall hear and decide appeals from and review any order, requirements, decisl!)n or determination made by an administrative official charged with the henllforcement of this Ordinance. It s a also hear and decide all matters referdred to It or upon which it is require under this Ordinance. The concurring vote of a majority of the members of the Board of Appeals shall be necessary to reverse any order, requirement, deh cision or determination of any sue a d m I n i s t r a t I v e official, or to decide in favor of the applicant any matter upon which they are required to pass under this Ordinance or to effect any variation in this Ordinance. Such appeal may be taken by any person aggrieved . or by any officer, department, board or bureau of the Township, Coundty or State. The grounds of every such etermination shall be stated. (b) Such appeal shall be taken withIn such time as shall be prescribedrulby the Board of Appeals br general e, by the filing with the officer from whardom the appeal is taken and with the Bo of Appeals of a notice of appeal specfflifying the grounds thereof. The o cer from whom the appeal ls taken shall forthwith transmit to the Board, all the papers constituting the record upokn which the action appealed from was ta en. ( c) An appeal stays all proceedings in furtherance of the action appealei from unless the officer from whom thd aopeal is taken certifies to the Boar of Appeals after the notice of appeabls shall have been filed with him thf:t Y reason of facts stated in the certlf1cat~, a stay would in his opinion cause Imminent peril to life and property. in whlcedh case proceedings shall not be stay otherwise than by a restraining ordeJ which may be granted by the Boar of Appeals or by the Circuit Court. on application, on notice to the officer frodm whom the appeal ls taken and on ue cause shown. ( d) The Board of Appeals shall fix a reasonable time for the hearing of the appeal and give due notice thereof, tolnthe parties, and decide the same with a reasonable time. Upon the hearing anth~ party may appear in person or by agent or by attorney. The Board of Appeals may reverse or affirm, wholly or in part, or may modify the order, requirement, decision or determinatl~n in its opinion ought to be made premises, and to that end shall haV'j, 8 11 the powers of the officer from w 0 the appeal was taken and may Issue 0 direct the issuance of a permit. Where there are practical difficulties or unnecessary hardship in the way o! c~: Ing out the strict letter of thlS 8 nance, the Board of Appeals shall the power in passing upon appea18 1 vary or modify any of its rules, regu tions or provisions so that the spirltbllc the ordinance shall be observed. Jcu be safety secured and substantial Jud cehall done. The decision of this boar 5 intbe final. and any person having an h 11 erest affected by this OrdlnanceClrCsiit bave the right to appeal to the Court on questions of law and fact. tfe 0: ha'k ~i �Section 13.5 VARIANCES (a) The Board of Appeals shall have the power to vary or adapt the strict application ot any of the requirements of this Ordinance; provided, however, no variance In the strict application of any provision of this ordinance shall be granted by the Board of Appeals unless it finds: (1) that there are special circumstances or conditions fully described In the findings, applying to the land or building for which the variance Is sought, which circumstances or conditions are peculiar to such land or buildings, and do not apply generally to land or buildings In the neighborhood, and that said circumstances or conditions are such that the strict application of the provisions of this Ordinance would deprive the applicant of the reasonable use of such land or buildings. (2) that for reasons fully set forth In the findings, the granting of the variance is necessary for the reasonable use of the land or buildings and that the variance as granted by the Board Is the minimum variance that will accomplish this purpose. ( 3) That the granting of the variance will be In harmony with the general purpose and Intent of this Ordinance and will not be Injurious to the neighborhood or otherwise detrimental to the public health, safety or welfare. (b) ln granting any variance, the Board of Appeals shall describe any condi tlons that It deems to be necessary or desirable to accomplish the purpose of this section. ARSecTICLE 14 MISCELLANEOUS PROVISIONS tlon 14.1 SEPARABILITY U any section, sub-section, sentence, I c ause, phrase .,r portion of this ordinance Is, for any reason, held invalid or w1constitutlonal by any court of chom petent Jurisdiction, such portion ~ a 11 be deemed a separate, distinct and td'if8ndent provision and such holdings stna!a not affect the validity of the reg portions hereof sectnln 1on 14.2 AMENDMENTS Or~endments or supplements to tti;• .,_ ance may be made from time to o.uue In the same manner provided In Actd 184 of Public Acts of 1943 as amen ed. Section 14.S PENALTIES Any person, firm or corporation violating any of the provisions of this Ordinance shall be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in an amowit not exceeding one hwidred ($100.00) dollars or be Imprisoned In the Cowity Jail for a period not exceeding thirty ( 30) days or be both so fined and Imprisoned. Each day such violation is committed or permitted to continue shall constitute a separate offense and shall be pwilshable as such herewider. Section 14.4 EXlSTING ILLEGAL STRUCTURES AND USES: SAVlNGS CLAUSE Any structures or uses commenced after the effective date of the Arcada Township Zoning Ordinance adopted March 16, 1956 not ln conformity with the provisions of said Ordinance and not conforming to the provisions of this Ordinance are hereby declared Illegal structures or uses and the adoption of this Ordinance shall In no way affect any prosecutions or suits ln law or In equity commenced prior to the effective date hereof. In addition, any such Illegal structure or use existing or continued after the effective date hereof, shall be subject to all of the penalties and remedies provided by this ordinance. Section 14.5 VIOLATIONS, A NUISANCE Buildings erected, altered, moved, razed or converted or any use of land or premises carried on In violation of any provision of this Ordinance are declared to be nuisances per se. The Zoning Administrator shall Inspect alleged violations and shall order correction ln writing of all conditions fowid to be In Violation of this Ordinance. All violations shall be corrected within a period of thirty (30) days after the order to correct ls issued. The Township Board, the Zoning Administrator, the Board of Appeals or any person, firm or corporation affected by the alleged violation may institute proceedings at law or In equity to enforce the provisions of this Ordinance. The rights and remedies provided herein are cumulative and In addition to all other remedies provided by law. Section 14.6 EFFECTIVE DATE This Ordinance shall take effect March 1, 1959. Adopted by the Township Board of the Township of Arcada, Gratiot County, Michigan, this 15th day of January, 1959. FAY CHURCH 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 Arcada-Twp_Zoning-Ordinance_1959 Creator An entity primarily responsible for making the resource Arcada Township Zoning Board, Arcada Township, Gratiot County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1959-01-15 Title A name given to the resource Arcada Township Zoning Ordinance 1959 Revision Description An account of the resource Arcada Township Zoning Ordinance 1959 Revision developed by the Arcada Township Zoning Board January 15, 1959. Subject The topic of the resource Zoning--Michigan Arcada Township (Mich.) Gratiot 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/d9694318de235f813db677ba0a7810e3.pdf d842a850990a3c30a2bc988486db896e PDF Text Text community planning and management ll MASTER PLAN ADOPTED: JULY 10, 1991 �-- FROM THE llBRARY QFj Planning & Z:rning Center1 Inc. 1 ••• TABLE OF CONTENTS Page REGIONAL ANALYSIS INTRODUCTION REGIONAL SETTING GROWTH CORRIDORS Southeast Michigan Growth Corridors Macomb County Growth Corridors M-59 Growth Corridor Conclusions OTHER REGIONAL INFLUENCES Southeast Michigan Council of Governments (SEMCOG) Regional Development Forecasts County Airport Study ~ •.• • • • • ~ LOCAL PLANNING INFLUENCES Bruce Township Village of Romeo Ray Township Richmond Township Berlin Township POPULATION ANALYSIS INTRODUCTION POPULATION GROWTH TRENDS AGE CHARACTERISTICS HOUSEHOLD AND HOUSING GROWTH TRENDS POPULATION PROJECTIONS Constant Proportion Method Southeast Michigan Council of Governments Growth Rate Method Arithmetic Method Projection Summary 1 1 1 2 2 3 8 8 8 9 10 10 11 11 11 11 12 12 13 13 13 16 20 22 23 23 24 24 25 �~~ TABLE OF CONTENTS - Continued Page PHYSICAL FEATURES ~ ~ - -~ .-, ••- •- •• • -~ •~ 27 INTRODUCTION 27 EXISTING LAND USE 27 Residential Commercial Industrial Public/Semi-Public Other Uses Undeveloped 27 29 29 30 30 30 WETLANDS 31 WOODLANDS 32 SOILS 33 Conover-Parkhill-Locke Association Oakville-Boyer-Spinks Association PRIME AGRICULTURAL LAND ECONOMIC CHARACTERISTICS 33 33 34 37 INTRODUCTION 37 COMMERCIAL AREA CONCEPTS 37 Central Business Districts Shopping Centers Commercial Strips 37 38 40 MARKET ANALYSIS 40 TRADE AREA 41 RETAIL SALES POTENTIAL 41 OCCUPATION AND EMPLOYMENT CHARACTERISTICS 47 FUTURE INDUSTRIAL EMPLOYMENT 49 INDUSTRIAL PLANNING CONCEPTS 51 �'• TABLE OF CONTENTS - Continued Page GOALS AND OBJECTIVES 54 INTRODUCTION 54 GOALS AND OBJECTIVES 55 General Development Goals Agricultural Preservation Goals Residential Commercial Industrial Community Facilities Open Space and Recreation Transportation CONCEPTUAL DEVELOPMENT PLAN 55 56 56 57 57 58 58 59 60 INTRODUCTION 60 CONCEPT PLAN 60 No Growth Alternative Pro Growth Alternative Balanced Growth Alternative LAND USE PLAN 61 61 62 64 INTRODUCTION 64 AGRICULTURE 64 Agricultural Zoning Purchase or Transfer of Development Rights Open Space Zoning Farmland and Open Space Preservation Program Summary 65 67 67 67 68 SUBURBAN RESIDENTIAL 68 URBAN RESIDENTIAL 68 �"'• • -.. II II • • • TABLE OF CONTENTS· Continued Page LAND USE PLAN - Continued COMMERCIAL 69 INDUSTRIAL 70 · PUBLIC 70 FLOODPLAIN 70 ROADS 70 LAND USE PLAN SUMMARY 71 THOROUGHFARE PLAN 72 INTRODUCTION 72 THOROUGHFARE CLASSIFICATION 73 EXISTING THOROUGHFARE SYSTEM 75 State Routes County Roads 75 75 THOROUGHFARE PLAN 77 COMMUNITY FACILITIES PLAN 78 INTRODUCTION 78 UTILITIES 78 RECREATION 79 Neighborhood Parks Community Parks FIRE PROTECTION National Board of Fire Underwriters Standards 79 80 82 82 �• • • • • • • • • • • LIST OF TABLES Page Table Population Change by Growth Corridors Macomb County - 1970-1980 3 Population Change by Growth Corridors Macomb County - 1980-1990 5 Housing Change by Growth Corridors Macomb County - 1970-1980 6 Housing Change by Growth Corridors Macomb County - 1980-1990 7 5 Comparative Population Growth Trends 14 6 Population Change by Decade 15 7 Median Age 16 8 Population by Age 17 9 Age by Life Cycle Category 18 10 Housing Unit Change 20 11 Building Permit Trends 21 12 Household Size 22 13 Population Projection Summary 25 14 Existing Land Use Summary Armada Township and Armada Village 28 15 Shopping Centers Classified by Type 39 16 Estimated Spending by Retail Category 42 1 2 3 4 �• • • •.. • • • • LIST OF TABLES - Continued Page Table 17 Armada Township Estimated Retail Needs - 1990 44 18 Armada Township Estimated Retail Needs - 2000 45 19 Armada Township Estimated Retail needs - 201 O 46 20 Industry of Employment Armada Township and Macomb County 48 21 Occupational Characteristics Armada Township and Macomb County - 1980 49 22 Summary of Roadway Planning Standards 73 23 Location Standards for Fire Stations 83 �• • • • • • • • • LIST OF FIGURES Page Figure 1 Armada Township Growth Trends - 1940-1990 14 2 Comparative Growth Trends - 1940-1990 15 3 Population Change by Age - 1970 and 1980 17 4 Age by Life Cycle Category - 1970 19 5 Age by Life Cycle Category - 1980 19 6 Population Projection Summary 25 7 Existing Land Use Summary Armada Township and Armada Village 28 Armada Township Master Plan - Acreage Allocations 71 8 LIST OF ILLUSTRATIONS Page Illustration 1 Regional Location Map 1 2 Southeast Michigan Regional Growth Corridors 2 3 Sewer Service Areas 9 4 Existing Land Use Map 35 5 Natural Resources 36 6 Concept Plan 63 7 Cross Section Standards 74 8 Traffic Volumes 76 9 Park Master Plan 81 �• • • • • • • • • • • REGIONAL ANALYSIS INTRODUCTION The growth and development of a community is strongly influenced by its growth and position within the larger region in which it is located. This position represents a factor that realistically cannot be changed, but which must be recognized and accommodated . Local policies and decisions impacting land use, therefore, must take these regional influences into account to be relevant and effective . Many factors influence the growth and potential 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 control. The purpose of this chapter of the Armada Township Master Land Use Plan is to identify a framework of those factors that influence growth in Southeast Michigan and to provide information to Armada Township concerning its growth potential due to its position in the region. This information will provide a basis for Mure planning decisions and serve as a background for understanding the dynamics of the community's growth. This chapter will also consider the plans and policies of other governmental agencies that have an impact on ---..:;:""'°=--;,,, land use patterns and growth in the Township. P\IC( ., REGIONAL SETTING Armada Township is located in the north central portion of Macomb County, approximately 36 miles north of Downtown Detroit. Four communities share a common boundary with the Township, which include Ray Township, Richmond Township, Bruce Township and Berlin Township in St. Clair County. The Township's regional setting is shown in Illustration 1. IMO.ff REGIONAL -1- -· LOCATION _,,, MAP 1 �• • • • • • •,. ~ GROWTH CORRIDORS Southeast Michigan Growth Corridors ST: Within the Southeast Michigan region, there are a number of corridors along which growth has traditionally occurred. Each of these corridors originate in, or traverse, the core City of Detroit and migrate into the surrounding communities along established transportation routes. These corridors originally followed the major surface streets that radiated outward from downtown Detroit like the spokes of a wheel. Today, they largely follow the interstate freeway system and complementary major highway systems. These corridors are identified below and shown in Illustration 2. - .8 CLAIR ... , WASHTENAW hom otttOtt to : 1 2 S 4 5 MT. CLEMENS a PORT HURON UTICA 8 ROMEO PONTIAC 8 FLINT BRIGHTON 8 LANSING ANN AR9011t 8 JACKSON • MONROE a TOLEDO lltO SOUTHEAST MICHIGAN REGIONAL GROWTH CORRIDORS ICAl.l 2 Detroit to Mt. Clemens and Port Huron along 1-94 east and Gratiot Avenue. Detroit to Utica and Romeo along M-53 north (Van Dyke Road) and Mound Road. Detroit to Pontiac and Flint along 1-75 north and Woodward Avenue. Detroit to Brighton and Lansing along 1-96 west, the Lodge Freeway and Grand River. Detroit to Ann Arbor and Jackson along 1-94 west and U.S. 12 (Michigan Avenue) . Detroit to Monroe and Toledo along 1-75 south and Fort Street. Growth in the metropolitan area originally occurred along the shoreline areas north and south of the City of Detroit and along Woodward Avenue to the northwest. Many of these earlier growth communities have since matured, with new development activity shifting to other growth corridors in the metropolitan area. -2- �• • • • • • • • • I Macomb County Growth Corridors · Population Growth Trends - Within Macomb County, growth traditionally occurred along the Lake St. Clair shoreline communities, which is consistent with historical urban settlement patterns. The establishment of Mt. Clemens as the County Seat also contributed to the predominant development pattern along the eastern portion of the County . TABLE 1 POPULATION CHANGE BY GROWTH CORRIDORS - MACOMB COUNTY 1970-1980 ···················-·---·--·.. -·-··········--·--···----···--..---....--... ' I __. .......... ____ .._..__.._..........-....._.._...,. ·-. . ~=~;;~~::·;~.~~. . . . . ~~;;~·;·---r-·. . ·-·. --.. . . .--~~:~:;1;;-.. . . . . . ~~~~;. . . . . ., COMMUNITY 1970 1980 Number Bruce Twp. Romeo 2,213 4,012 3,823 3,509 1,610 • 503 j COMMUNITY % 72.8 ) Richmond City •12.5 Richmond Twp. i I 1970 1980 Number 3,234 1,719 3,536 2,453 302 734 9.3 42.7 1 5.5 0.9 i i % i :i•:1:;1~w~:= J :•rn: i:~ ••r:n~;~•:I:r :=: :x;~: .:; :;: 1 fi~Miiig~;i1~ ::::::::::::;~~:::: it;~:t :::,~1w •: : Ii ~tll! 1 Washington Twp. i.' 5,651 8,637 j:;Jlh;w~:~ ! i Shelby Twp. Utica ;:', : Sterling Heights 2,986 52.8 i i Lenox Twp. N- Haven 2,869 1,855 3,028 1,871 159 16 j Chesterfield Twp. New Baltimore 9,378 4,132 18,276 5,439 8,898 1,307 94.9 j 31.6 i 11,868 48,865 20,476 18,755 14,560 72,400 18,806 23,649 2,692 23,535 •1,670 4,894 22.7 \ 48.2 i -8.2 j 26.1 i ::::~:~:•:cj~:: ~::, :Mi;~:i :~mr tt :::•~,??.~ ! ::::::;;~:: :t:IiI:1:IJ;;J.:I}:1I~!tii ~;~~ 29,467 3,504 38,939 5,282 9,472 1,n8 61,365 108,999 47,634 32. 1 50.7 i n.6 \ i i i :,!· j :.!, • 1·•"'4:-·.:•.rr,· •,·er.::t:.••o\ .·.Gnn-,.•.:.•5"'"'·-=: 9 .:·.· M Center Line Warren · •.·•.·M .. ;;;\JJJMl,i :::: i:_··.•.:.••.·:.••.1 .... j TOTALS >:.· {;;;:;;;•> .:.•:•:•-:c::•/t•:••?6 • ) • J:i~ < 1<os """":"999 /? 10,379 179,260 < · ltS • ( )? <4>7:)~ ·:• • •· ·. :··•·•·~ ·; :• 59 / .,,.. " •.· •n? i ·•·· •~.··.••.·.·.•···. r,. ·.·.•·.·•:· ·1 :· •.·•.·.4 ··..· .':. · .M •i<ci•·1·e< ·1· o L .. · • 9,293 161,134 Fraser Clinton Twp. Mt. Clemens Harrieon Twp. •1,086 •18,126 : < 99 •.......964 > -:,.: •.·•. ! •10.5 East Detroit •10.1 ! Roseville ! St. Clair Shores wa;; :.ias .'.639 . . . . . r.1.•.1.•.·•..a•·.•·.·.·.4.•·: .27 =••·· .••·• • •· •. · •.·•. .• •.•·.•·..~ . •·.•·.,.•.·. ·. 9.·.··.··••~.·...·· .1·...··.2 ·.·..·.·•. ·.• · •·•·•·•·•·•·•······.·.· •:•:•:y·Jrn;: •:•.-:'·•··1~11:;g . . ,t~mr:: . .. 45,920 60,529 88,093 129 <.••·.•4 :. =..s · .· .•.•· · ·:· ·.•.·.•.·.·.· •.•· · · · · · .:·2 ···<·: 9.•45 ·· ·1·· ••.•..• .·.· ••.. .-.·•·.•2:,:-:9•·.·s • ·:1,_ I :.:.•.•.•.·.> . 38,280 54,311 76,21 0 -3- ! •16.6 -10.3 ! •13.5 ! l 94,542.:..• .•·.·• •· •·•1·. ~ .•·.~ 1 ..:. ):/.~ •/•~;7 · •.r/ ... ;...:4~.. ·.·.-.•. •·:;:t2 •· ·. ·; 317,693 332,819 15,126 4.8 l .................................................... · <>.·••.1. 295,851 339,616 43,765 14.8 ; TOTALS -·-·-·······--·--····-----....---·---................. _.................... ___ ..... ···-..--------------·-------·· Source: U.S. Bureau of the Census •7,640 -6,218 •11 ,883 �• • • • • • • • • • • I Following the Second World War, most metropolitan areas experienced a sweeping wave of population migration from traditional central cities into emerging suburban communities. In Macomb County, this migration first occurred within those suburban communities located along the perimeter of Detroit. The second wave of suburban growth in the County accelerated north along the Van Dyke/Mound Road corridor in the western tier of communities . By 1970, population levels in the western corridor communities (295,851 persons) nearly equaled the population along the eastern or shoreline communities (317,693). During the 1970's, population growth in the western corridor surpassed increases in the eastern communities. The 1980 Census revealed that the Van Dyke/Mound Road communities had a slightly higher population (339,616 persons) than the eastern corridor (332,819 persons) . The dramatic growth experienced by the City of Warren during the 1960's and Sterling Heights in the 1970's accounts for this shift in population. For example, in the ten-year period between 1970 and 1980, Sterling Heights grew by more than 47,000 persons. This gain more than offset the population loss experienced by the City of Warren during the decade of the 1970's. North of M-59, Shelby Township and Utica combined to report a population increase of 11 ,250 persons. Small increases were noted in those communities located north of 26 Mile Road. The increases do, however, provide evidence of a trend of population accelerating in a northerly direction within this corridor. To the east, the greatest population increases occurred in those communities located between 14 Mile Road and 26 Mile Road. Clinton Township (23,535 persons) and Chesterfield Township (8,898 persons) made the greatest contribution to the overall growth of this corridor during the decade. North of 26 Mile Road, the amount of growth was less than for the parallel communities to the west. Results from the 1990 Census suggest a leveling off of the explosive growth that occurred within the western corridor. Eastern corridor communities out-gained their counterparts in the west over the past decade. Today, these two portions of the County share nearly equal population levels. Smaller population increases were observed throughout both corridors. For example, within the M-53 Corridor, Sterling Heights reported a population increase of 8,811 persons, down from 47,634 the previous decade. Shelby Township, on the other hand, matched the increase that occurred during the 1970's, providing additional evidence of the continued movement of population north within this corridor. -4- I, I �• • • • • • - Clinton and Chesterfield Townships continued to be the major contributors to growth in the eastern corridor. These two communities experienced population increases of 13,466 and 7,629 persons, respectively, since 1980. TABLE 2 POPULATION CHANGE BY GROWTH CORRIDORS - MACOMB COUNTY 1980-1990 -----·----·--···----------------··-h•-•••--•-• -----·--·----------·---·-·-----··--·-·..·· M-53~~~-~~E.:~.?~-~~------•------;---------~~~~-~<?.17~-------.. ---•---H-;: : POPULATION CHANGE l POPULATION CHANGE l COMMUNITY 1980 1990 Number Bruce Twp. Romeo 3,823 3,509 4,193 3,520 370 11 •.. ···· ········· ···· ·· - .. . . .. ·· ·· ······ ····· ·· ·· -- .. Washington Twp. 8,637 9.7 0.3 ) Richmond Twp. 1980 1990 Number 3,536 2,453 4,141 2.528 605 75 :::=::::::::::::::::::::::::l :::::::::::::::::::::::::::::;::::::::::::::::::::::::::::::::.:::.::::::::=:::::;::::::::::: r11'1@;:~ ~::t !:tit~ : : i. j COMMUNITY i Richmond City % 2,749 31.8 j Lenox Twp. l New Haven : :~ ' 3,028 1,871 f!~Mi,;'i :I M!I Ji] i:~rl !}1:1:1~ !])! :*;tii i;::r;t; 'r~iii~;;.;~ : ':.: ··4,_899· . · ! Shelby Twp. 38,939 48,655 9,716 25.0 108,999 117,810 8,811 8.1 j 17.1 3.1 j j -:-:-::-:::-:-:-:::-::::_::..: : !]}~#ill\ ~Miicho38'Mlie :tt} 11,386 "' 3,069 2,331 ::trn~t! j 41 1.4 24.6 j 460 i~Si 'j ! Chesterfield Twp. 18.276 25,905 7,629 41.7 j j Fraser 14,560 72,400 18,806 23,649 13,899 85,866 18,405 24,685 -661 13,466 -401 1,036 -4.5 1 18.6 l -2.1 j 4.4 l iiiii~ 11li1t 11~ii:: :i~titi l """......... ~i•u ;11~ir~ ~1tirt1 T~ij :::,,:1: • . Sterling Heights [_. .)iliMi~i!iMJ;:: • ) Center Line Warren :,_i j Clinton Twp. j Mt. Clemen• j Harrison Twp. :~~l~'.:i !f;ti~Jl i ;;Jil J ::t,;tf~il~:, Mi~iJ:tt~ 9,293 9,026 -267 -2.9 ! Eut Detroit t ',;fa;iss'C :\fa;~ i 161,134 144,864 -16,270 i Roseville ! St Clair Shores •· •••.:·••.r~.•·_'·..7.·•·•••.••.••·i,.:•.::i :Mil~ t~ 14 Mii; -10.1 1 r-1at.1i1itd1i ; - ----AA11;-----r :: ::1%:427: :js:i,890f :~;~;~ L.!~TALS --~~2~----~:..5::: ______ ~=2! ____ ~~1 TOTALS _ _ _ _ Source: U.S. Bureau of the Census -5- 16.4 I ! ! ... ··•··· :•:❖:•:·:·.•.•:•'.•:•:•:-:- ;: •:-:-:-•-·.• 38,280 54,311 76,210 ·>·- i 35,283 51,412 68,107 -2,997 -2,899 -8,103 -7.8 -5.3 -10.6 / 168;801 ,. •. .154;802 . ~13,999 .. · -s;3. 332_,8_19_ _34 __1_,4_29 _ _ _8~2~ ___ i !:_· !:~...l �Household Growth Trends - In recent decades, population change alone has proven not to be the most accurate barometer of community growth and vitality. Much of the population decline experienced by the ring of maturing suburban communities surrounding Detroit is the result of declines in household size, rather than an exodus of residents from the community. Population decline should, therefore, not necessarily be interpreted as an indicator of community decline. Frequently, a community will experience an increase in the number of households concurrently with a decline in population. For this reason, household growth trends are considered to be a more valid measure of growth. Applying this measure of growth to the two identified Macomb County growth corridors reveals an overall balance between these two areas. Between 1970 and 1980, western corridor communities held a slight edge in the number of new housing units constructed. In spite of this increase, the eastern communities had some 5,000 more housing units. TABLE 3 HOUSING CHANGE BY GROWTH CORRIDORS - MACOMB COUNTY 1970-1980 !..............-............._..._ r. . . . ._. _. __. . . . . .·--··. M~~~; .~;;;;~-;,~;~. . . . --..------i ---··. ----·-..-·-~;~;-;~~;;;;........-..........-....................l -~;.;;;··--r ·-.. .-·--··. . . ··--··. . . .· · · . 1 j ! ~~~;;~~··~~-~~- ! j i 1970 1980 Number Bruce Twp./ Romeo 1, 179 1,825 646 COMMUNITY 54.8 2,171 3,322 1,151 53.0 Romeo !w)f/@:;,,) jffJ/,i\tijJ ~itfiiW~tili.! ! Shelby Twp. 7,571 1,265 j Utica I ~:iJIMiil l• • 12,319 1,952 1980 Number 1 Richmond City i Richmond Twp. 982 434 1,282 676 300 242 1 Lenox Twp. i New Haven 770 508 919 613 149 105 Sterling Heights 17,571 34,517 i Center Line Warren .l•jMlli:~~j~:!M./i;::: . 3,129 49,609 Mt Clemens j Harrison Twp. : ~;~1,tf 3,642 54,532 :~r.~ ::: ~;ir! 6,075 2, 118 . j Clinton Twp. ! jJ•ii!WMJ~ : n : :tt{~t 2,769 1,353 si:Jif': ~fb2Eitl,i: : l '.if :~.11 > s;193 96.4 j Fraser 3,067 4,832 ;.;-;-;:;:;••-••-.-/.;:•. _ . • • . _.. 16,946 l't/!£l! mwx~ 62.7 ; Chesterfield Twp. 54.3 j New Baltimore j j i 1970 illilh~r~~~,:1~,w~~ll 4,748 687 . .,, ' ··•·• ; ::::::-.•::-•:;.·.•.-:-:.:-:-.-•• -:•::.·::,.>,:.;.·-:-:-:-:·::::::::::::::-.•:,, i l " ·~~~ ~~; :i a;~ :: : ~: ::i~i~:1;111:·t~l:~ i:r: J:;t;::;: : i;~:;: :r j Washington Twp./ j ~~ ~~~~~-~~;;;· COMMUNITY ~iiij,i~isiiifa: i ..... 13,436 6,823 5,797 24,752 7,363 9,332 " 30.5 1 55.8 j :\~Ii! 19.4 20.7 T# !W&t1I 117.8 j 56.5 j 3,266 765 > j i ;i:&¥ r·. .• 1,765 11,316 540 3,535 ~t\i.1 i j 57.5 84.2 j 7.9 j 61.0 j w~:ij6·1 =:: Ji(f::1:~it~;:l6Mll!:rn t ~f~:~ :< !.fJ~\ · ·•u1r;1~ · · · •! &:J j 1 513 4,923 :. ~:~:: : 16.4 9.9 j l East Detroit Roseville ~o:st..l:.7~:;r()ii:J~r •··•.. ~:~.~ .......~}..~~.?.?. .._.....~:~~~..- ... 35.9 .l l.,TOTALS ._......- ... - ........ Source: U.S. Bureau of the Census -6- TOTALS 13,214 16,751 13,458 18,491 244 1,740 <:::.. .: :::.. :~~:( ~~ .......~..1.?:~.. - .....2~~....... ..... 1.8 10.4 j j t;i...:. . . 1 28.9.J �• • • • • • • During the 1980's, 18,536 new units were added in the eastern communities, giving them a slight edge in the total number of dwelling units. Sterling Heights, Warren and Shelby Township made the greatest contribution to the housing unit increases that occurred in the western corridor during the 1970's. Nearly 90 percent of the total increase took place in those three communities. The greatest contributors to the housing unit growth in the eastern corridor were Chesterfield, Clinton and Harrison Townships. Collectively, these three communities accounted for nearly 70 percent of the corridor's total housing unit increase for the decade . Following the pattern of the previous decade, Sterling Heights and Shelby Township again made the greatest contribution to total housing unit gain. To the east, Clinton Township, Chesterfield Township and the City of Roseville had the greatest housing unit increases during the 1980's. TABLE 4 HOUSING CHANGE BY GROWTH CORRIDORS - MACOMB COUNTY 1980-1990 ·---·---------------------------------------------------------···-··---·--··· : : ···-··----·------~=3~~~-~~':~.5>~~~------------1---· ~ HOUSING UNITS COMMUNITY 1980 1990 Number Bruce Twp./ Romeo 1,825 2,062 Z37 Washington Twp./ Romeo % 13.0 4,668 HOUSING UNITS COMMUNITY i Richmond City Richmond Twp. :~~\~ !:i: ; :=!ii;w:~Mll::j ttf:~'.~ 3,322 -~~~~~~!'~---·------·---···-···-····!~ ! l f:lit'i!W~M~ i i . .1 CHANGE 1 1,346 40.5 ! Lenox Twp. I l 1980 1 HO Number 1,282 676 1,662 783 380 107 1,018 824 ~i:llii!tliMitl : !:~:: :, : i:I;:;;iil'I:tit~=1:: rn~;ii: f:i ll :M1,:~i2Mi" ,,: ,·• i .I~ ::1 i:!:11;~ i i 12,319 1,952 r :;::: ..,,::,:;;:;,;,,;- . . .·....·.· ......•. •,• Shelby Twp. Utica f M~\~~Miki t : =·=:=-·- 1,,,,,, . erling Heights .S . t ·:i1;;;:tu: 43.1 0.5 ! Chesterfield Twp. j New Baltimore 42,317 7,800 22.6 ij Clinton Fraser Twp. Mt. Clemens Ji::;~:;? ]C:i.:= }' : ~:: 1-;i~i;;tc,:M:~ r ·. • Li4Mlle'to'M$ • . . .. .. \ Center Line f•;:Miitw:11a1,!? : .,·. < ; L!~!~~ . . .•• • •:-:-::::::: i ·· _.-.-:-. 3,986 56,189 344 1,657 =n:::ss:1t4 ••\:,61:1,frn > zoof 3,642 54,532 Warren • . •. • 112,109 9,594 2,459 ::-r :::::;.:-:-/•.•.• i Harrison Twp. ; :::::·.;.·· 6,075 2,118 ~~i ::,;;:J\l:@1~-is'Mit: •,•·- \:•· •·• • • _·· ·s:193·? .. 34,517 5,311 10 i i,_ % 29.6 15.8 128,814 9.4 3.0 ·.. ·.·. 16:?.?: ___ l East Detroit i Roseville l St. Clair Shoree 4,832 24,752 7,363 9,332 46,279 . :- -·-: ~-. :-.·-·· ~~:~.1 .. .. 13,458 18,491 27,154 . .. ·-·.. TOTALS - - - Source: U.S. Bureau of the Census -7- l 10.8 : 34.4 j iid1tj_ 3,519 341 .:~;;~:<: • 1.s#, >> 57.9 16.1 510 9,186 364 1,284 j 41.1:.: j .-.-.•----··••-· 5,342 33,938 7,727 10,616 ! . ; 10.6 \ 37.1 j 4.9 j 13.8 i · · · · sf~ -:. ;\;~ ., . : = ;r~ ! :::;:irr:1~1;::J4:M11: : . ~.~~:.·.·. i ! 99 211 I 17,630 1,962 ! .: j;~·'f=:urz~• ,-?i?atr ><2~,;!! i 919 613 New Haven . .1 CHANGE . 13,684 20,025 27,929 226 1,534 ~1.~ · :::~ n5 1.7 8.3 2.9 ::: ::,,._ ;• .. ; ! i l Ii ~-~.?:..~---~-3.::!'l...____1!~--J~~•..i �~ • • • • • • M-59 Growth Corridor As reflected in the preceding analysis, the rapid rate of population and housing growth experienced by communities in western Macomb County over the past 20 to 30 years has brought both growth corridors into an overall balance in the number of residents and total housing units. The pace of population and housing unit change experienced by these two corridors does not, however, fully explain overall County growth patterns, for an eastwest corridor has emerged along M-59. This corridor provides a bridge across the County linking the east and the west. Plans to widen and improve M-59 in the near future reinforce its importance . The communities most impacted by this corridor include Shelby Township, Chesterfield Township, Sterling Heights, Utica, Macomb Township and Clinton Township. Collectively, these communities, excluding the City of Utica, experienced a population gain of 48, 106 persons during the past decade. More than 28,000 new housing units were constructed in these communities since 1980, accounting for more than 80 percent of the total housing unit increase for both corridors. Communities located proximate to M-59 are clearly positioned to be further impacted by Mure County development trends. Conclusions Several conclusions can be drawn on the basis of this analysis. The first is that growth in the County has shifted from the eastern-most Gratiot Avenue Corridor along the Lake St. Clair shoreline to the western-most tier of communities located along M-53. With the exception of Macomb Township, these communities located along North Avenue have yet to experience the pace of population and housing growth evident elsewhere in the County. The growth in Macomb Township is the result of its location along M-59 which is emerging as an important east-west growth corridor. North Avenue has yet to provide evidence of the continuous growth noted in the two flanking corridors. It should also be noted that growth in neither the M-53 nor the Gratiot Avenue corridor has yet to reach the County's northerly tier of communities. While Armada Township will likely continue to experience population and housing growth in the Mure, the Township is located outside of the County's two predominant growth corridors. This location will influence future planning policies for the Township into the next century. -8- �• • • • • • • • OTHER REGIONAL INFLUENCES Southeast Michigan Council of Governments (SEMCOG) Historical Perspective - Over the past decade, the Southeast Michigan Council of Governments has emerged as the primary regional planning organization for the sevencounty Southeast Michigan region. SEMCOG's influence originally stemmed from its role as the Federally-mandated regional review agency for this region. This role, commonly referred to as the A-95 review process, provided SEMCOG with an opportunity to review and comment on all State and Federal grants offered to local communities in the region. This review was intended to provide an opportunity to input a regional perspective to grant programs and ensure coordination among programs and avoid duplication of effort . The A-95 review process was subsequently terminated by the Federal government pursuant to Executive Order 12372. The process has been continued in Michigan, however, through the authority of the Governor's office . SEMCOG's role in regional planning over the years has expanded well beyond their original function of monitoring local participation in Federal grant programs. Today, SEMCOG is involved in many other important regional planning activities, including: transportation planning, the development of population, household and employment forecasts, water quality planning and economic development, among others. Certain of these activities should be considered in the development of the Master Land Use Plan for Armada Township. The more relevant activities for the purpose of this Plan involve SEMCOG's Land Use Policy Plan, small area forecasts and transportation planning activities. Sewer Service Area Map - In response to increasing concerns regarding urban sprawl, SEMCOG recently amended their sewer service area map. The purpose of the map is to assist SEMCOG in determining which sewer projects qualify for funding assistance available through either State or Federal sources. ... _,,I ' , ..... ,/ """ '\ "<:::: \ The map recognizes that urbanization is highly dependent upon the availability of utilities and seeks to direct growth to areas where existing sewer lines are currently available. The map shows the existing and proposed sewer service areas confined to the Village of Armada and small contiguous areas of Armada Township. This map does not anticipate any significant extension of utilities beyond the limits of Armada Village (see Illustration 3). \ 3 SEWER SERVICE AREAS -9- �I • • • • • • • I Regional Development Forecasts Every five years, SEMCOG prepares a series of population, household and employment forecasts on a regional, county and individual community basis. These forecasts are prepared for five-year intervals between 1990 and 2010. The results of this process are summarized in the chapter describing Armada Township's population characteristics. Regional Transportation Plan • Transportation planning is another important regional planning activity undertaken by SEMCOG. The primary purpose of SEMCOG's transportation planning process is to identify the region's major transportation system problems and recommend alternative solutions for dealing with these problems . SEMCOG's Year 2005 Regional Transportation Plan for Southeast Michigan identifies anticipated transportation deficiencies to the year 2005, based on projected population, household and employment growth levels . SEMCOG's plan identifies 11 lmprovement Corridors11 , which include those major regional thoroughfares that demonstrate the greatest need for additional capacity. Of the 24 improvement corridors identified by SEMCOG, none pass through Armada Township. One corridor, however, namely M-53, is located proximate to the Township. Extension of the M-53 bypass around the Village of Romeo has been in the planning stages by the Michigan Department of Transportation (MOOT) for a number of years. Plans for the construction of this road have been finalized and the State is currently in the property acquisition stage of the project. It is anticipated that this bypass extension will be completed in the early 1990's. Improvement of the M-53 corridor may have an impact on Armada Township, especially the southwest corner of the Township, near the intersection of 32 Mile Road and Powell Road. Plans for the freeway bypass include entrances and exits at 32 Mile Road. This access may help facilitate industrial development in the vicinity of the Ford Motor plant in the Village of Romeo. Continued development of industrial uses in this area may extend into Armada Township in the Mure. County Airport Study Macomb County recently evaluated the need for a public airport serving the County and the suitability of specific sites for meeting these requirements. Among the sites considered in this study is the Romeo Airport, which is located along the Township's southern boundary. The Executive Summary of the Macomb County Aviation Feasibility Study made the following conclusion relative to this airport: 11 lt is assumed that Romeo could continue to function unthreatened and adequately serve its users without public intervention. 11 While this site may not be considered suitable for improvement as a public airport, this does not preclude its continued expansion as a private facility in the Mure. The airport has the capability of accommodating turbo props and small jets. The location of this facility on the Township's boundary will undoubtedly have an impact on long range planning in Armada. -10- �• • • • • • • • LOCAL PLANNING INFLUENCES In addition to the other regional planning issues identified earlier, Armada Township is also influenced, to some extent, by planning and development activities occurring in neighboring communities. Four communities share a common boundary with Armada Township, three of which have adopted master plans that need to be considered in the development of this Plan. 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. Summaries of the master plan designations for those communities where they abut Armada Township are included as follows . Bruce Township Bruce Township and Armada Township share a common boundary for five (5) miles. Unlike the Township's other boundaries, no road is located along this boundary. Agricultural is the proposed long-term use of this adjoining land from Boardman Road. Industrial is planned for that portion of the Township between 33 and 34 Mile Roads. Village of Romeo Romeo also shares a portion of Armada's western boundary for approximately one (1) mile along Powell Road, between 32 and 33 Mile Roads. The existing Village Master Plan, which was done in the 1960's, anticipated that this area would be developed for residential purposes. This area has since been developed for industrial purposes. Ray Township Armada and Ray Townships share a common boundary for approximately six (6) miles along 32 Mile Road. Most of this boundary in Ray Township, from Romeo Plank Road east to Omo Road, is planned for agricultural uses. The only exception to this pattern is at the northwest corner of Ray Township, where a somewhat more intensive Mure land use pattern is anticipated. The Romeo Airport and adjacent industrial development account for this increase in the planned Mure land use. Land reserved for floodplains is noted at those locations where the Clinton River and both branches of the Coon Creek cross 32 Mile Road. -11- �•~ • • ~ Richmond Township Continued agricultural uses are planned for a large portion of the common boundary between Armada Township and Richmond Township along Omo Road. Single-family residential is planned along Omo, between south of Irwin Road to approximately one-half (1/2) mile north of 34 Mile Road. Future commercial development is planned for the intersection of Omo Road and Armada Ridge Road. Berlin Township Berlin Township lies north of Armada Township in St. Clair County. The common boundary between Armada Township and Berlin Township is designated for residential/agricultural purposes. -12- �• • • • • POPULATION ANALYSIS INTRODUCTION The population of a community, its composition and characteristics, is a basic ingredient in planning for the Mure. Historical and current population trends can be used in various ways. They illustrate problem areas of development and provide an indication of probable Mure needs. Proper planning of Mure land use, roads, and community facilities must take the existing distribution of population and Mure 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 over-concentration. 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 Mure planning related decisions. Included in this analysis is a discussion of population growth trends, age and household characteristics, and anticipated Mure population levels. POPULATION GROWTH TRENDS Armada Township's population has more than doubled during the 50-year period between 1940 and 1990, from 1,064 persons in 1940, to 2,943 persons in 1990. With the exception of the 1950's, Armada Township has gained population since 1940. Since 1960, the Township experienced population increases when each ten-year census was conducted. The largest increase occurred during the 1970's, when 894 new residents were added to the Township. Census results for 1990 show an increase of 448 over the past ten years. See Table 5. -13- �• • • • • TABLE 5 COMPARATIVE POPULATION GROWTH TRENDS . l Community 1940 ,~ad;}f9w~t1ip::::::: : 1.os:i> _ _ _ . . _ _ _ _ _ _ . . . . _ . _ _ _ _ _ _ _ _ _ _ _ ............ - · - - · - - - - - · · · - - - - - · · · - - - - · · - - · - - · - - - · - - · - - - - - - - · · · · - - · · - · - · · - - · - - - · - - - - • - - - - · · · · - - · · · I Armada Village j Ray Township I Bruce Township j Richmond Township j Macomb County 1950 1960 1970 1980 951/ 1:1: (jl:1;i~!! i:!i! !j,®i i: 1 1 g~ 'I 961 1,111 1,352 1,392 1,548 1,439 1,671 2,086 2,683 3,121 3,230 785 996 1,538 2,213 3,823 4,1931 1, 155 1, 194 1,385 1,719 2,453 2,528 107,638 1~.:.~~~......_.~~.804 1940-1990 3,500 . . - - - - - - - - - - - - - - - - - - - - - - - - - - - - , 3,000 - - - - - - - - - - - - - -- -- - - - - --- w 2,500 1 - - - - - - - - - - - - -- - -------,,,,,, z 0 (/) 2,000 i - - - - - - - - - - - - - -- - - -- ---1::::::, u. 0 ffi 1,500 1--- - - - -- -- - m :'.2 ::> 1,064 Z 1,000 ____951 --- -- 500 0 1940 1950 1960 1970 YEARS -14- l j .~~~:.~~~ .........~~:.~~ ........ 715,240.,l FIGURE 1 ffi j 865 ARMADA TOWNSHIP GROWTH TRENDS a. . 199~.l 1980 1990 �• • • • • • • • • ~ TABLE 6 POPULATION CHANGE BY DECADE .. ·-··-··--------····-----------···-··--·· ..-----------·-----------------·-----------------·-----..------·-···········.. 1940-50 , 950-60 , N0-10 , ,1o-ao , 980-to I 1 i Community l:~g#rr~~i! Number j Armada Village I Ray Twp. ! ! Bruce Twp. Richmond Twp. % Number % \I:]ij } ' 385 } 96 11 232 Number Number % Number % % i •1·•· ,, ~ I •.t 20 150 16 241 22 40 3 156 :1 1; ;! :I 11 j 16 415 25 597 29 438 16 109 3 211 27 542 54 675 44 1,610 73 370 10 39 3 191 16 334 24 734 43 75 3 1 = !~ , = • l ! ! !. ·--·········--··-·-·-·-·--··--Macomb County n,323 71 220,843 119 120,505 29 69,291 11 20,640 2 l ........._................................. -........... __.................. _................................. _........... -.................... _............. . FIGURE2 COMPARATIVE GROWTH TRENDS 1940-1990 5,000 . - - - - - - - - - - - - - - - - - - - - - - - , BRUCElWP / ,,.---- -- / / AAYlWP ··········"····· / 1-------------------..!✓~ ·············/ / .... •• ••·••• ••• • . ····· / / :.: :.: :: __ ..,. __ 0 1940 1950 1960 1970 YEARS SOURCE: U.S. BUREAU OF THE CENSUS -15- 1980 1990 �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 Mure Township service demands and land use requirements. Among the most significant trends revealed by the last Census was the steady aging of the nation's population. This trend is evident on national, state and local levels, as shown in Table 7. TABLE 7 MEDIAN AGE l Geographic Area ----·---·--·--·----··-,---, 1950 1960 lj~~~!i'! 'i)':'(; ; ;&;;"•~~T . 1970 1980 j •~:i :::·I!I m -·---·--------------·-·--------·-----· The median age of Armada Township's population also reflects this larger trend. In 1970, for example, the Township's population had a median age of 25.5 years. This figure increased to 27.8 years in 1980. Between 1970 and 1980, Armada Township experienced a population increase of 934 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 tenyear period and which groups made the largest contribution to the Township's overall population increase. Each of the twelve age groups shown in Table 8 reported population increases between 1970 and 1980. The greatest increases are noted in the three age categories comprising residents between the ages of 25 and 44. Collectively, these three categories increased by 347 persons. Persons under the age of 45 accounted for 80 percent of the Township's population growth during the 1970's. -16- �TABLE 8 ___________ POPULATION BY AGE ___ , 1970 I Age 1980 Change 1970 -SO Number % Number % 149 9.3 193 7.7 167 10.3 223 8.9 204 12.1 290 11.6 + 44 + 56 + 86 169 10.6 260 10.1 + 101 6.3 188 7.5 + j Under 5 I s-9 I 10-14 I 1s-19 : 20-24 :: : : : ! ! ! 99 ! ! 187 : :::: ::: Il 4.3 + 26 3.1 113 4.5 + 64 76 4.8 110 4.4 ! + 34 I 47 2.9 63 2.5 + 01 5.1 : 60-64 49 I 75+ I 101 ss-59 I 65-74 j 16 ! ~ 11~l~:'.z2:l!;i!l;1.,e.i:: 1e2ftl:it:![!!:~: 1~!~~}l:I1M~22I:\L~~~j±l~ '. :I 1 1 < l'IOURE3 POPULATION CHANGE BY AGE 1970 AND 1980 400 . - - - - - - - - - - - - - - - - . 300 1n ·. . ! -'.,l. < w- :\li:.1--"".:•· _'IT,:_-::,_.• - - Iii Iii l!i \: : I IMH 0 ~ :;; ~ Iii :Ill { 1ll ill 1] UNDER 5 10-14 20-24 35-44 55-59 65-74 S-9 15-19 25-34 45-54 60-64 75+ AGE CATEGORIES • 1970 CJ 1980 SOURCE: U.S. BUREAU OF THE CENSUS -17- �• • • • • 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: preschool, school, adolescent/family formation, middle-age, and senior citizens. The distribution of the Township's and the County's population into each of these categories is shown in Table 9. TABLE 9 AGE BY LIFE CYCLE CATEGORY I Armada Township ! Category 1970 1980 9.3 7. 7 School (5-19) 33. 7 31.3 Family Formation (20-44) 28.2 35.2 Middle-Age (45-64) 21.1 18.8 7.7 6.9 j Pre-School (0-4) j I j l Seniors (65+) j j Category ! Macomb County Pre-School (0-4) l School (5-19) ! Family Formation (20-44) ! Middle-Age (45-64) 1, Seniors (65+) j ! I I j j I j j 1970 1980 10.3 6. 7 ! 33.5 26.9 j 33.9 37.8 17.5 20.8 i ! ..---··-·---4.~_..___ 7. 7 \ The pre-school category is a good short-range indicator of Mure school enrollment trends and the impact that these trends may have on the use of existing or planned school facilities. Between 1970 and 1980, the percent of the Township's population under the age of five declined from 9.3 percent in 1970, to 7.7 percent in 1980. -18- �• • • • • I I 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 (1/3) of all Township residents were between the ages of 5 and 19. By 1980, this group declined to 31.3 percent. The family formation and middle-age categories comprise more than one-half (1/2) 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 1980, the percentage of the Township's population in these two groups increased from 49.2 percent to 54.0 percent. FIGURE4 AGE BY LIFE CYCLE CATEGORY -1970 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. While the number of Township residents over the age of 65 increased in 1980, they represent a smaller portion of the Township's total population than they did ten years earlier. FIGURES AGE BY LIFE CYCLE CATEGORY-1980 -19- �• • • • • • • • • HOUSEHOLD AND HOUSING GROWTH TRENDS 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. Household growth trends represent another important trend revealed by the 1980 Census. 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 the size of the average household. At the national level, household size declined to a record low of 2. 75 persons per household . 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. (1l The aging of the 11baby boom 11 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 1970's, contributing significantly to the number of new households. TABLE 10 HOUSING UNIT CHANGE .. . ·-·-------·--·---------------· ! Total Percent ! i ;;: ~ i ~ Dwell:: UnHa : Change Change : l:....--···------·--::: ::: --~~ ---:::: I : Source: U.S. Census 1 (l Russell, Cherly. 11 lnside the Shrinking Household, 11 American Demographics. Volume 3, No. 9; Ithaca, New York; American Demographics, October, 1981; pp. 28-33. -20- �Armada Township shared in the rapid rate of housing unit growth that characterized the ten-year period between 1970 and 1980. During this period, approximately 288 new housing units were built in the Township, for an increase of 65.5 percent. Census data for 1990 reports an increase of 171 housing units in the Township over the past ten years, for an increase of 23.5 percent. This is a decline from the change observed ten years earlier. It is possible to determine the pace of housing change occurring in the Township by tracking the number of building permits issued for new construction on a yearly basis. Data compiled for Armada Township shows a relatively flat rate of new housing construction for the first half of the past decade. The most significant growth is noted in 1986 and 1987, when 23 and 38 new home permits were issued. TABLE11 BUILDING PERMIT TRENDS --------··----Slngle-Famlly i l Year Permits Issued l i 1980 i 1981 0 10 j ! ii 1982 6 1983 7 l 1984 4 1985 9 1986 23 ! 1987 ! 38 1988 16 j 1989 13 j ! ! ! i:_ j i ! ! ! ! ~ !~~rz:: J==~jl~! :::i!~::sir~t~J -21- �• • • • • "'• Consistent with National and State trends, the size of the average household in Armada Township declined over the 20-year period between 1970 and 1990. For example, in 1970, the Township reported an average household size of 3.64 persons. By 1980, this figure had declined to 3.55. Preliminary 1990 data suggests that household size has again declined to a level of 3.35. In spite of these declines, the average household size for Armada Township remains slightly higher than similar figures for either the County or the State. See Table 12. TABLE 12 HOUSEHOLD SIZE -----·-·-·-------·- ---·-----·· 1960 i. J:1:;;;~!'.:ili!:ll~te:1 ! Macomb County i Michigan ·----·-··--··--· 1970 1980 1990 ·.·.· i j . :,:., ..:::r:::il sl! ::j \: \:j \j ~il:il ::;:i;:: 3;5~:;: : . ?f~ :i! I 3.79 3.63 3.00 2.70 3.49 3.27 2.84 ------= - , POPULATION PROJECTIONS Projections of future population growth provide the bridge between the present and the Mure in the comprehensive planning process. These projections help dimension Mure land use requirements, as well as the demand for various municipal services. Projections of Mure population growth need to consider the growth of the larger geographic region within which the community is located. For the Township, this involves considering Mure population growth within the community as it relates to growth for Macomb County and Southeast Michigan as a whole. Several techniques are traditionally used to project Mure population growth. These alternative approaches to population forecasting, and the results that they yield, are summarized in the following discussion. Also included as part of this analysis are population projections that have been prepared by the Southeast Michigan Council of Governments. -22- �• • • • • : Constant Proportion Method The constant proportion method of projecting population assumes that Armada Township will maintain the same share of Macomb County's population in 2000 and 201 O as it did in 1990. Applying this projection method yields the following results: Macomb County 1990 Population Armada Township 1990 Population Share of County's Total Population - 717,400 2,943 0.4% Macomb County 2000 Population Armada Township 2000 Population - 743,763 2,987 Macomb County 201 O Population Armada Township 201 O Population - 736,117 2,944 This method uses anticipated Mure Macomb County population levels projected by the Michigan Department of Management and Budget. A somewhat high County growth rate is expected according to SEMCOG forecasts. When these projections are substituted for the State of Michigan figures, the following projections for Armada Township are noted: 1990 - 3,163 persons; and 2000 - 3,316 persons. Southeast Michigan Council of Governments Population projections to the year 201 O were developed by the Southeast Michigan Council of Governments as part of their updated Small Area Forecast process for 1989. These projections are summarized as follows: 1990 2000 2010 - 2,943 (actual) 3,511 4,038 -23- �• • • • : • Growth Rate Method The growth method is an alternative projection technique that assumes that the Township's growth rate between 1990 and 2000 will be similar to that which occurred between 1980 and 1990. This method further assumes that the Township's 1990 to 201 0 growth rate will be identical to the rate that occurred between 1970 and 1990. This technique yields the following results: Armada Township 1980 Population Armada Township 1990 Population Percent Change 1980-1990 Projected Change 1990-2000 Projected 2000 Population 2,495 2,943 18.0% Armada Township 1970 Population Armada Township 1990 Population Percent Change 1970-1990 Projected Change 1990-201 0 Projected New Population 1,601 2,943 83.8% 2,466 5,409 530 3,473 Arithmetic Method The arithmetic method is similar to the growth rate method in that the population projections are based on the growth that occurred in the preceding decades. This method, however, uses actual numbers rather than percentages and yields the following results when applied to Armada Township: Armada Township 1980 Population Armada Township 1990 Population 1980-1990 Change Projected 2000 Population 2,495 2,943 448 3,391 Armada Township 1970 Population Armada Township 1990 Population 1970-1990 Change Projected 201 0 Population 1,601 2,943 1,342 4,285 Each of the preceding techniques offer what are essentially textbook approaches to projections of Mure population levels. The range of projections needs to be evaluated in relation to Armada Township's position in the region, as well as other variables influencing population growth trends. -24------- �• • • • • • • Projection Summary The anticipated population levels for the Township, using each of the different projection techniques, are summarized in Table 13. TABLE 13 POPULATION PROJECTION SUMMARY ·----·--·· ·-·······-·-·-·---·--·---··-·--·· . Constant Proportion . 1990 2000 2010 2,943 2,987/3,163 2,944/3,316 ::C":~___ ;~_ : :; __3;_ _ I 1 FIGURE& POPULATION PROJECTION SUMMARY 6,000 . - - - - - - - - - - - - - - - - - - - - - - - - - - - - , 5,409 5,000 - - - - - - - - - - - e 4,ooo ~ - - - - - - - - - ClJ CIJ a: w a. ~ 3,000 a: w ID ~ 2,000 z 1,000 Constant Proportion Growth Rate Arthmetic PROJECTION METHOD 0 1990 8] 2000 -25- • 2010 SEMCOG �• • • • • • •II The projections for the turn-of-the-century suggest a population level of between 2,987 and 3,511 persons. This reflects an increase of between 61 and 585 persons. For the year 2010, the projected increases range from 2,944 (+ 18 persons) to 5,348 persons over 1990 totals. Based on the range of possibilities offered by these alternatives, the following projections appear to offer a reasonable view of anticipated future growth: 2000 - 3,200 persons 201 O - 3,600 persons . Continued declines in household size are also expected to occur. SEMCOG projections anticipate that the size of the average household in Armada will decline to 3.3 in 2000, and then 3.1 for 201 0: 2000 2010 - 970 - 1,161 These projections should be viewed as offering a preliminary assessment of the Township's Mure growth potential. Achieving these population and household levels is obviously dependent upon a number of factors. These include overall population and economic growth in Southeast Michigan and Macomb County. Township policies regarding Mure growth will also have a bearing on whether or not these projections will be realized. -26- �• • • • 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 activities because of their potential impact. 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. The following study provides a detailed explanation of Armada'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. This study also examines other aspects of the physical environment that may influence Mure development patterns. These include an identification of 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 Existing land use data for Armada was derived from a field study of the entire Township which was conducted during the Summer of 1989. Information obtained from the field was subsequently transferred to a Township base map. The total amount of land area occupied by each category was also measured. The results of this process are summarized in Table 14 and in the following narrative descriptions of each category. Residential Residential units, consisting primarily of single-family homes, occupy approximately 868 acres of land. More than eighty (80) percent of this residentially used land is located in the Township, with the remaining residential land in the Village. A greater percentage of the Village's total acreage is being used for residential purposes (28.9 percent) compared to the Township (3.2 percent). Most of the Village's residentially used land is located in platted subdivisions. -27- �TABLE 14 EXISTING LANO USE SUMMARY ARMADA TOWNSHIP ANO ARMADA VILLAGE :·----·-·--··----·-··--~da ~ ~ I p ~:;;;;:;;-· T;~;~·--··-···-··-1 Acr• Percent Acr• Percent Acres == I,.·_=.. 736.0 3.2 132.8 28.9 868.8 3.7. :: :~ ,;:: 2: : .:: ::: i ···::: ::: 47.0 10.2 ···:: :~ I 20,714.9 90.7 166.6 36.2 20,885.3 89.7 i , Residential i,,! p"""' Undeveloped l::t~;.:f . ···;;;;>: ; ; :; ;j~~i§ . . ·•.·.::::::i.:titi;J=; ·_~ : : : ::::::::r .tot>;p : (_ _:~:~:9. Percent ;'=,,,:_1 >\::,~;9:)I Ill II II l'ICIUM7 EXISTING LAND USE SUMMARY II .. I j . Land Use Category Developed 10.3% Undeveloped 89. 7% Roads 49.4% Developed Land Summary Developed/Undeveloped -28- �I I I I I I I • • "- Single-family home sites in the Township are located in a linear fashion along the frontage of the Township's major road system. The absence of developed subdivisions can be attributed to the lack of municipal water and sewers and the presence of soils that are not capable of supporting septic systems at an urban density. Road frontage residential development contributes to the creation of future land use problems. Foremost is the isolation of the interior acreage. This isolation frequently jeopardizes the continued use of this acreage for agriculture. It also limits the development potential for Mure residential uses. No multiple-family units are located within the Township. Several small multiple projects were noted in the Village. Collectively, these developments occupy only a small percentage of the community's total residentially used acreage. Commercial Armada has an existing commercial base of approximately 33 acres, most of which is concentrated within a several block area in the Village. For the most part, this commercial development has a convenience commercial orientation and is intended to meet the day-to-day retail and service needs of Village and Township residents . The remaining commercial activity located in the Township consists primarily of farm markets and related agricultural uses. These activities are distributed throughout the Township along the major road system. A small concentration of these uses are located along North Avenue, north of the Village limits at the Armada Center Road intersection. Industrial Industrial facilities occupy a relatively small portion of the Township's total land area (59.4 acres). Existing industrial uses consist primarily of light manufacturing and transportationrelated activities. The location of these uses is largely confined to the southern portion of the Township and in the Village, near the intersection of North Avenue and the railroad tracks. An emerging industrial area is evident in the far southwest corner of the Township, near the intersection of 32 Mile Road and Powell Road. This area is appropriately located near the Village of Romeo's industrial park and is proximate to the planned extension of the M-53 freeway. The factor limiting the development of this area for more extensive industrial purposes is the absence of public water and sanitary sewers. -29- �I I I I I I I - - - Public/Semi-Public Public and semi-public land uses include schools, churches, parks and similar uses. Land being used for this purpose occupies 184 acres in the Village and Township. Three school sites and the Armada Fair Grounds' site comprise the greatest amount of land being used for either public or semipublic purposes. One Township park is also included in this category. A concentration of public/semi-public uses is evident in the northeast corner of the Village and the adjoining or nearby Township acreage. Approximately one-fifth (1/5) of the total Village area is currently used for this purpose. Other Uses In addition to ·the previously described uses, another category of uses exists in the Township that deserves attention since they may influence future development patterns. These uses consist of utility corridors, four of which cross the Township. The two largest corridors are owned by Detroit Edison and Consumers Power Company. Both corridors cross the southern portion of the Township in an east-west direction. High voltage electrical transmission towers and lines are located within the Edison corridor. A natural gas pipeline is located within the Consumers Power corridor. This pipeline serves an extensive gas storage field located in the southeast corner of the Township which occupies nearly 700 acres of land. Roads, including section line roads in the Township and subdivision streets in the Village, occupy approximately 1,200 acres of land. This .represents five (5) percent of the Township's total area. As development increases, the amount of land needed for roads normally increases. Two extractive/mining operations are located in the Township. Collectively, these two operations occupy 69.3 acres of land. The existence of these two operations may impact the Mure development of nearby acreage. Undeveloped A large quantity of land, representing nearly ninety (90) percent of the Township's total acreage is undeveloped. While this land is technically undeveloped or vacant, much of it is being used for a productive, economic purpose--namely, farming. According to current tax assessment records, approximately 14,516.5 acres of land are being used for agricultural purposes. This acreage represents nearly two-thirds (2/3) of the Township's total land area. The use of this land for farming needs to be considered in the context of the urbanization that is occurring elsewhere in the County. Much of the County's productive farmland in communities to the south has been lost to urban uses. The County's remaining agricultural acreage is largely concentrated in the northern tier of the Township. The continued viability of this acreage for continued agricultural purposes will depend, to some extent, on long-range planning decisions made by the Township. The Township's planning policy relative to this agricultural land will be, perhaps, the single most significant land use issue confronting the Township in the Mure. -30- �I I I I I I 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. 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 (10) 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. Numerous State-designated wetlands are located in Armada. These wetlands are widely distributed throughout the area, with a concentration along existing drainage courses and near existing woodlands. Numerous areas along both branches of Coon Creek have been identified as wetlands. Identification of these wetlands is based on aerial photography interpretation. Actual on-site inspection of these areas may result in wetlands of substantially different sizes and configurations. -31- �I I I I I I I '• WOODLANDS 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. Clear-cut 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 moistened 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 sulfur dioxide. 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, precipitation, 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. 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 builtup 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. 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. Significant quantities of wooded land are evident throughout the Township. These wooded areas are distributed fairly evenly throughout the community and are confined primarily to interior section acreage away from the major road frontages . -32- �I I I I I I I '• ' 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 disposal systems is particularly important for areas that are not served by municipal disposal systems. Armada is composed of two generalized soil associations which are described below. Conover-Parkhill-Locke Association Most of the Township is comprised of soils within this association. This association consists of nearly level to gently sloping, somewhat poorly drained and poorly drained soils. This association is one of the best in the County for crops. The soils in it are medium to high in fertility and respond readily to management. Nearly all areas have been cleared and are cultivated. Excessive wetness is the main limitation. Excessive wetness and slow runoff are severe limitations to use of this association of residential and recreational areas. These limitations cause difficulty in laying out streets and utility lines and in constructing houses. Highways break up readily because of frost heaving and excessive wetness. Oakville-Boyer-Spinks Association This association is made up of well-drained, nearly level to hilly soils. A prominent ridge of these soils runs through Armada Township along Armada Ridge Road. The landscape is one of hilly areas, numerous narrow outwash plains and small wet depressions. Most of this association has severe limitations for use as cropland. Many areas are too steep or too sandy and generally are draughty in midsummer. The slopes, which are short and irregular, make contour farming and construction of terraces difficult. Slope is the main limitation to use of this association as residential and recreational areas . The limitation is slight in the nearly level and gently sloping areas. It is severe in the steeper areas, where it is difficult to lay out streets and utility lines and to construct houses. Boyer soils are a potential source of sand and gravel and of good foundation material for houses, streets, streets, and highways. -33- �I I I I I I I - PRIME AGRICULTURAL LAND One of Armada Township's most significant land use characteristics is the abundant quantity of existing farmland. Evidence of the suitability of land within the Township to support agriculture is verified by several sources. 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. The location of important farmlands in Macomb County were mapped in 1979 by Soil and Conservation Service. As a direct consequence of the County's rapid urbanization in the second half of this century, significant amounts of agricultural land have been converted to other uses. Construction activity since this map was prepared has even further reduced the amount of land available for agricultural purposes. For the most part, land identified by SCS as being well suited for farming is located in the northern tier of the Township, east of M-53. In spite of the vast quantity of active farmland in the Township, a relatively small amount of land is enrolled in the State of Michigan Farmland and Open Space Preservation program (P.A. 116). This legislation, signed into law in 1974, enables a property owner to enter into a development rights agreement with the State. The owner receives specific tax benefits in return for agreeing to maintain his land for either agricultural or open space purposes for a specified period of time. Approximately 524 acres of Township land are enrolled in this program. - ' ' -34- �0 0 FARM • SINGLE •• • VACANT TWO OR AGRICULTURAL FAMILY FAMILY OR MULTIPLE COMMERCIAL INDUSTRIAL GRAVEL PIT • UTILITIES • RECREATION ® PUBLIC OR SEMI - PUBLIC EXISTING LAND USE ARMADA MACOMB 1989 TOWNSHIP COUNTY , MICHIGAN ARMADA TOWNSHIP PLANNING COMMISSION c0111 111uNiTy .... __, ptelNl•d -35- PlAuiNG & MANAGEMENT, P. C. UTiCA , MicltiGAN 11J THE MACOIIII COUNTY ,t.ANNtNG COIIMISSIOte . 4 �' 41W 1111111111111111 - ~- ---~-n P I • '• II Ill Bv"O? I ------"'L6'1' rw,. - PRATT l1 ~ PRINZ I' G) WOODED @ ORCHARD G GRAVEL PIT @ FLOOD HAZARD - MAJOR DRAINAGE WAYS - ··- MINOR DRAINAGEWAYS AREA AREA •B~IN I)!,. ~,, / ,. DAYT ON I c.> 'l> w ! NATURAL RESOURCES ARMADA IIIACOIH TOWNSHIP COUNTY , MICHIGAN ARMADA TOWNSHIP Pl.ANNING COMMISSION ,-. _ --.._A C•••.,.hr r,1&... 1-. ]2 MIL[ & ......,......,, P. C. wdca , •lc.iq.u 5 �-I I I I I I I I I I -' ECONOMIC CHARACTERISTICS 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 Armada Township and to identify its economic base. This study seeks to dimension Armada Township's commercial and industrial needs for the Mure, with benchmarks at the years 1990, 2000 and 2010. COMMERCIAL AREA CONCEPTS There are many forms of commercial development which serve widely different retail needs and which correspondingly 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 these categories and the extent to which they may be represented in Armada Township. Central Business Districts Central Business Districts (CBDs) are the traditional form of commercial development and are typically the historic center of commerce in a community. The distinctive land use characteristic of a CBD is its physical compactness with businesses clustered together near the street. Automobile parking is normally provided along the curb, in front of businesses or consolidated in off-street parking lots. The role of many central business districts has changed in the second half of this century. These changes have come about as a result of two factors: the movement of population from central city areas to the suburbs, and the frequent inability of CBD's to accommodate the major space demands of the automobile. -37- �I I I I I I I I I I I I ' Existing commercial development in Armada Township is largely concentrated within the downtown core area of the Village. This commercial area shares many of the same physical characteristics noted above. The location of Armada between Macomb County's two predominant growth corridors has not presented the degree of competition between traditional downtown business districts and their suburban shopping center counterparts that have occurred elsewhere in the region. One consequence of this position is the absence of any significant concentrated commercial development outside of downtown Armada. The role of this traditional commercial core area relative to commercial centers located elsewhere in the County needs to be considered in evaluating the Township's future land use. 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: - Controlled access and exit points, frequently from several major traffic routes. - Functional and attractive grouping of buildings including unified architecture and strategic groupings of tenants to maximize merchandising and marketing. - 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 Mure expansion. - Opportunities to provide adequate buffering from contiguous residential areas. 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- �-I • • • • • • • • • • • • • - There are basically two types of commercial centers according to functional classification: 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 appliance 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 15. The information presented in this table is a synthesis of material from several sources of shopping center data. No such shopping center meeting the characteristics noted above is available in Armada Township. For the most part, the range of retail goods and services available in the Armada central business district are convenience commercial in nature. More extensive comparison shopping opportunities are available along the County's more developed growth corridors . TABLE 15 SHOPPING CENTERS CLASSIFIED BY TYPE j ·--------·-------------;.pportl.;---;;.-~-- GrOMe Floor Ar. . - -· ! Type of Center Trade Ar. . (1) Population (2) (AcrN) (aq.ft.) j Convenience 2-3 Neighborhoods 5,000 • 10,000 3 • 12 20,000 • 100,000 Supermarket Minor Comparison Small Community 20,000- 60,000 12 • 20 100,000 • 200,000 Jr. Dept Store ! ! Intermediate .! Comparison I . Major Comparison Principal Tenant . . Intermediate Dept Large Community Region -----------· 60,000 • 100,000 250,000 • up 20 • <O 200,000 · 400,000 : : : . , Dept. 50 - up 400,000 and up Store or 2 or 3 Intermediate i,,,,· -------·· ----------------·· (1) Trade Area - The area served by a shopping center ia largely dependent upon the drawing power of the various stores included In the center. Furthermore, this drawing power can be roughly translated into maximum travel time and distance that customers will drive to a specific center. Thia 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- �I I I I I I I I I I I I I ~ Commercial Strips Unplanned shopping areas, such as commercial activity along major thoroughfares, 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. The type of commercial strip described above is largely absent from Armada. This again is a function of the Township's location outside of the major regional commercial growth corridors. Any attempts to extend a commercial strip within the Township should be resisted. If it is determined that there is a need for additional commercial beyond what is currently available, more consolidated forms of commercial development should be considered. MARKET ANALYSIS The market analysis for Armada mathematically defines the commercial needs for the area. 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 Mure 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 Armada's potential is in terms of Mure 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 area in light of alternative shopping centers available to them in nearby and surrounding communities. -40- �I I I I I I I I I I I I '- In the final analysis, Armada'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 community in conjunction with commercial development proposals. 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 Armada for the consumers' dollar will be stronger if the competing center's support population is larger than Armada, and will increase as the distance in miles between Armada and the competing center decreases. For the purposes of this study a single trade area has been identified. This trade area encompasses only that area within the existing community boundaries and assumes that the market for goods and services offered by existing or new businesses is confined largely to Township and Village residents. RETAIL SALES POTENTIAL Several factors and assumptions need to be considered in determining anticipated retail demands for Township residents. Two of the most important determinants in preparing these estimates are income levels and the anticipated number of households residing within the trade area. Assumptions also need to be made regarding the amount of money spent on various categories of purchases. -41- �I I I I I I I I I "• • Armada Township had an estimated household income of $33,902 in 1988. Assuming that disposable income is equal to sixty (60) percent of total household income, Armada's disposable income for 1988 is $20,341. Subsequent retail sales projections are based on constant 1988 dollars. This is done to allow for a comparison of anticipated changes in retail demand over time. The estimated number of households for the projected years of 1990, 2000 and 201 0 are 873, 970 and 1,161, respectively. The next step in determining retail sales potential involved distributing Armada's estimated disposable income into various retail categories that can be related to commercial land use. Information on total retail sales in Macomb County was broken down by percentage for ten (1 0) retail categories and applied to Armada's disposable income. See Table 16. TABLE 16 ESTIMATED SPENDING BY RETAIL CATEGORY --·--·--·--·--····-----·-·-·---·------· Macomb County (1) Armada Township l i Sales($) (x 1000) Percent Sales ($) (1) (per household) Lumber/Hardware . 367,238 5.7 1,159 General Merchandise 801,368 12.3 2,502 Food 1,259,764 19.4 3,946 l . Auto 1,860,898 28.7 5,839 Gasoline 457,895 7.0 1,424 Apparel 295,227 4.5 915 Furniture 332,605 5.1 1,037 Eating/Drinking 590,345 9.1 1,851 j Drugs 299,363 4.6 936 1 1 Other Retail 231,382 3.6 732 Retail Category .i ! ! I ' i ~l1~e~t2w~~Js'• •: • •!:ri:±~:;~B~•• !i::.~t~~~22"~~}.•• ·• ·• ·~:1:~':?0J:34±II (1) Publisher and Editor Marketing Guide, 1990. -42- �I I I I I I I I I I I The number of potential dollars spent in each retail category is then converted into square feet of retail space using dollar/ volume standards for each use. The amount of retail floor area is then factored to take into account needed land area for parking, service drives, loading and unloading space, landscaping, and required setbacks. The resulting figures for anticipated commercial acreage are included in Tables 17, 18 and 19. Based on this methodology, the Armada trade area generated a demand for approximately 18 acres of commercial land in 1990, which is less than the 32 acres of existing commercial development observed during the existing land use inventory. Projecting this demand into the future, commercial needs are expected to reach 20 acres by the turn-of-the-century at the year 2000, and 25 acres by the year 2010. When the commercial demand generated by Village households is included, the estimated commercial demand increases to 28. 7 acres in 1990; 32.1 acres in 2000; and 37.3 acres in 2010. This analysis suggests that, at the current time, there appears to be a reasonable balance between the supply and demand of commercial development. A slight increase in the demand for additional commercial may be needed sometime after the turn-of-the-century. I I I I I -43- �I I I I I I, I I I I I I TABLE 17 ARMADA TOWNSHIP ESTIMATED RETAIL NEEDS - 1990 Disposable Household Income: $20,341 Number of Households: 873 -----·-..·--···....._.......-·-··..·-··-.... % of j l Retail Group I Food Sales per Sq. Ft. Sq. Ft. Supported by Study Area Equivalent I Commercial Acreage ;':. 3,445 278.48 12,371 1.71 Retail Sales Retail Sales from Study Area ($000's) 19.4 ! I Drug j Lumber, Building, ! Hardware 4.6 817 175.40 4,657 0.6 2.9 515 84.13 6,121 0.81 j Eat/Drink 4.6 817 140.42 5,817 0.8 l Other Retail 1.8 320 101.01 3,164 o.4J ::::t..•.:--:•·•·-:-:-:-:-:-;-;-:--:-:·:•'.•:-:-:-:--·· }i: i$)$1'.4\ , ·.,.,.,. '_:.·•,c·. '.·s.•·.' ,•:.·•u,•·<btoM\PtAiilR!l o :S:O :::::N : : .•.,;,: 1.,,:,,,k •:_•. l :I: I .32,130/' ) 4.3,. . :_::.,.:'==:.·: ::;. General Merchandise j 12.3 2,184 133.24 16,393 3.0 j Apparel 4.5 799 129.81 6,156 1.1 I j j Furniture 5.1 906 102.81 8,809 1.6 j Eat/Drink 4.5 799 136.70 5,846 l Other Retail 1.8 320 117.43 2,722 I Hardware ! Auto ' _................,..-.....-...--....... CONVENIENCE: - !(;~~:~;;,; :;,;:~. ' ~ ~ ......._..___ ..._.....-....-...-- L~~oline 1r:s\ 9Bt. . . P'fa1t.)' ;..._._ ..-.·.·. , , l-'.rofAts !?! : ... •.•. . .· ..:...., •··.····· • ·.::.:..:=::.·-:-·-·.• ..-.-· Ii ~OP8\ l 0.5 i 1.1 . ae;s26 . 1.a I 2.8 497 114.42 4,346 28. 7 5,096 117.60 43,337 i 5.0 i 7.0 1,243 121.27 10,25() .· 1} s1~933 ·.·.. 66 ; ::::::;::~;~ ::. -.-.-;-.. :-:.:-.--.-.-:-:,:-, . -:- -;., --•- > 17;1ss .· .. .. ·•·.· ..•Y•· ···•· • · ... · ·· ... .···; •· ... · ; · .,. ··.···.··• -.. • · .. ···· •• ....• · ...... · ........... - ...,. ...,. -44- ·1 29,989 . ,. · . •·· ..... - ...... · .........._ 0.4 .. ., , ,. ,,..... ·. 102 .. ':'·:·::/,.·. • ·· • : • · j l ! • = 1 �I I I I I I I I I I I - TABLE 18 ARMADA TOWNSHIP ESTIMATED RETAIL NEEDS· 2000 Disposable Household Income: $20,341 Number of Households: 970 --·-·-·--·-·---··-----···...-.-··-·-------------·-·---..-.. ! Retail Group ! % of Retail Sales Retail Sales from Study Area ($000's) Sales per Sq. Ft. _____··-·-········-·-..--Sq. Fl Supported by Study Area • ! ! Equivalent Commercial \ Acreage i CONVENIENCE: l Food ! Drug j Lumber, Building, ! Hardware I Eat/Drink j Other Retail 10 : :::~ j General Merchandise j Apparel i 19.4 3,828 278.48 13,745 1.9 4.6 908 175.40 5,175 0.7 2.9 572 84.13 6,801 0.9 4.6 908 140.42 6,464 0.9 1.8 355 101.01 3,516 0.5 1 1. j j Ail 35,i91 ;, . I 12.3 2,427 133.24 18,214 3.3 4.5 888 129.81 6,840 1.3 Furniture 5.1 1,006 102.81 9,788 1.8 Eat/Drink 4.5 888 136.70 6,495 1.2 I j Other Retail 1.8 355 117.43 3,024 0.6 j I l iJ~iffiibiiii:: , a:2 I r· i GENERAL: 1 Lumber, Building, I Hardware ! Auto j iSilfit~l1}! iii Gasoline j j : i,. 552 114.42 4,828 28.7 5,663 117.60 48,152 5.5 , 7.0 1,381 121.27 11 ,389 _ 1.3 ,. .· •· 64,369 . 0.4 I 2.8 • j z:.21 Lts>1~~ . . . . . . . . . . .-.. . :~: :~'.: : : ::~ :'.:~'.::~ ~ :,: :'.,:.:. . .,.. ..:'•~: :.:• • ?J~frs~·. · ··-·-.-.•,·- ., .,-. . -.· ,_._._ _ . . . .·. : =·144,431..:-·~':...:.:'.... _.,...... · 20.a.1 -45- �I I I I I I I I I I • • -~ ,. TABLE 19 ARMADA TOWNSHIP ESTIMATED RETAIL NEEDS - 2010 Disposable Household Income: $20,341 Number of Households: 1, 161 % of Retall Sales Retall Sales from Study Area ($000's) Sales per Sq. Ft. Sq. Ft. Supported by Study Area Food 19.4 4,581 278.48 16,452 2.3 Drug 4.6 1,086 175.40 6,193 0.9 Lumber, Building, Hardware 2.9 685 84.13 8,141 1.1 Eat/Drink 4.6 1,086 140.42 7,736 1.1 Other Retail 1.8 425 101.01 4,208 0.6 12.3 2,905 133.24 21,801 4.0 Apparel 4.5 1,063 129.81 8,187 1.5 Furniture 5.1 1,204 102.81 11,715 Eat/Drink 4.5 1,063 136.70 1,n4 Other Retail 1.8 425 117.43 Retall Group Equivalent Commercial Acreage CONVENIENCE: COMPARISON: General Merchandise • GENERAL: Lumber, Building, Hardware Auto 2.8 661 28.7 114.42 117.60 -46- 5,n9 �I I I I I I I I I I ' '• OCCUPATION AND EMPLOYMENT CHARACTERISTICS In 1980, Armada Township had a resident labor force of 1,428 workers. These workers are employed in a variety of different industries and have a wide range of different occupations. Information on both subjects are available through the U.S. Bureau of Census and are reflected in Tables 20 and 21. The first of these two tables offers a summary of the Township's resident labor force by industry category. Similar data for the County is also provided for comparison purposes. By and large, Armada Township's resident labor force reflects the composition of the County as a whole. For example, more than one-third of the County's labor force is employed in manufacturing industries, particularly those involved in the production of durable goods. Approximately thirty-six (36) percent of the Township's labor force is employed in manufacturing-related industries. Some difference between the Township and the County are noted in this comparison. The first difference is evident relative to the agricultural, forestry, fishing and mining category, which employs 6.3 percent of the Township's labor force. For Macomb County as a whole, the figure is less than one (1) percent. Other differences are noted in the retail trade and finance, insurance and real estate categories. Both categories report a smaller percentage of workers than is the case for the County. Armada's smaller commercial area and the absence of significant commercial and office centers proximate to the Township likely account for this difference. The only other difference worth noting involves the professional and related services industry category. Approximately one-fifth (1/5) of Armada's resident labor force are employed in this category, compared to 16.8 percent for Macomb County. A noticeable difference is evident in the educational services industry category which employs 12.4 percent of the Township's labor force. For Macomb County, the figure is 6.6 percent. The occupational characteristics of the Township's labor force are shown in Table 21. A slightly wider range of differences is noted between Armada and Macomb County than was true for the earlier analysis. As might be expected, a greater percentage of the Township's labor force are employed in farming occupations than is the case for the County. The extensive areas being used for agriculture in the Township explain this difference. The single greatest difference, however, is evident in the technical, sales and administrative support categories. On a County-wide basis, nearly one-third of the County's resident labor force are employed in these occupations. In Armada Township, only 20 percent report similar occupations. Another difference is noted in the last two categories: precision production, craft and repair and operators, fabricators and laborers. Approximately 44 percent of the Township's labor force are collectively employed in these two categories compared to 34 percent for Macomb County. -47- �I I I I I I I I I I I I I -II TABLE 20 INDUSTRY OF EMPLOYMENT ARMADA TOWNSHIP AND MACOMB COUNTY 1980 ·---··--... ··-·-·-·-···-··-·····-··--··-·-·-··-·..-·--·····-....--.-·- .......................-----·-·--............-. Armada Township . . Macomb County 1 ' :::re. Forestry, No. % No. Fishing and Mining 91 6.3 1,856 Construction 66 4.6 11,999 517 36.2 106,800 Transportation 28 2.0 7,446 2.41,, Communications/ Public Utilities 34 2.3 7,565 2.51 Wholesale Trade 58 4.1 12, 143 4.0 186 13.1 57,001 18.7 l_'.: · 26 1.8 15,924 5.2 35 2.5 12,363 4.1 24 1.7 8,695 2.8 289 20.2 51,264 16.8 j 74 5.2 12,186 4.0 l ! Manufacturing I Ii I l Retail Trade l Finance, Insurance and j j Real Estate Business and Repair Services l Personal, Entertainment i I l j j and Recreation Seivices Professional and Related Services Public Administration Lr~~;,~ : : _. ., . .. ·• ·• · .. .... ..1~i~a''.~ :~.~~:.?.. .·. . . ...... Source: U.S. Bureau of the Census. ~ ~ -48- aai;242 % I 0.6 I ! 35.0 ! 3.9 ! , ·,, :, ,!· ' :!,, J ·100:0 J �I I I I I I I I I I I ' ' TABLE 21 OCCUPATIONAL CHARACTERISTICS ARMADA TOWNSHIP AND MACOMB COUNTY 1980 ---·..--·--·--·· -----------------·------Armada Township ------·--· Macomb County ' ! Category j':. ! ! Managers/Professionals No. % No. 260 18.2 61,053 !! Technicians, Sales & Administrative Support 294 20.5 100,449 Service 170 11.9 38,521 75 5.3 1,698 0.6 289 20.2 14,503 15.61 340 23.8 56,018 18.4 Farming, Forestry & Fishing Skilled Workers . Operatives, Laborers ;. ::::::=::::::::<::;: ·.·.· . .·.·.·.·,·.·.·.-.-...·.•- .·.·.•-•..·.. ·.· ..·.--·. -·-· ·.-.-.-.·.·.·-·.·.· .·.·.· ·,•.·.·.·-·-·-·-·... .-::::::::::_. ·:< % 20.0 ;_ ~ 32.9 ! 12.61 j ! -. ,;._-::;::::::::::=::::/>;:_.,-.·,·..·..... _.:.:::"::::-::-::.! iii T.§,~ ii;i ;~'.;•;;;••;w~•£2ll;~~~~~w~•·····:: : :d[:]1l4~~ i: :i;;i\QO~R:i:iJii~~::;.· ~g_~~~.iz:j ~JLii Source: U.S. Bureau of the Census FUTURE INDUSTRIAL EMPLOYMENT The 1980 Census revealed that Armada Township had a resident labor force of 1,595 persons, 1,428 of which were employed when the census was conducted. Armada Township's total resident labor force of 1,595 workers represents approximately 41 percent of the area's total population base. While this percentage may vary in the future, depending on changing population characteristics, it is reasonable to assume that a similar share of Armada Township's Mure population base wm also require employment opportunities. Applying this percentage to projected 1990, 2000 and 201 0 population projections, yields the following anticipated resident labor force figures: 1990 - 1,206 2000 - 1,321 2010 - 1,476 -49- �I I I I I • • • • • • These projected labor force totals may then be multiplied by 45.1 percent, which represents the percentage of Armada Township's population that was employed in industry groups requiring industrial land. This calculation yields total projected industrial employment for Armada Township as follows: Anticipated Total Employment 1990 2000 2010 Anticipated Industrial Employment 1,206 1,321 1,476 543 594 642 Previous studies of industrial employment patterns indicate that a ratio of twenty (20) employees per acre can be expected for industrial land. Applying this factor to the foregoing employment projections, yield the following industrial acreage needs to support anticipated 1990 and 2000 population levels . Anticipated Industrial Employment 1990 2000 2010 Projected Industrial Average Needs 27 543 594 642 30 32 Armada Township lacks a significant, identifiable industrial base. Approximately sixty (60) acres of land are being used for industrial purposes, according to the existing land use survey which was conducted in 1989. This industrial acreage consists largely of small establishments distributed somewhat randomly throughout the southern portion of the Township. Relatively little of this acreage is being used for more traditional manufacturing purposes, but rather was classified as industrial because of outdoor storage or other similar characteristics which suggest an industrial character. As a result, these uses do not generate the number of employment opportunities that are typically associated with industrial uses. In 1980, the Census Bureau reported that only 1,037 people were employed at locations in Armada. A vast majority of these workers (918, or 88 percent) were employed at locations in the Village. Only 119 people reported employment locations in Armada Township. -50- �I I I I I I I I I I I I I I ' ' ' This data leads to the fairly obvious conclusion that Armada Township has not functioned as one of the County's leading employment centers. Armada's principal role has been that of an agricultural center foremost, and a bedroom community to a lesser extent. While it may be desirable to provide employment opportunities within a community for local residents, from a practical standpoint, some percentage of the resident labor force will likely continue to commute to work locations outside of the local community. Armada Township may be able to support a broader industrial employment base than currently exists. The likelihood of this occurring rests largely on the policies of the community and whether or not appropriate locations and necessary infrastructure are available to support this type of use. It further depends on regional economic growth and extent to which Armada Township can expect to share in the growth. This traditional industrial analysis may be somewhat misleading inasmuch as it does not adequately take into account what is the Township's most prominent industry--namely, farming. A vast amount of the Township's total land area is currently being used for agricultural purposes, which is an economic activity. The importance of farming as a source of employment is critical to any assessment of the Township's long-term Mure. INDUSTRIAL PLANNING CONCEPTS 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: -51- �I I I I I I I I I I '-~ • • • ~ • 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. • In addition to industrial buildings, industrial districts should also provide adequate space for employee parking, truck loading storage, warehousing, Mure 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. 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 determining 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 Mure 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. 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 . -52- �I I I I I I I I I I '' ',~ 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. 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. ~ -53- �I I I I I I I I I I 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. 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. 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: I 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 Armada Township at large, rather than the interests of individuals or special groups within the community. 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. ~ -54- �I I I I I I I I I I 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. Goals or policy statements should assist the Township in addressing the land use changes and incipient urbanization pressures that will face the community over the life of the plan. Recognizing that these policies cannot anticipate every possible situation that the Township will be asked to respond to, they are intended, nevertheless, to provide a logical and well thought-out basis for making rational decisions on questions involving Mure land use. Many of the issues that the Township will likely be required to deal with over the course of the next ten to twenty years will involve the degree of urbanization that the community feels is desirable and appropriate. It is not expected that Armada Township will be fully, or even partially, urbanized by the early part of the next century. Rather, the community will continue to experience a gradual transition from a rural to a more suburbanized community. How this transition period is handled will have significant long-term consequences for the Township's Mure land use pattern and overall quality of life. This plan seeks to achieve some measure of balance between the competing extremes of maintaining the community's traditional rural/agricultural atmosphere and permitting an unplanned conversion of the community for suburban purposes. The following specific policy statements are offered in support of this goal. GOALS AND OBJECTIVES General Development Goals 1. Concentrate Mure urban uses in the vicinity of the existing Villages of Armada and Romeo . 2. Provide for a gradual staging of development beyond the established village centers provided that adequate infrastructure is available and sufficient demand exists . 3. Discourage urban sprawl and leap-frog development which unnecessarily consumes valuable agricultural acreage, creates premature demands for urban services, increases service costs for the community, generates increased traffic, and increases land speculation. 4. Strive to keep the natural and man-made environments in balance. 5. Promote the orderly development of land and provide for the separation of incompatible land uses. 6. Preserve the communities natural features including woodlands, wetlands, floodplains, and other scenic open space features . -55- �I I I I I I I I I I • • • • ' ' ' • Agricultural Preservation Goals 1. Encourage the continued use and preservation of Armada Township's productive agricultural land. 2. Foster an attitude that encourages agricultural preservation and which recognizes that farming will continue to be an important land use. 3. Minimize the premature conversion of productive agricultural land for urban uses. 4. Provide opportunities for agriculture to exist compatibly with single-family homes. 5. Maintain existing large parcels of land which readily lend themselves to continued agricultural use and discourage land divisions that serve to prematurely retire productive agricultural land. 6. Provide some flexibility to agricultural property owners which recognizes the need to convert some farmland to other uses, but which does not compromise the longterm viability of existing agricultural uses. 7. Discourage utility extensions that would lead to the conversion of farmland for urban uses. 8. Consider a range of appropriate alternative measures for preserving existing farmland. 9. Recognize that agriculture is the proper utilization of a natural resource . Residential 1. Provide for a range of housing choices in the Township by allowing for the development of different types of dwelling units at varying densities . 2. Properly relate each variety and density of residential development to available infrastructure (roads, utilities and soils) capacities . 3. Encourage planned residential neighborhoods which provide for the more efficient use of land and discourage strip frontage development along major roads that results in the isolation of interior acreage. 4. Encourage a high percentage of home ownership and permanent housing types. 5. Provide open space to serve each dwelling unit either in the form of ample yard area or common open space. 6. Recognize the relationship between the community's demographic characteristics and the housing needs that exist for identifiable segments of the Township's population . -56- �I I I I I I I I I • ',. ', , , • Commercial 1. Support the preservation and upgrading of the Armada Village central business district as an important commercial focal point. 2. Promote a particular character of commercial development for the Armada central business district that fosters a sense of identity for the community and which will be sufficient to provide for the long-term preservation of this area. 3. Encourage additional commercial development opportunities in the Township where there is existing or projected sufficient support population or where there will be an adequate draw from highway traffic or a specified trade area. 4. Provide areas for small neighborhood retail and service uses to serve existing residential neighborhoods. 5. Provide for adequate separation and buffering between commercial and abutting residential neighborhoods. 6. Place commercial uses at locations of easy access where ingress and egress will not discourage safe and convenient traffic patterns, and discourage strip commercial development. 7. Encourage the use of landscaping and setbacks to provide for orderly and visually aesthetic commercial establishments. Industrial 1. Preserve areas proximate to existing industrial areas in adjacent communities for Mure industrial uses. 2. Identify areas suitable for industrial development based on the availability or proximity of adequate utilities and highway access. 3. Encourage industrial uses that provide a well-rounded economic base and which will provide employment opportunities for area residents. 4. Encourage the development of industrial uses in planned industrial park settings which provide required support facilities. 5. Concentrate industrial uses and buffer them from adjacent residential uses. 6. Favor uses that do not have objectionable environmental characteristics. -57- �I I I I I I I Community Facilities 1. Recognize the need to provide water and sewer services to accommodate future development in the Township. 2. Plan for future development patterns in a manner that allows for the extension of existing utilities where available as demand exists. 3. Develop a storm drainage plan in anticipation of Mure storm drainage problems. 4. Extend sewer and water lines in an orderly manner leaving no gaps or spaces. 5. Install sewer and water services only where planning and zoning policies expressed elsewhere will not be compromised by their use. Open Space and Recreation ' • •,, ' ' ', ' • I 1. Complete the development of the Armada Township Park according to the proposed Master Plan for that Park. 2. identify and prioritize the undeveloped natural features of the Township that are feasible for recreation and open space purposes . 3. Balance the ecological system by using recreation as a tool for conserving the natural features of the Township . 4. Recognize the need for a variety of recreation facilities encompassing the full range from home yard to Township-wide facilities. 5. Provide adequate park and recreation space as an integral part of each development (subdivision, multiple, mobile home park, and industrial park). 6. Utilize appropriate planning and zoning tools that encourage developers to incorporate more open space into new residential developments. 7. Encourage cooperation with the school districts in providing recreation facilities and programs. 8. Provide a variety of facilities to accommodate the recreation needs of all segments of the population. 9. Provide spaces large enough to satisfy a multiple-use concept of recreation resources, particularly at the community or Township service level. -58- �I I I I I I I I I ',.' ' p ', • 10. Use multi-purpose urban open spaces to accomplish the goal of multi-use of land; even neighborhood open spaces can reflect active and passive needs. 11. Provide for the development of a non-vehicular circulation system linking major activity centers and recreation facilities. 12. Incorporate existing unique natural features (woodlands, wetlands and water areas) into Mure recreation sites whenever practical and feasible. 13. Provide for a full range of recreation programs to meet perceived recreation needs. 14. Monitor and adjust program offerings to reflect changing recreation preferences. 15. Coordinate existing and anticipated recreation programs with those offered by other public and private recreation providers. Transportation 1. Plan for a network of safe roads to assure proper local access and traffic movement within the community. 2. Plan for a network of roads by type and function that will provide a complete road system including major, secondary, collector and local roads. 3. Correct existing street alignment inadequacies, particularly those which contribute to hazardous situations for both pedestrians and motorists. 4. Obtain necessary right-of-way dedications and reservations. 5. Cooperate with the Macomb County Road Commission to ensure that a proper relationship exists between planned road improvements and Armada Township's desired Mure land use pattern. 6. Design the road system so that various modes of traffic flow most directly to their destination. 7. Cooperate with regional authorities on providing mass transit service if the pact is favorable to the community. a. Encourage the development of publicly dedicated roads serving all proposed singlefamily developments. 9. Increase pedestrian and bicycle safety by providing opportunities for non-motorized transportation along the existing and planned road systems. 1o. Limit points of ingress/egress on major roads . -59- �I I I I I I CONCEPTUAL DEVELOPMENT PLAN INTRODUCTION Community planning is concerned with the rational utilization of land and the provisions of public services and facilities. The Master Plan strives to improve the quality of life within the Township through the proper utilization of land. To this end, a Master Plan should embody the following characteristics: • Comprehensive • The Plan provides for a variety of land uses, bearing a logical and functional relationship to the ability of the land and the transportation system to support each category of uses. • Flexible - The Plan should not stifle innovation. • Generalized • The Plan should not be so detailed as to produce sterility out of orderliness. • Long-Range - An effort is made to visualize the shape of the Mure community environment at some distant time. • Regional - The Plan takes into account the location of the community as an integrated part of southeast Michigan and Macomb County. The Plan should also be general enough to permit progressive refinements and allow for unforeseen contingencies and should not be viewed as a precise "blueprint for the Mure. 11 The Plan should serve as a narrative and graphic framework within which decisions related to development can be made realistically and with practicality of application. The Plan is more than just a mosaic graphic presentation. Behind the graphics and mapping are spatial distributions and relationships aligned with the previously articulated goals and objectives. CONCEPT PLAN The physical arrangement and distribution of various land uses on vacant ground is finite in number. Regional considerations, existing land use, the road network, soils, topography, population growth, and economic potential each act as a constraint on the number of possible arrangements. These alternatives are given further expression by the previously articulated goals and objectives which provide the policy framework upon which Mure land use growth for the Township will be guided. Collectively, these factors and influences shape future growth potential into a preferred general physical arrangement of land use intensity. -60- �I I I I I I I Three alternative land use arrangements for the Township were considered. Each reflects a different policy relative to the future growth and development of Armada Township. These alternatives are described in the following narrative. No Growth Alternative This scenario advocates a policy of discouraging all forms of suburban growth and emphasizes the long-term preservation of the Township's productive farmland. Non-farm residential development would be limited to large parcels at very low densities. More densely developed residential home sites, as well as commercial and industrial activities, would be restricted to locations within the established urban core area encompassed by Armada Village. As a way of implementing this no-growth policy, utility extensions into the Township from neighboring communities would be prohibited. While this policy seeks to preserve farmland, it fails to recognize the often conflicting desires of agricultural land-owners to continue farming yet retain the ability to convert some farmland to single-family home sites. Large lot residential development policies may also be counterproductive inasmuch as they may serve to prematurely retire land for farming. Pro Growth Alternative This alternative offers a completely different scenario from the previously described option. The pro-growth policy envisions the uncontrolled suburbanization of Armada Township and reflects a total absence of planning. The full expression of this alternative would be the growth of an urban service area extending from Armada Village on the east to Romeo on the west. Within this area, the Township would encourage higher density residential development serviced by public sewers and water. A linear commercial corridor along 32 Mile Road and North Avenue would be required to service this residential area. Long-term agriculture is discouraged by this alternative and is considered an interim use of land until it is converted to other uses. This policy has some inherent flaws that need to be recognized. First, it would be expensive to the Township and to individual property owners because of the cost of extending utilities. Also, it fails to recognize Armada Township's position within Macomb County and the larger southeast Michigan region. Given the Township's position between established growth corridors identified earlier, it is highly unlikely that the market could support the level of growth anticipated by this alternative. It simply isn't realistic. Finally, it is doubtful that existing residents, most of who value the Township's low density rural environment, would support the unplanned suburbanization of the community. -61- �I I I I I I I I I I ' ', ,' , , Balanced Growth Alternative The final alternative offers a compromise between the two extremes previously described. It recognizes that the Mure land use policy that has the best chance of succeeding must provide some opportunity for growth, yet encourage the long-term preservation of Armada's productive agricultural land. This alternative concentrates future growth, including higher density single-family subdivision development, commercial and industrial uses proximate to the VHlages of Armada and Romeo. Limited utility extensions would be allowed in these areas provided that the timing of any extensions coincide with this development. Between these two areas and south of 34 Mile Road, low density residential development at existing densities would be encouraged. These residential uses would be served by on-site wells and sewage disposal systems. Extensions of public utilities into this area would not be encouraged. The remaining two-thirds of the Township is designated as a Mure agricultural area. Preservation of farmland as the predominant land use within this area is an important component of this alternative. Some additional single-family development would be encouraged within this area provided that it would not detract from the policy of preserving farmland. This concept is portrayed graphically in Illustration 6. ~ -62- �• '''·-~~~--~~----n:1 $ ~¼FiiilJj~::._. '1 1'TIJ: I ~ i ! 1 ~! I 17:$ CONCEPT ARMADA IIACOIII PLAN TOWNSHIP COUNTY , MICHIGAN ARMADA TOWNSHIP PLANNING COMMISSION Fuc_"i./\ c.....1t, PlaHhu1 I Mu.,., ...,,'- C. vriu , •kltiqa• �I I I I I I I 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 built environment and, thereby, enhancing the overall quality of the human experience. The Master Plan for Armada Township describes, in a generalized manner, the most appropriate areas for residential, commercial and industrial land uses within the community. The physical arrangement of these areas is based on the existing use of land and the population/economic projections previously presented. This physical data is correlated with the Township's stated goals and objectives for the Mure to derive the distribution of Mure land uses. The Master Plan is intended to be comprehensive, general, flexible and realistic. It offers a framework within which realistic and practical decisions can be made regarding Mure land development. Three alternative concept plans were examined by the Planning Commission. Each alternative offered a different scenario relative to Mure growth patterns, ranging from nogrowth to pro-growth. The Master Plan is based on the balanced growth alternative which is intended to offer opportunities for moderate growth of the Township. Future growth is centered proximate to the Village of Armada, with land use intensity diminishing the further you move away from established concentrations of urban development near either the Village of Armada or the Village of Romeo in the southwest comer of the Township. The amount of land allocated for each Mure land use category and narrative descriptions of each category are as follows. AGRICULTURE Farming has historically played an important role in Armada. The Township has long been commonly recognized as an agricultural community and remains one of the last large concentrations of farmland in Macomb County. The most direct evidence of the importance of agriculture is the amount of land currently being used for farming. Based on Township assessment records, approximately 14,500 acres of land are currently being used for farming in Armada Township. This represents nearly two-thirds of the entire Township area. The Macomb County Soil Conservation Service (SCS) has recorded 16,500 acres of land in agricultural use, with 12,200 acres of that total in crop land. Active farmland is distributed fairly uniformly throughout the community, reflecting the Township's fertile soil characteristics which readily lend themselves to agricultural production. -64- �I I I I I I I I I ',. ' ,'. , Farmland is often viewed as an inexhaustible resource, when, in fact, it is a finite one. One acre of land converted to a non-farm use is, practically speaking, forever retired for agricultural purposes. Other acreage is often idled prematurely because of unrealistic expectations regarding Mure development. The National Agricultural Lands Study, published in 1980, estimated that three million acres of farmland are lost each year to urbanization. Major demographic shifts occurring in this Country during the 1970's explain, to a large extent, this steady loss of farmland. The most significant aspect of this change was the movement of the population from metropolitan areas to non-metropolitan areas. Consider the following statistics: • Forty (40) percent of all housing constructed in the United States during the 1970's was built in rural areas. • Non-metropolitan areas gained 2.9 million people between 1970 and 1978. • The number of households in rural areas increased in the 1970's. • Employment in every major industry group increased at a more rapid rate in nonmetropolitan areas than in metropolitan areas during the past decade. Preserving the Township's existing agricultural lands was identified as an important land use policy in the goals and objectives portion of the Plan. Clearly, the decision of a farm household to continue farming in the Mure is a complex issue involving many factors that are frequently impacted by broader economic issues that are well outside of the Township's ability to either predict or control. In spite of this, the Master Plan should establish an 11attitude11 conducive to the continued use of land for agricultural purposes. This policy is clearly reflected in the Master Plan's goals and objectives and by the fact that nearly 17,000 acres of land have been reserved for agriculture on the Master Plan Illustration. Areas designated for agricultural purposes are generally located north of the Grand Trunk and Western Railroad tracks, and north and west of Irwin and True Roads. This allocation includes land currently being farmed, as well as land occupied by singlefamily homes. A variety of techniques have been used in an attempt to preserve farmland. Each has met with varying degrees of success. A summary of several techniques are noted as follows: Agricultural Zoning ~ Any successful attempt to preserve farmland requires the ability to control the use of land, especially the encroachment of urban uses into agricultural areas. Within Michigan, the authority to control land use is vested with local governments in the form of zoning. For all its potential as a useful agricultural preservation technique, zoning more often than not falls far short of its expectations. Many agricultural zoning districts are agricultural in name only and represent little more than holding zones for Mure urban development. • -65- , , �I I I I I I I I The ability of a local community to restrict development through the establishment of agricultural zoning districts rests largely on two major factors: 1) the exclusion, or near exclusion, of non-farmland uses within agricultural districts; and 2) the establishment of sufficiently large minimum lot sizes to discourage the development of single-family homes in agricultural areas. Large lots, however, also take away more land per house, which can contribute to the loss of farmland unless lot sizes are set sufficiently high enough to effectively discourage non-farm residential development. Minimum acreage requirements of five or ten acres are not effective in limiting the amount of non-farm development that may occur in an agricultural area. These minimum requirements may, in fact, be more wasteful of land than one or two-acre minimums. Many non-farmers who develop single-family homes in agricultural districts actually prefer five or ten-acre estates to smaller lots. The placement of a single-family home on these parcels, however, only occupies a small portion of the lot, with most of the remaining acreage not being used for any productive purpose. Large lot zoning provides open space on the individual lot, but does not provide the community with usable open space. This particular problem is compounded by the Subdivision Control Act's current subdivision regulations which do not regulate the division of land into parcels exceeding ten acres in size. This results in a proliferation of parcels which barely exceed the tenacre limit and are often long and narrow. Such parcels frequently have unsuitable access, may have limited usage, or result in misuse of prime agricultural land. The Township's Zoning Ordinance, which restricts length to width to a 5-to-1 ratio, has curbed continued development of this type of lot division. If the Township is going to use zoning to preserve agricultural land, then one or more of the following alternatives should be examined: - Permit only residential uses which are owned or occupied by the persons farming the land. - Have minimum acreage parcels of 40 or 60 acres. - Permit one building lot of one (1) acre for each 25 acres of land. - Restrict residential lot sizes to a depth not to exceed 300 feet. - Permit open space zoning which clusters single-family residential into smaller lots on small enclaves or villages in return for permanent open space or agricultural use. These are a few ideas which should be explored. There are undoubtedly other methods which can be examined to reach the goal of preservation of open space and agricultural lands. The community needs to firmly establish the goal and then decide which route is best to achieve the goal. -66- �I I I I I I •I • • • Purchase or Transfer of Development Rights This concept involves the exchange or reassignment of the development rights of one parcel of land in an agricultural area to another non-farm parcel. This technique recognizes the value of farmland for non-farm purposes. It is accomplished by providing the farmer with the monetary benefits he would derive if his property were sold for development purposes and allows him to continue farming. These rights are subsequently applied to other areas of the community that are better suited to more intense urban uses. While this concept offers an innovative and potentially useful approach to farmland preservation, it can be complicated and expensive to implement, particularly if the local unit of government is involved in purchasing the development rights. To be successful, this type of program has to be organized to operate effectively in conjunction with the private real estate market system. Open Space Zoning The theory of open space zoning is to preserve agriculture or open space by concentrating the residential land uses in an area best suited for that use in exchange for the development rights on the remaining parcel. The farm or the open space is assured as a perpetual easement or land use. The residential area is established as a small neighborhood, rather than individual homes side by side along each country road. Each land use pays taxes based on its market value and its existing land use. The residential area is usually developed as a cluster or a site condominium project, with the individual homeowners sharing common open space and road systems. The overall density of this section of the community is not increased, but the two land uses complement each other, rather than conflict. Farmland and Open Space Preservation Program In 1974, the Michigan Legislature passed Public Act 116, the Farmland and Open Space Program. This program provides tax benefits to agricultural land owners in exchange for an agreement to maintain the land for farming purposes for a specified period of time. Parcels enrolled in P.A. 116 may be exempt from special assessments for improvements customarily associated with urban development, including sanitary sewers, water mains, or street lighting. · Since the use of lands enrolled in this program are restricted to agricultural purposes, and in light of the fact that parcels may be enrolled for extended periods of time (sometimes 50 years), this program may be viewed as a "de-facto form of zoning." P.A. 116 is widely used throughout Michigan. Its success, however, relates more to its benefits as a tax relief program for farmers, rather than as a method of preserving farmland. This program has been more widely used in rural counties, where development pressures are minimal. -67- �I I Summary I I I Extensive portions of the Township have been identified as being suitable for long-term agricultural purposes. To successfully implement the policies of the Master Plan, specific methods will need to be adopted. Most of the land designated for agricultural purpose is zoned for one-acre lots. The one-acre lot size could be maintained, provided other measures are adopted which effectively concentrate non-farm single-family home sites in designated areas which do not use disproportionate amounts of road frontage or disrupt the continuity of existing farms. Based on past history and Michigan's method of taxation, a more creative performance-based concept of development will be required to accomplish this objective . • •I • • • • SUBURBAN RESIDENTIAL Approximately 2,500 acres of land have been reserved for suburban residential purposes on the Master Plan Illustration. This concept anticipates the development of single-family homes on one-acre lots. Desirably, development within these designated areas would take the form of larger lot subdivisions served by public roads extending into interior acreage, thereby permitting the development of this acreage. Land identified for suburban residential purpose is located outside of anticipated Mure sanitary sewer or public water service areas. Within the suburban residential area, one location has been identified for special consideration. This area is located south of the Village and is bounded to the north by the railroad tracks, to the south by the Consumers Power property, to the east by Omo Road, and to the west by the East Branch of Coon Creek. The well-defined physical boundaries of this site and its unique physical characteristics, including existing woodlands and proximity to the Creek, give the area a unique character that lends itself to a more imaginative planning response. For example, this area may be suited for large lot estate development or for some form of cluster development, with units placed close together and generous open spaces reserved on the site. The open space zoning concept noted previously could be a type of development which would be useful in this area. URBAN RESIDENTIAL Slightly less than 1,000 acres have been reserved for urban residential purposes. Land designated for this purpose is located proximate to the Armada Village boundaries. Due to the location near the Village, those areas identified as being suitable for this purpose will be developed with a greater density than outlying suburban residential and agricultural areas. The possibility of being served by municipal utilities from the Village would permit this higher density. -68- �• •I I I I - • •II II II Single-family subdivisions, with a density of between two and four units per acre, are contemplated for this area. Some multiple-family development at slightly higher densities may also be appropriate for portions of this designated area. The appropriateness of specific sites for higher density purposes needs to be evaluated on a case-by-case basis, with consideration given to the characteristics of surrounding property, the suitability of access to a major thoroughfare, and availability of water and sewer, to name a few of the factors. COMMERCIAL The need for retail goods and services is directly related to several factors, including the number of households, disposable income levels, and the proximity of competing centers in nearby communities. Existing retail uses in Armada Township are concentrated in the Village Central Business District. As indicated in the Economic Characteristics study, the quantity of land currently being used for commercial purposes is generally consistent with estimated demands. As the number of households increase, however, this demand may increase and new commercial opportunities may be required . The Master Plan policies support the preservation and upgrading of the Village Central Business District as a primary focal point of commercial development for the community . In the event that additional commercial development is needed, 30 acres of land have been so designated by the Master Plan. One site has been identified for commercial purposes at the southwest corner of Armada Center Road and North Avenue. Proximity of this area to two heavily travelled roads supports this designation. The size of this site lends itself to being developed for a small planned shopping facility. The uses to be encouraged in this area would be larger land uses which require extensive parking areas or large volumes of automobile traffic for their market. This type of use may be unable to be developed in the Village Central Business District due to the unavailability of large contiguous vacant parcels. Commercial development at this location is not necessarily incompatible with the longterm goal of preserving the Village Central Business District. It should be viewed as being complementary to existing retail development in the Village. Both areas offer different types of needed commercial services. This mutual dependence and compatibility could be further reinforced by the development of a pedestrian path system along the banks of East Branch of Coon Creek. Such a path could be part of a larger system. This segment of the system would link the Village Business District to the new site to the north, thereby providing a pleasant route for pedestrians and shoppers to travel between both sites. Two smaller additional commercial sites are also identified on the Master Plan. The first is located at the northwest corner of North Avenue and Armada Center Road. This site largely coincides with existing commercial uses at this location. A second, more convenience-oriented, site is located at the 32 Mile Road/Romeo Plank intersection. -69- �I I I I I • • • • • •II - INDUSTRIAL The largest quantity of land reserved for Mure industrial purposes is located in the southwest corner of the Township, along Powell Road between 32 and 33 Mile Roads. This area is opposite an emerging industrial area in the Village of Romeo. The opening of the Ford Engine Plant and the M-53 Freeway bypass of downtown Romeo make this area a logical location for Mure industrial development. Not only does it have convenient access to 32 Mile Road, which is a major thoroughfare serving northern Macomb County, it is physically separated from existing or planned concentration of residential uses. This separation minimizes the potential for incompatible land use relationships. Light industrial uses occurring in planned industrial park settings are encouraged for this area. A second industrial area is noted on the south side of the Grand Trunk Western Railroad tracks. This area offers an opportunity to expand the adjoining industrially developed area located in the Village. PUBLIC A total of 100 acres of land are reserved for public purposes on the Master Plan. Most of this land is encompassed by the existing school and Township park sites located on the north side of Armada Center Road, east of North Avenue. Detailed plans for the development of the Township park site are included in the community facilities section of the Master Plan. The remaining area designated for semi-public purposes is located opposite the Township Park and includes the site being used for the Amvets Hall and adjoining baseball diamonds . FLOODPLAIN Three significant drainage channels cross the Township. Those channels, including land on both sides, are identified as floodplains on the Master Plan. This designation calls attention to the fact that these areas have unique physical characteristics, the most notable of which is presence of seasonally high water levels. Future development near these floodplains should be adequately set back from environmentally sensitive areas to avoid the problems normally associated with the development in floodplains. These areas are best suited for open space purposes. ROADS The Township's existing road system, including land reserved for right-of-way purposes, occupies nearly 1,200 acres of land. Future development in the community, as envisioned by the Master Plan, will necessitate the development of new roads, including interior subdivision roads and extensions of the section-line grid system. Additional land will be required to provide needed access improvements. A detailed description of needed road improvements is identified in the Thoroughfare Plan. -70- �I I I I I I I I I • •II II LAND USE PLAN SUMMARY The allocation of land use has been based upon the goals and objectives and the ability of the community to support such land uses. Based on preliminary figures from the 1990 Census, the number of housing units in the Township and Village increased from 1,208 to 1,412. This represents an increase of about 17 percent over the decade. The population for both units increased from 3,887 to 4,463, for an increase of about 15 percent. Over the next two decades, the population is projected to increase by about 1,200 persons, and the number of households by 650. These estimates pro_iect an increasing growth rate. The urban growth areas shown on the Land Use Plan, at a density of one unit per acre, could accommodate about 5,000 additional housing units. This does not include any development which could take place within the 15,000 acres of land designated for agricultural use. In summary, there is no need or reason to house Mure generations of growth in areas which can and should be used for agricultural pursuits. The Land Use Plan provides a framework for controlled growth. It provides goals and objectives which can be attained over the next.two decades. Land acreages have been allocated which exceed, by far, any known demand. They, nevertheless, provide for a range of choices and sites. Over the next 20 years, there will be numerous issues which must be addressed. These include growth management, water and sewer availability, economic development and provision of public services, to name a few. Many of these issues will require cooperation and coordination between the Township and the Village. Because of the geography, social and political interaction, neither community can, or should, act independent of the other in major issues. It is hoped that this Master Land Use Plan will be used as the framework or policy guide to addressing those issues. It is also intended to act as a development guide for those who wish to invest in the Mure of the Armada area. l'IOURe. MASTER PLAN ACREAGE ALLOCATIONS Rlghl-of•Way 7.4% -71- �-I I I I I • • • •II II THOROUGHFARE PLAN INTRODUCTION Road systems are designed to provide for the fast and efficient movement of people and goods both within and through a community. Unpaved roads and road alignments of early settlements that were adequate for low volumes of traffic became hazardous with increased traffic volumes. Consequently, a coordinated and improved road system needed to be provided to facilitate a smooth and safe flow of traffic. One obviously important consideration in proper transportation and land use planning is the issue of providing adequate 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. A thoroughfare plan must, therefore, consider the relationship between the type and intensity of different land uses and the resulting generation of traffic movements to insure orderly development and a desirable environment. Through the preparation of a thoroughfare plan, a community has an opportunity to shape urban development patterns, improve the environmental quality and economic efficiency of different land uses and result in the optimum use of the existing road system . Preparation of a thoroughfare plan has two useful applications that can have important . consequences for Mure development patterns in a community. Through the identification of Mure right-of-way locations and widths, a community effectively establishes the foundation for Mure development. Furthermore, the cost of acquiring Mure right-of-way can be significantly reduced if the necessary reservation is done well in advance of Mure road construction. Establishing right-of-way locations and standards through the planning process provides a community with some authority to request right-of-way designations either through the platting or site plan review process. Designating right-of-way widths also helps a community establish consistent setback requirements which is accomplished through the administration of a zoning ordinance. This minimizes the potential of having to acquire homes or businesses when road widening becomes necessary. Preparation of a thoroughfare plan will not completely negate the need to acquire additional right-of-way which may or may not contain a house or business sometime in the Mure. The plan does, however, establish consistent standards and makes property owners aware of the community's long term growth plans. The Thoroughfare Plan is functionally related to the previously described Mure land use plan. The recommended improvements contained herein are intended to provide the road network required to support the Mure land use intensity contemplated by the land use plan. -72- �I I I I I I • • • •II THOROUGHFARE CLASSIFICATION Roads are grouped into a number of different classifications necessary for administrative, design and planning purposes. Most classification systems make a distinction based on the intended purpose of the road and the geographic areas it is intended to serve. Common road classifications include freeways, arterials, collectors and local roads. Each classification carries with it suggested minimum design standards. State trunklines carry high volumes of traffic between population centers in many counties and should be designed to facilitate traffic movement while controlling access. At the county level, the highway system includes both primary and local roads. Primary roads provide access to higher classification roads and connect population centers within the county. Local roads consist of secondary feeder roads to the primary network and residential neighborhood streets. Suggested right-of-way design standards for these various road types are shown in Table 22 and Illustration 7 . TABLE 22 SUMMARY OF ROADWAY PLANNING STANDARDS * ii i I Major Thoroughfares .( Right-of-Way 150 feet Element ! Pavement Width ! (initial stage) Secondary Thoroughfares Collector Local 120 feet 120 feet 86 feet 60 feet 84 feet 63-84 feet (24 feet) 59 feet (24 feet) 36-50 feet 28 feet 7 4 or more Urban - 4 Rural - 2 2-4 2 1 mile 1/2 mile I ! Number of I i ! Standards For: Lanes !._~cing * 1 mile -------·--··-··--····------ Adapted from Macomb County Road Commission, Macomb County, Michigan -73- �I I I I I I ' ' ' ' CROSS SECTION STANDARDS ...,.___ _ _ 36' - - - - ...,.___ _ _ _ so' - - - - - - - 1 ~----60° - - - - - LOCAL -----------i COLLECTOR - - - - - - - - - - - 86° SUBDIVISION 1 1---------59 - - - - - - l----------------120'----------------, SECONDARY :::::::::::: THOROUGHFARE ........ I - - - - - - - Medium-ACT 63'*------ 1 - - - - - - - - - High- ADT L - - -Dolly -- - - - - - - - - - 120' * ACT- Avera91 Traffic. MAJOR I ~ 84 ' ...:..*-------- ------------- I ------,I THOROUGHFARE ,J'_....__ _ I 24 ' - - - + - - !0° -I ~ - - - - - - - - - - - - - - 120 ' - - - - - - - - - - - - - - Initia l Stage MAJOR THOROUGH FARE -74- 7 �I I I I I I I ' ' ' ' ' EXISTING THOROUGHFARE SYSTEM The existing network of roads serving Armada Township provides the framework upon which the Thoroughfare Plan is based. It is, therefore, important that the characteristics of this system be understood. A description of the Township's thoroughfare network is provided as follows. State Routes No existing State highways cross the Township. Armada lies between M-53 on the west, which connects Romeo, Almont and Imlay City; and M-19 on the east, connecting Richmond, Memphis and Emmet. Of these two State highways, M-53 is clearly the more dominant. This highway connects metropolitan Detroit with the communities located in the 11thumb-area11 of Michigan. Traffic volumes along M-53 exceed 20,000 vehicles per day in Washington Township and 11,000 vehicles per day in Bruce Township. A portion of the M-53 Freeway bypass of Romeo Village was recently completed to 32 Mile Road. Completion of the bypass to 34 Mile Road is scheduled for 1991. Completion of the bypass, while located one mile west of the Township, may influence traffic flow through the community. One consequence of the improvement will likely be an increase in traffic along 32 Mile Road. It may also have some impact on north-south traffic, particularly along Romeo Plank and Capac Roads. County Roads County roads in Armada Township are divided into two principal classifications: primary and local. Paved primary roads crossing the Township include North Avenue, Armada Ridge Road, Armada Center Road, Romeo Plank Road, Capac Road and 32 Mile Road. Traffic volumes along these roads are shown in Illustration 8. The highest volumes of traffic occur along 32 Mile Road, North Avenue, and Romeo Plank and Capac Roads. High volumes are also noted along the one-mile segment of Armada Center Road, connecting Romeo Plank and Capac Roads. The remaining roads in the Township are classified as local roads. -75- �.,,.,_,_,_,_,.. --------VEHICLES J - PER DAY 4000 - OVER - 2000- 4000 - ·1000- 2000 .!.J cp TRAFFIC VOLUMES ARMADA TOWNSHIP IUCOII • COUNTY • IIICHIQAN ARMADA TOWNSHIP Pl.ANNING COMMISSION "•=='I. " Ce •• HhJ Pla••I"' I Nu--.,.,.,, P. C. ••ka, • lc:•lqa. 8 �I I I I I I I -,. ' ',. ' THOROUGHFARE PLAN The Thoroughfare Plan is designed to provide adequate roads to serve the Mure land use pattern envisioned by the land use plan. It is also intended to fit into the context of the County and State planned road network. The major roads shown on the Master Plan are identical to the previously described County primary roads. Only one change is proposed. The change involves the extension of Capac Road from Armada Center Road south to 33 Mile Road. This connection would continue the system of section-line roads located at one-mile intervals and would provide a more continuous route north toward Capac. All of these major roads have a planned right-of-way of 120 feet, with two exceptions. Both 32 Mile Road and Capac Road, including the Wolcott Road extension from Armada Center Road south to 32 Mile Road, have planned right-of-way widths of 150 feet. These designations correspond to the Macomb County Road Commission standards and reflect higher volumes for both roads. The Township's remaining roads are designated as secondary thoroughfares. Their intended role is principally to provide a connection to the previously described primary road system. The planned right-of-way width for these roads is also 120 feet. Any Mure roads developed to serve residential neighborhoods are classified as local roads and require 60 feet of right-of-wa~. Local subdivision streets should be designed to meet Macomb County Road Commission standards and be dedicated for public use. fl -n- �I I I I I I I ' ' '• ,.• COMMUNITY FACILITIES PLAN This element of the Master Plan identifies the need for those facilities and services necessary to support the community at capacity development envisioned by the land use plan. A range of services may be included within this category, including recreation, utilities, and protective services, among others. The need for these services is directly related to the size of the community, as well as the desires and expectations of its residents. It would not be reasonable or practical for the Master Plan to plan for the same range and level of facilities that may be appropriate for a more urbanized community located in southern Macomb County. Armada Township is a rural community and, while the number of residents and households continue to grow, the character of the community remains rural in nature. While the Master Plan does provide opportunities for Mure growth, the type and quantity of Mure development is not intended to change the basic rural character of the community. Most of the basic community services and facilities available to Township residents, including schools, parks and utilities, are concentrated within or proximate to the Village of Armada. Those portions of the Township planned for more intense development are arrayed around the Village, thereby providing for the more efficient use of existing facilities. This type of policy has important consequences as it minimizes the need to duplicate or extend services to less densely population portions of the community, often at considerable expense to taxpayers. UTILITIES The availability of public utilities, namely sanitary sewers and water, pays a central role in establishing a community's development potential. The intensity of Mure development is directly related to the ability of existing utility systems to accommodate this growth. Providing public utilities is a considerable expense and can have important consequences on the community's tax structure. Outside of the Armada Village boundaries, sanitary sewers and municipal water supply lines are not available to Township residents. Private wells and on-site waste water disposal systems are required for each home or business site in the Township. The use of on-site waste disposal systems is limited by the characteristics of the soils to accept and treat effluent. These systems function best at those locations with sandy soils that have good percolation characteristics. Heavy clay soils with higher water tables require the installation of more expensive engineered systems. Depending on the characteristics of individual sites, one acre is generally considered to be the minimum land area needed to accommodate the installation of a septic tank and disposal field, provide sufficient area for a reserve field, and maintain a safe isolation distance to wells. The practical effect of relying on this form of waste water disposal, therefore, is to limit the density of development in a community. -78- �I I I I I I I -~ Sanitary sewers are available within the Village of Armada. This system apparently has the capacity to permit some additional development. The Village is currently operating under a mandate from the State of Michigan to separate the combined sanitary and storm sewer lines. Armada Village is also served by a series of community wells and public water distribution system. Some testing of these wells is needed to determine more conclusively how much capacity the system has available. The need for a comprehensive regional sewer service policy as a mechanism to control urban sprawl was recently addressed by the Southeast Michigan Council of Governments. The sewer service area map, adopted in March 1990, shows Mure sewer services being confined primarily to the Village of Armada. The Township's Master Plan is generally consistent with this policy and strives to maintain the Village's compact development pattern by concentrating those areas considered to be suitable for residential development of a more urban density and character in those areas located proximate to the Village. To implement this policy, the Township and Village should continue discussions with the intent of establishing some type of mutually beneficial cooperative development agreement relating to the Mure extension of utilities to locations outside of the Village. The broader policies of the Master Plan, including maintaining the rural character of the community, should be considered in establishing any such policy. RECREATION Quality of life is influenced by many factors, not the least of which is the availability of parks and public open space areas. Parks not only provide areas for passive and active recreation, they also introduce welcome open space and natural areas into an urban or suburban environment; it is frequently these amenities which are necessary components to a balanced land use pattern. 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 Mure recreational activities in proportion to the expansion of Armada Township's other uses, particularly residential neighborhoods. Neighborhood Parks The need for recreation facilities should consider the larger development context of the community as a whole. The demand for parks is generally related to the number of residents and the density of development within designated neighborhood areas. ~ ~ -79- �I I I I I I I ' ' ' ' ~ Armada Township is relatively sparsely populated, with existing development widely distributed over a 36-square mile area. As a result of this development pattern, the Township has no defined neighborhoods in the strictest sense of the term. The larger lot sizes that characterize most residential development in the Township generally offer enough area to meet the immediate open space needs of most residents, thereby satisfying the demand for neighborhood parks. Neighborhood recreation needs for Village and nearby Township residents can be adequately met by the existing school and park sites located in and proximate to the Village. 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 a wider geographic area. Ideally, community recreation land should be provided at a ratio of between five and eight acres per 1,000 persons. Aramda Township owns and operates a 24-acre park site at the northeast corner of North Avenue and Armada Center Road. The east branch of Coon Creek crosses the property along its eastern boundary. Aside from two ball diamonds, the park remains substantially undeveloped. The size of this park should be sufficient to meet the needs of existing residents, as well as those of Mure residents anticipated during the timeframe encompassed by the Master Plan. The single greatest recreation need facing Township residents involves the development of the existing 24-acre park site. A Master Plan for this facility has been prepared which offers specific recommendations for the Mure development of this site. The Plan proposes the extension of recreation improvements to the eastern half of the site and includes a restroom/storage building, picnic shelter, horseshoe pits, shuffleboard court, tot-lot area, basketball court, picnic area, jogging trail and landscaping. These improvements are shown on Illustration 9. The Township Park site is located in close proximity to the SO-acre Armada High School property to the east. Both sites are crossed by Coon Creek, which meanders in a northeasterly direction as it leaves the Township Park site. The relationship of this water course to both sites provides a unique recreation opportunity. The proposed path system for the Township Park could be extended to the northeast along the Creek and onto the High School site. This expansion would, in effect, expand both recreation sites and offer an area for passive enjoyment of the unique natural features located along the Creek. It would also provide an expanded system for joggers, walkers and bicyclists. -80- �I I I I I I • I I I I I IL_________ _ ARMADA AREA COMMUNITY ( REVISED PLAN PARK STUDY ) 9 Co••11"i1, -81- Pl •••i•«. I Ma11•c.••••' , P. C . 11,ic • , •iclti<e•" �I I I I • • • • -.. FIRE PROTECTION Fire protection is among the most essential public services provided at the local level. Beyond the obvious need to protect residents and businesses from financial loss and personal injury, fire fighting services can also substantially reduce the cost of providing insurance. Standards contained in the Plan should be considered as the minimum necessary to provide an adequate level of fire protection for the Township. Armada Township is served by a volunteer fire department headquartered in a new building located on the Armada Center Road, east of North Avenue. This existing site should be adequate to accommodate the development anticipated by the Master Plan . The following standards offered by the National Board of Fire Underwriters, if followed, can assist a community in achieving the best possible rating. These standards are reflected below. National Board of Fire Underwriters Standards The National Board of Fire Underwriters has set minimum standards for fire protection that enable communities to get the best possibl~ 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. -82- �I I I I I I • • • TABLE 23 LOCATION STANDARDS FOR FIRE STATIONS ----------·---------------Radius Served . ! Fire Station .! Pumper and Hose Company l Ladder Company High Value District Standard Resldentlal Number of Men On Duty Minimum Land Area Required 3/4 mile 1 1/2 mile 4-5 1/2 acre 1 mile 2 miles 5-6 1/2-3/4 acre i Pumper-Ladder Company . ·- - - 1 mile 8-10 1 acre ----------------------------·----·--------·..·-··-····--·-··---···-..···········-··· These standards possess a certain amount of flexibility, which is based upon the individual community's needs. -83- �I ST. CLAIR COUNTY • - • - • - rr.+!P. ._ • r-_,,-=---=--=-,-.!:a:,--,,a::a~~--=:,'!C'"'-lm:11i:=-~60~RgD~M~'A,[;j,N-=x:::11-~~R~/ BERLIN L~E~Y~~r::;w,:Pi:::, . -=aa I I I I I I I --1-I I I PRATT PRATT 0 0 PRINZ MC PHALL + u 4 © SUBURBAN • URBAN @D COMMERCIAL • INDUSTRIAL @) PUBLIC / SEMI - PUBLIC RESIDENTIAL RESIDENTIAL ~ FLOOD <( Q. REil, AGRICULTURAL ::; PRATT <( B u 9 PLAIN CORRIDOR II 10 7 • UTILITIES - MAJOR ROAD SPECIAL DEVELOPMENT IRWIN IRWIN * AREA 16 17 0 IC) "'z <( 20 w z <( "' 0:: 34 -------- 21 22 34 MILE = MILE 29 PLAN MASTER ARMADA MACOMB TOWNSHIP COUNTY , MICHIGAN ARMADA TOWNSHIP PLANNING COMMISSION ,ooo 33 I I I 3 4 6 0 84 34 35 Co,u10Niry PIANNiNG & MANAGEMENT' P. C. oricA , MicltiGAN lltH ,HJ pre,ort6 .-, fMI: 11111,COMI COUHTT P!...AIOUNG COIIIWISSK>H 10 � 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 Armada-Twp_Master-Plan_1991 Creator An entity primarily responsible for making the resource Armada Township Planning Commission, Armada Township, Macomb County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991-07-10 Title A name given to the resource Armada Township Master Plan Description An account of the resource Armada Township Master Plan developed by the Armada Township Planning Commission in partnership with Community Planning & Management, P.C. adopted on July 10, 1991. Contributor An entity responsible for making contributions to the resource Community Planning & Management, P.C. (consultant) Subject The topic of the resource Master plan reports Armada Township (Mich.) Macomb 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/066c981a78e01cc813145ff0d256d6c2.pdf 7f8c129de54c3e47511381b4c4722787 PDF Text Text REGIONAL COMPREHENSIVE ·:: ASSOCIATION OF CLARE COUNTY LOCAL PLANNING COMMISSIONS �I I I I I LOCATION COUNTY CLARE MISSAUKEE I I I \,osco GLADWIN I I I 1 I J~ 1 I SAGINAW OSCEOL~ - - - - 1 MECOSTA BAY .' ;l MOUNT PLEASANT us M20 :131 1 I \ISABE~~~-- 1 us 27 I I I v I l ~ : • ""\ -": -. •., ,:.} '. - • - . ~ ::!-4 \ . -· --· THE ASSOCIATION OF CLAfd: COUNTY:LOCAL PLANN1t,11, COMMISSIONS 'I JUNE 1HE ~R EPAR ATION OF 1HIS ._.AP '41AS FINA N\[;) •N PAH ~ r 1·H(f)UG~ /, COMPR El-lf 111S!Vf I> ;_ f'II\I Nll'l. ii GRANT • ROM THE. OiPARTMENT OF HOUSING ADMfNISTEkt O l:H ti.N O URBAN THE. S lAl f .)I- ()E ·J f:. 1()Pti,IFN r MtC~iG AN , 1978 CL.ARE COUNTY MICHIGAN I I �Mark A. Wyckoff 400 Everett Dr. Lansing, M,ich. 4891'5 ,,, FROM THE LIB RARY Of le.tanning & Zoning Center, Inc. REGIONAL COMPREHENSIVE PLAN Clare County Michigan Prepared by Association of Clare County Local Planning Commissions and Parkins, Rogers & Associates, Inc. Planning, Research & Env ironmental Design Consultants June 1978 The preparation of this report was financed, in part, through a Comprehensive Planning Grant from the Department of Housing and Urban Development, administered by the State of Michigan. �BIBLIOGRAPHIC DATA SHEET 1. Report No. MIP-ACCLPC - 01 1 4.Tiile and Subtitle REGIONAL COMPREHENSIVE PLAN Clare County, Michigan 3. Recipient's Accessio n No. 5. Report Date June 1978 6. Au thor{s) Assoc1at1on ot Clare County Local Planning Comm1ss1ons & Parkins Roaers,i. Associates, Inc. Plonnina Consultants 9. Performing Organization Name and AddressAssociation of Clare County Local Plan 7. 8. Performing Organization Rept. No. 10. Pro;ect/Ta sk/W;rk Unit No. ning Commissions, c/o Chairman, Nial D. Resseguie 8245 E. Long Lk. Rdi.c------,-------""""4 11. Contract/Grant No. Harrison, Mich 48625 & Parkins, Rogers & Associates, Inc., 925 Book Building, Detroit, Michigan 48226 P-416-220 12. Sponsoring Organization Name and Address Donald Peto, Ott1ce of Intergovern- 13. Type of Report & Period Covered mental Relations, D:epartment of Ma:nagement & Budget, Lewis Cass Builing 2nd, Ffoor , P.O • . Box 30026, Lansing, Michigan 48909 7-1-77 to 6-30-78 14. 15• Supplemencary Notes Correlates and summarizes previous 701 Community Planning Assistance grants and unassisted County and Township planning projects. Abstracts This Plan contains surveys, analyses and evaluation on the natural resources and environment, population, economy, housing characteristics, land use, organizational structure, transpor.totio.n facilities and utilities relating to Clare County. Recommendations ore made on future desirable land use needs to . serve the County's future population in the year 2000 . Implementation measures are presented -including a recommended five-year Continuing Planning Program. 16. 17. Key Words and Document Analysis. 170. Descriptors Identifiers/Open-Ended Terms 17b. Planning interpretations of soils information, prime agricultural and prime recreational lands, industry mix and employment structure projection, sector concept for land use planning. 17c. 18. C0SATI Field/ Group Availability Statement Release Unlimited Copies Available F ORM NTIS-3s lREv. 10·731 ENDORSED BY ANSI AND UNESCO. 19 •. Security Class (This Report) UNCI A<;;STFTFn Security Class (This P21ge UNCLASSIFIED 21. ·No. 20. 22. THIS FORM MAY BE REPRODUCED of Pages Price usc;:oMM-Dc s2es-?74 �TABLE OF CONTENTS Abstract Tobie of Contents. List of Tables List of Charts . List of Maps General Summary 111 V IX XII XII XIV History Historical Perspective Historic Preservation . 1 2 Environmental Characteristics Climate Drainage . Major Lakes, Ponds, and Streams Soils and Surface Geology Bedrock Geology • Su.r face Geology Soil Associations . Topography Water . Soil Hydrology Agricultural Interpretation of Soil Associations Forest Cover . Fragile Environmental Areas . Conclusion 3 3 3 3 5 5 5 l1 12 12 12 13 13 14 Population Characteristics and Forecast Past Population Growth Trends . Population Composition Population Distribution, Density and Migration Population Forecast 15 15 20 23 Economy Introduction Employment and Income Distribution Business Activity • Agriculture Anticipated Urbanization and Future Space Needs 37 Housing Study Introduction Existing Housing Characteristics 40 40 V 28 28 31 34 �TABLE OF CONTENTS (Continued) Housing Study (cont.\ 47 Housing Supply Needs Housing Needs Analysis Housing Environment . Statement of Goals Housing Assistance Programs 51 53 57 58 Existing Circulation and Transportation Characteristics Introduction Regional Setting . Road Inventory Characteristics of the Road System . Airport Facilities. Rail Facilities Trucki ng Facilities .. Publi c T ronsportation Conclusion Public Utilities, Facilities and Services Introduction Recreatiqnal Faci Ii ties Librar· e 5 . Police Protection Fi re Protectior. Ambulance Services . Hospital Services. Mento I Hea Ith Dental Care Schools Elect ricity 59 59 60 63 64 66 66 66 66 68 68 69 72 73 75 75 75 76 76 76 Goals and Policies Polici e s and Procedures for Decision-Making Citizen Awareness and Participation Control! ed Development Agriculture and Land Use Business Industry Transportation Environmental Utilities • Organizational Cooperation 79 79 80 81 81 82 83 84 85 85 land Use Pl an Introduction Existing Land Use 87 87 '· VI �TABLE OF CONTENTS (Continued) Land Use Plan (cont.) 90 94 Clare County Land Use Patterns. Urban-Rural Land Use Conflicts. Future Land Use Plan . Concepts of the Plan . Existing Factors Influencing the Plan Planning by Development Sectors Land Use Control Conclusion 95 95 99 100 105 105 Organizational Analysis Introduction Structure of Counties• County Functions . County Administrator. County Board of Commissioners 107 107 108 111 ··- L · -: ·- -1-12 f:.: .. Implementation - Continuing Planning Program Introduction Organization . The Continuing Planning Process Components of a Continuing Planning Program Maintenance and Updating of Planning Data 11 7.. . . - ' ; ; -·.: :,-:11-8 ·. ' c120· .~· l2'1-· · · i 21 :. ·. - APPENDIX Environmental Assessment Introduction Environmental Impact Unavoidable Adverse Environmental Effects Alternative to the Plan Irreversible and Irretrievable Committment of Resources Applicable Environmental Controls . · ·• ,· ~-Table Table Table Table Table Table Table Table Tobie A A A A A A A A A - l, Value of Housing, Clare County, 1970 - 2, Housing Characteristics, Clare County, 1970 - 3, Type of Structure,Clare County, 1970. - 4, Count of Housing Units with Complete B·othroom Fqcilities, Clare County, 1970 - 5, Source of Water, Clare County, 197-0 . - 6, Heating Equipment, Clare County, 1970 - 7, Year Structure Built, Clare County, 1949 to 1970 - 8, County and State Median Values, Clare County, 1970 - 9, True Cash Value of Real and Personal Property as Determined from Assessment Roi 1, Cl o re County . vii j . . . . ,, . ,., • · 130 13Q ::-,.. :- : . ·-.- l3.2 - --: :: 132 .-•. , 133 , ., 133 134 135 l36 :\ ·,, . . •· l37 · · . · · '138 . ·139 140 141 142 l ', �TABLE OF CONTENTS (Continue d) Table A - 10, True Cash Value of Real and Personal Property as Determined from Assessment Roll, City of.Clare Table A - l l, True Cash Value of Real and Personal _Property as Determined from Assessment Roll, City of Har~ison Table A - 12, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Arthur Township . Table A - 13, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Franklin Township Table A - 14, True Cash Value of Real a nd Personal Property as Determined from Assessment Roll, Freeman Township Table A - 15, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Frost Township . Table A - 16, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Garfield Township . Table A - 17, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Grant Township . Table A - 18, True Cash Value of Rea l a d Personal Property as Determined from-Assessment Roll, Greenwood Township Table A - 19, True Cash-:Value of Real and Personal Property as Determined from Assessrnent Roll, Hamilton Township . Table A - 20, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Hatton Township. Table A - 21, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Hayes Township . Table A - 22, True Cash Value of Rea l and Personal Property as Determined from Assessment Roll, Lincoln Township Table A - 23, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Redding Township Table A - 24, True Cash Value of Real a nd Personal Property as Determined from Assessment Roll, Sheridan Township Table A - 25, True Cash Value of Real and Personal Property as Determined from Assessment Ro ll, Summerfield Township Table A - 26, True Cash Value of Real and Personal Property as Determined from Assessmen t Ro ll, Surrey Township. Table A - 27, True Cash Value of Real and Personal Property as Determined from Assessmen t Roll, Winterfield Township TableA-28, Township School Millage, Clore County, 1977 I. 1 143 144 145 146 147 148 149 150 151 152 153 154 155 156 157 158 159 160 161 · Clare County Drains, Clare County, Michigan, 1978 162 Application for Plan Examination and Building Permit Construction Code Authority, Clare County -r • 164 viii �LIST OF TABLES Table No. Inventory of Lakes, Ponds, and Streams. 4 2 General Soils Mop Legend, Clare County 6 3 Comparative Population Growth, Clare and Surrounding Counties, 1940-1976 . 16 4 Age Composition, Clore County, 1930-1970 17 5 Median Age, Clore County and Other Regions, 1950, 1960 and 1970 . 19 Population Per Household, Clare County and Other Regions . 20 Population Trends by Local Municipality, 1950, 1960, and 1970 21 Natural Increase and Net Migration, Clare and Surrou nd ing Counties, 1960 to 1970 and 1970 to l July, 1976. 24 9 Population Projections, Clare County, 1990 and 2000 25 10 Employment, Clare Area and State of Michigan, 1977 and 1985 6 7 8 11 29 Employment Projections, Clare County,- 1974, 1980 ahd , 1990 • • • •-•• ., .' 12 .. C · 30 . .. Effective Buying Income and Distributtoti ; Clare County, 1974-1976 • I <• 32 13 Retail Sales Data, Clare County, 1974, 1975 and 1976 33 14 Wholesale Trade Area, Clare County, -1967 and 1972 . 33 15 Selected Service Data, Clare County,, J.967 and 1972. 34 16 General Agricultural Statistics, Clare County, 1964, 1969 and 1974 . 17 Types of Farms, Clare County, 1954, 1964 and 1974 . , . '··~ ix 36 �LI ST OF TABLES (Continued) Table No., l8 livestock Production and Sales, Clare County, 1954, 1964 and 1974 . 36 19 Shopping Area Standards Related to Population and TimeDistance . 38 20 Owner Occupied Housing Value, Clare County, 1970 . 41 21 Housing Characteristics, Clare County, 1970 42 22 Housing Units by Type (Occupied and Vacant al I Year), Clare County, 1970 42 23 Bathroom Facilities, Clare County, 1970 43 24 Sewage Disposal, Clare County, 1970 44 25 Source of Water, Clare County, 1970 45 26 Heating Equipment, Clore County, 1970- 45 27 Building Permit Statistics, Clare County, 1977 • 49 28 Projected Housing Supply Permanent and Second Homes, Clare County, '1970-1980 . 50 29 Household Income levels, Clare County, 1976 52 30 Elderly and Non-Elderly Low Income Households, Clare County, 1976 52 31 Street Mileage Within Incorporated Communities, Clare County 60 32 Inventory of Roads and Surface Types., Clare County, 1976 62 33 34 . _Commercial Aircraft Serving Tri-City Airport, May, 1976 65 Moy 65 Single-Plane Airline Service From Tri-City Airport 1976 ' • "' X f \ �LIST OF TABLES (Continued) Table No. 35 Page Standards for Specific Recreation Activities, Clare County 70 36 Inventory of Natural, Scenic, and Historic Sites 71 37 Desirable Library Standards, Clare County 72 38 Schooi Districrs,J Ciore County, i977 39 Existing Land Use, Clare County, 1978 40 Updating · Procedures . .I Tl 91 125 XI - - -- ~ ~- �LIST OF CHARTS Chart No. Lot and Plat Approval, 1870 -1978, Clare County. 119 Suggested Organizational Structure 2 97 LIST OF MAPS · Follows Page Map No. Existing Environment 4 Water Resources . 2 Surface Geology . 3 General Soil Map 4 Agricultural Land 5 Maj or Forest Types 6 Soi I Conservation Areas . 5. 5 13 14 14 Population 7 Population Distribution . 22 8 Housing Study Area location 55 9 Road Classifications 62 Traffic Volumes . 63 10 Facilities and Services · 11 Natural, Scenic and Historic Sites 70 12 Fire, School and Hospital Service Areas 73 Land Use 13 Existing Land Use 90 14 Approved County Plats, 1870-1978 96 xii �LIST OF Mtl..PS (Continued) Follows Page Map No. Land Use (cont .) 15 Soil Limitations . 100 16 Cultural Limitations . 100 17 Combined Physical Limitations . 100 18 future Land Use . 101 xiii - - --~ �GENERAL SUMMARY �GENERAL SUMMARY REGIONAL SETTING *Clare County is located in northcentral Michigan and is primarily a rural-farming and recreational area. *Clare County's growth wi 11 come about not as a result of being near a regional urban growth radial nor because of absorption by an expanding large city, but rather as a rural resort area. *U.S. 27, U.S. 10 and M-61 Freeways can be e)(pected to play an important role in the County's residential and industrial development. *Clare County in the future will be subjected to two major economic forces: development pressures and rural stability. ENVIRONMENT *Glaciation has been the dominant force creating the surface formation in Clare County *Clare County relief {elevation of land surfaces above sea level} varies from hilly land in the central townships to gently rolling land in the surrounding portions of the County,. *The soils of Clare County are varied and have a direct relationship to the development potentials and problems in the County, *Clare County contains approximately 400 lakes and ponds, both natural and man~made. Of these 60 are between 20 and 388 acres. *There are 29 miles of major streams and 302 miles of tributary streams flowing within Clare County. *In terms of natural land capability, Clare County is abundantly endowed with diversified soils, crop land, topography, bodies of water and mineral and organic soi I resources. POPULATION CHARACTERISTICS AND FORECAST *Clare County experienced a relatively consistent but rather slow population growth between 1940 and 1960 {9,163 in 1940 to 11,647 in 1960). *Population growth in the 1960's significantly increased with an average yearly increase of approximately 600 persons. The 1970 population was 16,695 people. *Between 1940 and 1970, the age distribution of the County dramatically changed. Fol lowing national trends the most obvious change in the · age distribution within Clare County has b.een the large growth in the proportion of young people up to 1960. By 1970 dramatic increases of older citizens {55 + years) were noted. ~n the future, a large proportion of the new families will be in the 55 years or older age group. School age children continued to increase in the 1970's, but should increase more slowly during the 1980's. *The population distribution of Clare County is generally concentrated in the Cities of Clare and Harrison and the Vi I Iage of Farwel I and around several major lakes. The greatest population density occurs xiv -~· ... �POPULATION CHAR AC TERISTICS AND FORECAST (Continued) in the City of Clare (1,224 people per square mile) and the lowest in Summerfield and Freeman Townships (each having 5.9 people per square mi le). Reviewing the center of population within the County from 1940 to 1960 a shift toward the City of Clare indicates that population had been growing more rapidly in the southern and western portions of the County. This trend reversed in the l 960's and early 1970's and will gradually locate in the central area portion of the County in the Hayes Township area. *In review of the growth in the 1960 1s and the known placement of growth generators in the County (e.g., freeways, utility systems, proposed developments), the 1990 population projection is for a population of between 34,000 and 37,000 people. By the Year 2000, the County's population is expected to be approximately 45,000 to 50,000. ECONOMY *The purpose of the economi C base study is to analyze the industrial, commercial and agricultural sectors of Clare County, the three generators of economic growth within the County. In 1977, over 8,700 people were employed out of a total work force of 9,675. Employment within the non-manufacturing industries is expected to increase the most rapidly through 1990. *It is projected that by the Year 2000 over 4,000 additional people will be employed in Clare County. *The Retai I and Wholesale Trade and Service Industries in Clare County are not as specialized as these industries are in more urbanized areas. The sales volume and number of employees per establishment are both considerably less than the State average. *The total number of farms in the County has decreased steadily during the 1954-1974 period as has the total land area in farms. However, the value of farm products and the total production of lrvestock and livestock products has increased during these 20 years due to more intensive methods of farming. HOUSING STUDY *The purpose of the housing study is to identify housing related problems in Clore County which may impair the type, quality and quantity of the future County housing stock. *As of 1970, the last Federal Decennial Census, there were 11,061 dwelling units in the County. In 1970 more than half of all the homes were bui It for either seasonal use or were vacant and used occasionally. *In 1970, nearly 44 percent of the houses were constructed since 1961 while an additional nine percent were constructed in the 1950 decade and another four percent were constructed between 1940 and 1949, the remaining 22 percent being constructed before 1940. As of 1970, only 56 percent of the total dwelling units were less than 10 years old. xv �HOUSING STUDY (Continued) *There is a shortage of rental housing in the County. TRANS PORT A Tl ON *Five interchange areas off U.S. 27 are integral to Clare County's Development *In Clare County there are large clusters of homes in need of improvement. Zoning and land use plans and bui Iding and construction codes should be reviewed periodically to determine if they are realistic. However, once they are updated, they should be closely fol lowed and enforced. *In order to provide a continuous road system through Clare County, new road connections must be provided. Because of the soil conditions and topographic variations in some areas of the County, feasibility studies by the County Road Commission are required. *A program of taking periodic traffic counts along the County Primary Roads should be initiated by the County Road Commission. This will provide necessary information to develop a road improvement program in the County. PUBLIC UTILITIES, FACILITIES AND SERVICES *Clare County has sufficient regional recreation areas located in the County to satisfy future needs based on recreation standards. However, resort-recreation areas in Clare County receive intense use by people living outside of Clare County and crowded conditions exist. *Clare County's natural physiography and its location in north-central Michigan provide the potential for greater recreational development in the County. ,..., *Clare County hos a great potential for tourism with likely success in vacation cabins, cottages, comping grounds, picnicking, fishing, golfing, hunting, and hunting preserves. *Clare County should encourage the tourist industry in the C0..1 nty to expand rather than develop new County recreation areas. *An organization of recreation related businesses should be organized to explore common concerns of the tourist industry in Clare County. *The County should consider preparing a tourist development plan which would iclentify areas for tourism in the County and which could provide information to be used by potential investors. * A promotional mop showing the present recreation resources and foci Ii ties avai Iable to visitors in Clare County should be prepared. *The existing library system consists of three separate libraries all funded to some extent by the County. *Improvement and expansion of the existing library system should soon be implemented to meet the growing County population. *Two ambulance services operate within Clare County. XVI �PUBLIC UTILITIES, FACILITIES AND SERVICES (Continued) *Clare O steopathic Hospital is the only hospital located within Clare County. Eleven docto rs are on staff. Seven dentists work in Clare County. GOALS AND O BJECTIVES *Urban development in Clare County should be concentrated in distinct urban areas. The scattering of population throughout the County means that services are provided at a high cost to the taxpayer or not provided at all. *Clare County includes eight school districts the largest of which is the Harrison School District. *Agricultural uses cannot compete with urban land u3es and therefore must be protected. The concentration of population in the County is one important way to protect agricultural land. *Primary urban areas in Clare County should be encouraged so that it can achieve a size which can support a wider variety of services and cultural activities. *Clare County is bountiful in natural assets which should be preserved for recreation use of residents in the County of Michigan. *The objective of the County should be to encourage al I local municipalities to adhere to the goals of the County in reference to various land uses. LAND USE *The existing residentiat land in the County amounts to about 29,680 acres. About 1.7 percent is single-family in character and 81 percent is in rural lots. Concentrations of residential development occur in the City of Clare and Harrison and the Village of Farwell and surrounding · many lakes in the County. The remainder of the housing is randomly scattered along Section arid Quarter Section Line roads. *Approximately 600 acres are used for commercial purposes within the County. About 20 percent of the commercial acreage is located in the City of Clare and Harrison and the Vi IIage of Farwell with the remaining 80 percent scattered in the townships. · *The location of manufacturing land uses is not evenly distributed throughout the County. Concentrations of manufacturing land uses are found in and around the City of Clare and the Village of Farwell. Of the approximately 4,070 acres of industrial land usage, only 0.1 percent is in manufacturing, warehousing and storage. The remainder is in extractive indu3tries such as gas and gravel extraction. *Forested land is the predominant land use in Clare County with approximately 195,000 acres in large forested lots. *Other land uses in Clare County include Transportation and Uti Ii ties (12,000 acres), Public, State-Owned Land (43,650 acres), and Water (3,200 acres) and Agriculture (75,720 acres) • . ,:.· . xvii �LAND USE (Continued) *The scattering of urban development throughout a rural area generally results in the gradual dis.c ontinuance of farming. There is evidence that the scattering of urban uses in rural areas of southern Clare County is occurring. *The Future Land Use Plan is based upon the sector theory of development. Broad areas of the County are identified as having dist:nct characteristics which indicates a dominant type of land use within a sector. The County is divided into five sectors: high intensity development, low intensity development, conservation, agri culturol, and rural development sectors. *Examining physiographic features (soil percolatio~, slope and cultural limitations) in Clare County reveals that there are extensive areas in the County which should avoid urbanization. Large portions of the County are unsuitable for urban development. *High intensity land uses, medium density residential, industry, commerce are recommended near major thoroughfares and urban settlements. *Moderate and low density residential development are proposed in and around the Cities of Clare and Harrison and other existing urban communities *The agricultural sector is extensive and stretches from the north to the south primarily along the eastern areas of the County. *The conservation sector (e.g., State-Owned land, private parks and recreation areas) ore indicated in two broad areas in the County. The first area is in the north and northwest where the state-owned and forested areas are best suited to recreation use. The second area extends north of the City of Harrison in an area including large portions of Frost and Franklin Townships. . OR GANI ZATI O NAL *The fact that County officials have managed to perform their duties so ANALYSIS well is a tribute to their capabilities and not a result of the present organizational structure as defined in the Michigan Constitution and State laws. *There are seven members of the Board of Commissioners in Clare County. *In 1974 Clare County voters set a fixed millage limit of 15 mills. *Clare County has more than a two million dollar budget. *The County Home Rule Act, Act 293, does not have the potential to substantially improve County governmental operations. * A County administrator could help make the County's operations more efficient. *The Association of Clare County Local Planning Commissions is unique to Clare County and can continue to serve the region. -~- . xviii �IMPLEMENTATION *Due to the nature of Clare County's rapid growth, comprehensive planning is becoming increasingly necessary. *A County Planning Department should be formed in Clare County and work in con junction with the County Bui Iding and Health Departments. *The Regional Comprehensive Plan should be periodically revised and updated to keep pace with Clare County's growth and changing nature. *All local governmental units within the County should work together toward achieving well planned and coordinated growth • .as:· "' XIX • �HI STORY �HISTORY Historica I Perspective Clare County is one of the few areas in Michigan which remained relatively untouched and unused in its early years. The first people to make use of the area were the Indians who played a significant role in Michigan's history, but their activity was very limited. The Indians did not have any permanent settlements .in the Clare County area. A few scattered families did live in the area but it was only used to traverse the State in an east and west direction. Because of this minimum use of the area by the Indians the COlntyremained in a relatively natural state up until the time of the first white settlers. In 1840 Clare County was approved as a county by the Lansing Legislature and was at that time named Kaykakee, meaning 11 Pigeon Hawk 11 in Chippewa Indian Language. In 1843, the name Kaykakee was changed to Clare by an Irish surveyor, Henry Nicholson, who was devoted to his County Clare in Ireland. The documented history of Clare County begins in 1866 with the settlement of the Wilkins family in what later became Surrey Township. At the same time, the Crawford family settled near what is now Dover in the northeast corner of Grant Township. The entrance of these families was nearly concurrent; however, the Crawford settlement (Dover) is credited as being the first settlement in Clare County. l The first settlement of an industrial nature in the County was Hinkleville, a community which was established for the purpose of lumbering in 1868. Hinkleville was located near the intersection of U. S. 10 and the Tobacco River, a mile and a half east of what is now the Village of Farwell. It was here that the County's first impromptu County Seat was located. Today, Hinkleville is overgrown with grass, weeds and trees. Slowly, between the years of 1870-1980 settlers formed the existing township government units which are still in operation today. The prime reason for migration to the Clare County area was the forest cover resources base which existed in the County. Because of the great resource in trees, it was quite natural that the various related lumber industries developed, and even complete lumbering towns in strategic areas of the County. Many of these towns and industries have long since disappeared. The railroads, which were a necessity to the lumber industry, followed the lumber camps and consequently opened the way for additional settlers with interests other than lumber. The railroad lines were instrumental in determining the prosperity of such towns as Farwell, Clare and Harrison. In 1879, Harrison was platted by the Flint and Pere Marquette Railroad, resulting in the County Seat being moved to Harrison from its original location in Farwell .2 During the time new development was occurring, significant changes in the physical environment were made. Many acres of land were completely stripped of tree cover. Mass removal of trees and ground cover led to increased sedimentation which altered drainage patterns, thus beginning the cycle of environmental change due to human use. Also, access to forest areas by means of the lumbering trails, promoted additional settlement to those areas. l Forrest Meek, Michigan's Timber Battleground, (published in conjunction with the Clare County Bicentennial Historical Committee), 1976. 2 clare County Environmental Study, Student Water Publications, Michigan State University, 1971. - 1- �In more recent years, the County's economic emphasis has changed and lumbering does not hold the dominant position that it once held. Agricultural activi-ty, and more recently, recreational activities, have replaced it as significant factors in the County economy. The development of roads and, more recently,the high speed freeways have all had a large role in shaping the development of Clare County. Population has been increasing and with this increase more environmental concerns have arisen. Clare County Today History has had a vast impact on Clare County and the role that is plays in the State. The fact that Clare County is the "Gateway to the North" still remains as a concept that will have a significant influence on the path that Clare County follows in the future. The County has ties with the northern portions of the State as wel I as with the southern sectors. County residents must choose which role they ore going to follow in the future and the particular life-style that they desire. Growth brings benefits but it also brings significant problems, unless the growth is well planned for by the residents for it is their home and their responsibility. Hopefully, what is included in this document wil I aid in providing incentive to Clare County officials and residents to work for a better environment. Historic Preservation There are no historic sites in Clare County which are on the National Register of Historic Places. However, in December 1977, the Lincoln Township Hall was approved by the Michigan History Department as a historic site. The development plans of this Regional Comprehensive Plan will not adversely affect any historic sites. -2- �ENVIRONMENT �ENVIRONMENTAL CHARACTERISTICS The various land capabilities in Clare County exert limiting or accelerating effects upon prospects for future growth of the County. Man's natural environment influences url:>an and rural growth. This development should never be the result of poor planning decisions. A knowledge of these natural features of the land is, therefore, necessary in formulating sound planning principles for the County. The features characteristic of Clare County which are considered include climate, drainage, water resources, soil characteristics, topography and mineral and organic deposits. Climate A humid continental climate is characteristic of Clare County. The annual mean temperature is 43° F ., and the average annual precipitation is 32 .64 inches. The growing season averages 143 days per year. The mean July temperature is 69° to 70° F., and the mean January tempera.ture is 19° to 20° F. Early and late frosts have at times caused some damage to crops. Drainage The Muskegon Watershed and its tributary streams drain about half of Clare County, while the Cedar and Tobacco Rivers join the Tittabawassee River, a major stream flowing eastward into the Saginaw River. The Muskegon River drains westward into the Saginaw River. The Muskegon River drains westward into Lake Michigan. Clare County is consequently subject to a major drainage divide with waters flowing both westward and eastward into Lake Michigan and Lake Huron. Major Lakes, Ponds, and Streams There are 29 miles of major streams and 302 miles of tributary streams flowing within Clare County. The County also has approximately 400 lakes and ponds, both natural and man-mode . Of these, 60 are between 20 to 388 acres in area, and 191 are between 2 to 40 acres in size. There are 11 public fishing sites. The State of Michigan has two 40 acre public easement sites for fishing along the stream banks within the easements. (Refer to Table l, Inventory of Lakes,. Ponds, and Streams.} The major rivers, creeks, and lakes are shown on Map 1, "Water Resources. 0 Soils and Surface Geology Past development of Clare County has for the most part been controlled by its soils. Given today's limited utility facilities throughout the County, the soils are still controlling its development. Controls, however, are being based upon a greater base of knowledge and the restrictions established by law and enforced by the Clare County Health Department. These factors have combined to create a settlement pattern running across the middle of the County from the northeast corner to the southwest corner. This prime development area covers about one half of the County and the only limitations to its complete development are those areas of excessive topography. The area in the northwest corner of the County is primarily well drained, drovghty sand to poody drained sands and muck. The droughty sands present development problems in terms of on site -3- �TABLE 1 INVENTORY OF ~AKES, P.ONDS, AN.D STREAMS :,.,. ~~ Loentlon Ro\11\d Dnlley Locn (Big) Ciut Arnold 17N 3W 2 17N 'JW 3 \. Otter Shnmrock Clear Dco.r llnlf Moon No Nnm •a Thh'tcen Mill Pond . Surrey I ~ Three Lnkcs Crnnbcrry (Dig) Mud (DI~) Mystic no.~:i Elcht I"<tlnl Crooked Perch BlufC Grey Viol! Bccbo Ltly Shinalc Gcorgo Bungo Bertha Perch Hemlock , I Silver i\lo~wny 1131g) Spring 25, 0, 40.0 75.0 : 41. 3 141, G(l) 17N 4W 5 17N 4\V 0 17N4WO, 0, lG 17N 4W 18 · 22.0 120,0 17N 4W 26 17N 5W 5 50. 0 76,0 17N5W5,G G2,5 17N5W5,6 13N SW 31, 32 I I ~ I 32,0 17N SW 0 17N SW 13 so. 0 32,0 17N SW 2G 17Ns·w21, 44, 8 22 17N GW 2, 11 57,0 203, 0 17N GW 4, O, 1G 210,0 17N OW G .4 1.0 17NGW1G 511, 0 17N OW 17; 10 17N GW 100 307,:; 20, 20, 30 17N GW 21, 264,0 22,23,27 50,0 17N GW 23 17N6W25 43. 5 17N GW 27, 46.0 34 20, 0(2) lON 'JW 25 18N 2W 30 18N 4W 14, · 51, 0 23 · 18N SW 3 20!!, 0 31,0 18N SW 7,8 10N SW 8, ' 134. 0 16,17,21 18N, 5\V 21, 45,0 22 43, 0 18N SW 22 18N SW 20,20 25,0 18N 5W 29 • 20. 0 18NSW30 51.S 10N GW 2,3 52.0 18N GW 10, 35.0 11 Dcscrlt!tlon or Wntcr Nnturnl Nnlurnl Naturnl Nnturnl Nnturcl Lnko Lnkc Lnkc Lnko Lnko Nntural Nnturol No.lur:il Nnturnl Natunl Lnko Lnko Lnkc Lnkc Lake Present Uso . ,, Nrunc of Wntcr Windover l'antioh, pike Doc nnd Tom PMflsh P:inti!Jh Losl I Panfich Pantish Dodi:e No Nnme Swallow Dov. Townllno Springwood 12 Pnn!lch Nntural Loko Natural Lake Nnturol Lako Art!Clcinl Lako Spr!.ngwood I 1 Howlnnd Crnnborr,r . Naturol Lake Nllturnl Lnko Arnold Noturnl Loko Nlllurnl Lnko Nnturnl Loko PMClah, plko Nnlurnl Lnkc I>o.n!lsh, pike Locntlnn I Dutld Suthorland Long (LlUlo) 10N GW 11, 1-1 lON GW 23, 24,25,26 lON GW 20 0 33 1!lN 3W 10 l!lN 3W 10, 30 10N 3W 10 l!lN 3W l!l 10N 3W 28, 20 19N 3W 20 lON 3W 34, 35 10N4W1,' 12 10N 4W 2 20N '1.W 35 . 10N 1W 10, 21, 20 10N4W22, 23 10N4W21, u~c ~ De~erlpt!on or Wntcr so. 0 Nnturnl Lnke 187. 0 Naturnl Lnk<: 34,0 Nnlur:il Lnkc 25. 0 20, 0 Nntur:il Lnkc Naluro.l LllkC 2G,O 20. o 70,0 Arllficlnl Lake Nnturnl Lake Naturnl Lnkc 32,0 34,0 Nntural Lnke Nnturnl Lake 2nG. 0 Naturnl Loko Pll.l'l!!sh, pike 110,0 Nnturnl Lnko Pike, troul 175,-1 Nntur:,,1 L:iko Pnnflsh, trout 42,0 Notur:11 Lnko Pnntl6h 43,0 Nntur:il Lnko l'nn!ish, trout 22,0 40,0 Nnturol Lnko Nntural Lnke 30, 0 N:iturlll Lnkc 24, 0 ' Nntural Lake Pn.n!ish 210.0 N:i.turnl L:ike P:i.n!ish, pike '72,0 32,0 Nat'ural L:1kc Natural Lake 2G3, 0 Na~ural Lake 62, 0(3) Nntural Lake Prc5cnt l':l.l'l!loh, pike P:ill!lsh l'n.ntish, trout 22 N:ituro.1 Lnke :PnnClsh, trout Deer Elbow Natural Lnke . NlllUrlll Lnke Nntur:i.1 Lnko 15 Trout Pnn!lsh Panrish lialtMoon Natural L:i.ko Loni: (Bia) Noturol Loke N:iturnl Lnke Naturnl Lake Notural Lnko Pan!lsh, pike Rice Pond Haskell Pan!ish, pike • . Panflsh, pike Lnkc Lnko Lnko Lokc Lnke Lako Fur Farm Cr:,,nbcrry Nnturnl Lnko Naturol Natural Natur.il Nnturnl Natural Natural 19N 4W 23 • 20N 3W 10, P~flsh, plke Po.r.ri11h · 20N 3W 11, 14 20N 4W 22, 23 20N 4W 22, 2G,27,35 20N 5\V 12 20N SW 13, 24 20N sw·21, 28 20N GW l 21N 6W 38 SOURCE: An Aper:ilsal or Potentlnl Outdoor Rcerc:it!on:il Deve1oement in Clnrc County, Nov. lD68, (1070 Rc;,rintl �. --- - purification of effluent. The remainder of the soils have a high water table or will not support foundations. In. the southeast part of the County the soils tend to be well to poorly drained, moderately fine textured soils with moderately low to very slow permeability. The result is the development of on site disposal foci lities are very costly because of the extensive tile field and the amount of aggregate necessary to have such a system function. This area of the County, however, is best suited to developments of an agricultural nature. Bedrock Geology The geology of the County is divided into two basic segments. These segments are: (1) bedrock, and (2) surface geology. This report, however, will not deal with bedrock geology because there is up to 800 feet of overburden consisting of surface geology. This means the bedrock geology of the area has little influence in terms of development except for gas, oil and high delivery water wel Is from the Saginaw Formation. Presently, natural gas resources are being developed in Lincoln and Winterfield Townships. Surface Geology The surface geology of Clore County was laid down during the glacial period of this region. As a result, three basic types of formations exist. These are: {l) Moraine)' (2) Outwash, and (3) Till Plain. The Moraine is composed of undifferentiated Punctino sand, clay-gravel and silt, Outwash being comprised of sand and gravel, and Till Plain-clay and silt. Map 2 shows the various types of surface geology in Clare County. The Moraine area of the County underlies prime development soils of the County. While there is slightly less area of Moraine than prime soil, the basic cause can be attributed to the erosion which has taken place since the recession of the glacier. The Outwash formations lie in the northwest part of Clare County along with a small area of Till Plain. As with the Moraine, this area's soil is related directly to this formation • . Being basically sand and gravel it is droughty, or where it is underlain by silt or clay, it has a high water table and is relatively wet. These wetlands are associated with the Muskegon. River Valley which runs through the Outwash area. The Ti II Plan is located in the southeastern segments of Clare County and contains the clay and silt deposits of the County. This area would be a prime development area just as the Moraine area is, except that it needs urban utility facilities to support development. Soil Associations A complete soil map for Clare County was completed in 1976 by the Clare County Soil Conservation Service. Map 3 graphically shows the nine soil associations as they are found in the County. (See Table 2 for legend.) This general map is useful in understanding the soil groups on a generalized County scale. Soils in different parts of the County can be compared and areas found suitable for certain types of land use can be delineated. The map is not in sufficient detail, however, to permit detailed land use planning involving soils on individual sites. However, the U. S. Soil Conservation Service, which maintains an office in the City ·of Harrison, has a complete collection of detailed soil maps drawn on aerial photograps to aid in detailed soil work. -5- �MISSAUKEE COUNTY ROSCOMMON ,,. COUNTY . ., I ' I I . "' FRANKLIN FROST \ C \ l,AYES 4 > ENWOOD I- !HARR~ • > z => 0 (.) I- z => z 3: Q < ..J • 0 0 < • •..J (!) 0 w ~OLN 0 (/) 0 ..... ' HATTON ~ • "' ARTHUR ~ . ' .; . ~ t . ~ ~ • !SABELLA WATER COUNTY RESOURCES . Oilii JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY LOCAL PLANNING COMMISSIONS -~s Tl"'!( PREPARATION OF H-11s "4AP FINANCED IN PART THP.00GH A COMPREHENSIVE PLANNING GRANT FROM THE OEPARTMENT Of HOUSING AND URBAN AOMINISTE ~ED BY DEVELOPMENT, THE STAT( OF MICHIGAN CLARE COUNTY, MICHIGAN 1 �SURFACE GEOLOGY ::::::::::::::::::::::::::::::~moraine- undifferentiated ,_____~loutwash -sand O ~ • 1 :t • II and :::;:;:;:::::::::::=::::;:;:;::ti 11 plain -clay and sand, c1ay, gravel and silt gravel si It 2 JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY : LOCAL PLANNING COMMISSIONS TH( PREPARATIO"-' OF Hos -.t:..P WAS F INANCED IN PA~l THRfJU~!oi A COMPREHENSIVE PLANNING GRANT FROM T •• E. O(PARTJt,1ENT Of HOUSING AND URB AN AOMINISTEfiEO BY OEVELOPM(NT, THE ST ATE OF MICH IG AN - CLARE COUNTY ' MICHIGAN �SOILS GENERAL MAP NUMBERS . MAP AND PATTERNS CORRESPOND WITH TABLE 2 ~ . .,, . 1 ! Uilb JUNE, 1978 -THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING COMMISSIONS - - - - ·- THE PREPMfArlON OF THIS MA>-' WAS Flri.4riCEO IN p;..,;,r • Tt-lR0UGH A COMPRE HENSIVE PLANNING GRANT FROM TH E DEPARTMENT OF HOUSING ANO URBAN DEVELOPMENT t AOMINISTEFiEO BY THE STATE OF MICHtGAJrr,j CLARE COUNTY, MICHIGAN �TABLE 2 GENERAL SOILS MAP LEGEND CLARE COUNTY, MICHIGAN* Area Soil Association · Percent of County -· 1 Gladwin, Wheatley 2 Nontcalm, Menominee, Nester 3 4 1% Drainage Soil Texture level Somewhat poorly drained to very poorly drained. Sandy and loamy 15 level to rolling. Well drained to moderately wel I drained. Sandy and loamy Menominee, Iosco, Kawkawlin 11 level to gently Well drained to somewhat rolling poorly drained. Sandy and loamy Nester, Kawkawlin, Sims 14 level to rolling Wei I drained to very poorly drained Loamy 29 level to steep Somewhat excessively drained and well drained. Sandy I °' Topography ...... 5················ :::•:•. :::::•:•:•:•:•:•. G rayca I m, Mo ntca I m 6 Grayling 8 level to steep Excessively drained, extremely droughty. Sandy 7 Rubicon, Croswell, AuGres 9 level to rolling Excessively drained to somewhat poorly dmil'"!ed. Sandy 8 Mancelona, Gladwin 4 level to gently Excessively drained and rollihg somewhat poorly drained. Sandy and Ioamy 9 level Muck ...:~:::, 9 •·············· :~~::~::«: Lupton, Ma r k ey Very poorly drained *Soil Survey of Clare County, Paul Corder, Soil Conservation Service, 1976, United States Department of Agriculture, in cooperation wit h Michigan Agricultural Experiment Station. �For example, because of percolation problems found throughout the County, all development requiring the in;tallation of septic tanks should be checked against the data available at State and local agencies. On the other hand, the general soil map is useful for County-wide planning programs. Agricultural programs, urban development, highway planning and recreational developments can be better evaluated using this map. In addition to the outline in Table 2, (the nine soil associations in Clare Count~, the physical qualities of soils comprising each association are described below. Association l: Gladwin-Wheatley. This Association consists of nearly level, somewhat poorly drained to very poor drained sandy and loamy soils, that have sandy and gravelly substratums. These nearly level soils occur on old glacial lake beds and outwash plains. Differences in elevation between the soils ranges from one to five feet. · Association l occupies about one percent of the County. About 40 percent of this map unit is Gladwin soil, 35 percent is Wheatly soil, and the remaining 25 percent are soils of minor extent. The Gladwin soil is slightly higher in the landscape than the Wheatley soil. It lies on the slightly higher broad flat areas and drainagewayse The Wheatley soil lies on the wet drainageways and broad wet flat areas. The Gladwin soil is somewhat poorly drained, and the Wheatley soil is poorly and very poorly drained. Both these soils have a seasonal high water table, and low available water capacity. The minor soils in this map unit include the somewhat excessively drained Mancelona soil, the somewhat poorly drained Au Gres, Colonville, Iosco, and Kawkawlin soils, and the poorly and very poorly drained Brevort and Roscommon soils. These types are used mainly for woodland, pasture, or idle grassland. For most uses, the excess wetness of these soils is the major limitation. This map unit does have good to fair potential for pasture. The excess wetness is so difficult to overcome that the potential is fair to poor for cultivated crops, woodland, wildlife, and recreational uses, and poor for most engineering uses. However, there is a good to fair resource of sand and gravel. Association 2: Montcalm-Menominee-Nester. This Association is composed of nearly level to rolling, wel I drained and moderately wel I drained sandy and loamy soils, that have sandy and loamy substratums. Most areas of this Association are hilly, but a few areas are fairly flat. This area has few streams, rivers or lakes. Association 2 occupies about 15 percent of the County. About 40 percent consists of Montcalm soi I, l O percent each of Menominee and Nester soils, and the remaining 40 percent are soils of minor extent. The Montcalm soil in most places is slightly higher in elevation than the Menominee and Nester soils. All these soils lie· on hills to fairly flat areas with slight rises. The Montcalm soil is well drained, and the Menominee and Nester soils are well and moderately well drained. The minor soils in this map unit include the somewhat excessively drained Graycalm soil, the moderately well drained McBride soil, and the somewhat poorly drained Iosco and Kawkawlin soils. This map unit is used mainly for pasture, woodland and cultivated crops. For most uses, the susceptibility to erosion and the variable texture of these soils are the major limitations. -. 7 - �Association 2 does have good potential for pasture and woodland. It has fair to good potential for cultivated crops and upland wildlife and variable potential fo~ recreational uses and engineering uses, depending upon the soil and the use. Community development on the flatter areas of Montcalm soil have good potential, while the other areas within this map unit have fair to poor potential. Recreation uses on the flatter areas of the Nester soil have good to fair potential, while the Montcalm and Menominee soils hove fair potential. Association 3: Menominee-Iosco-Kawkawlin. This Association is nearly level to gently rolling, well drained to somewhat poorly drained sandy and loamy soils, that have loamy substrotums. These nearly level to gently rolling soils occur predominantly on till plains and moraines, but some areas are outwash plains. Most areas of this map unit are nearly flat with some slight rises. This mop unit has few lakes, streams or rivers. It is higher than the Grayling map unit in elevation and lower than the Graycalm-Montcalm map unit in elevation. Association 3 occupies about 11 percent of Clare County. About 30 percent of this map unit consists of Menominee soils, 25 percent Iosco and Kawkawlin soils, and the remaining 45 percent are soils of minor extent. The Menominee soil in most places is higher in elevation than the Iosco and Kawkawlin soils. It lies on the higher areas that consist of slight rises and hills. The Iosco soil lies on the very gentle knolls and the Kawkawlin soil lies on the nearly flat area. The Menominee soil is well and moderately well drained. The Iosco and Kawkawlin soils are somewhat poorly drained, and they have a seasonal high water table. The minor soils in this map unit include the somewhat excessively drained Graycalm and Melita soils, the well drained Montcalm soil, the well and moderately well drained Ubly soil, and the poorly and very poorly drained Brevort soil. This map unit is used mainly for pasture or woodland, but some areas are cultivated. For most uses, the excess wetness, the susceptibility to soil blowing and the high clay content of these soils ore the major limitations. The high clay content of these soils substratums cause moderate shrink-swell potential, and moderately slow permeability. This Association does have good potential for posture, and good to fair potential for woodland and upland wildlife. It has fair potential for cultivated crops, if the Iosco and Kawkawlin soils con be drained. It has fair to poor potential for recreational uses and engineering uses. Association 4: Nester-Kawkawlin-Sims. This Association is nearly level to rolfing, well drained to very poorly drained loamy soils, that have loamy substrotums. These nearly level to rolling soils occur on till plains and moraines. Most areas of this map unit are fairly flat with some slight rises, but some areas have several hills. This map unit is lower in elevation than the GroycalmMontcalm map unit~ It is above the Lupton-Markey map unit and the Gladwin-Wheatley map unit in elevation. This mop unit occupies about 14 percent of the County. About 55 percent of the Association consists of Nester soil, 20 percent Kawkawlin soil , 10 percent Sims soil and the remaining 15 percent ore soi Is of minor extent. The Nester soil in most places is higher in elevation than the Kawkawlin and Sims soils. The Kawkawlin soil lies on the flat areas with slight rises. The Sims soil lies on the low-lying wet areas and depressions. The Nester soil is well and moderately well drained. The Kawkawlin soil is somewhat poorly drained, the Sims soil being poorly and very poorly drained. The Kawkawlin and Sims soils have a seasonal high water table. Flooding· is frequent on the Sims soils. The permeability is moderately slow in the Nester and Kawkawlin soils, and slow in the Sims - 8 - �soil. All these soils have a high available water capacity. The minor soils in this map unit include the we! I and moderately wel I drained Menominee soil, the somewhat poorly drained Iosco soil, and the very poorly drained Markey soil. Association 4 is used mainly for cropland and pasture. Cash crops, dairy herds and beef herds are the main fanning enterprises. For most uses, the excess wetness, erosion susceptibility and high clay content of these soils ore the major limitations. This map unit has good potential for woodland, and certain types of wildlife. It has fair to poor potential for most recreational uses and for most engineering uses. It has good to fair potential for cultivated crops and pasture in general. The undrained areas of the Sims soil has poor potential for cultivated crops. Association 5: Graycalm-Montcalm. This Association is nearly level to steep, somewhat excessively drained and wel I drained sandy soils, that have thin sandy and loamy bands. These nearly level to steep soils occur on till plains, moraines and outwash plains. Areas of this map unit range from fairly flat areas to very steep hilly areas. This map unit has few streams and rivers, but it does have several lakes. This map unit occupies about the highest elevation in Clare County. Association 5 occupies about 29 percent of the County. About 45 percent of this map unit is Graycolm soil, 25 percent Montcalm soil, and the remaining 30 percent are soils of minor extent. The Graycolm and Montcalm soils ore about the same in elevation, but the Graycalm soil is usually slightly higher in most places. Both these soils lie on broad flat plains with slight rises to hilly and steep uplands. The Graycalm soil is somewhat excessively drained, and the Montcalm soil is well drained. - They both have rapid penneability and low available water capacity. The minor soils in this map unit include the excessively drained Grayling soil, the wel I and moderately well drained Menominee soil, the moderately well drained McBride soil, and the very poorly drained Markey soi I. This map unit is used mainly for woodland, but few areas ore cultivated, or are used for pastu.r e. For most uses, the susceptibility to soil blowing and erosion and the droughtiness of these soils are the major limitations. The rapid penneability of these soils may cause pollution of the ground water from septic tank absorption fields. These soils also have corrosivity to concrete, and cutbanks that cave in excavations. Association 5 does have good potential for woodland. The Graycalm soil is a fair source of sand. This map unit has fair to poor potential for cultivated crops, wildlife, and recreational uses due to the major limitations listed above. The potential for pasture and engineering uses gets increasingly poorer as the slopes increase in length and height. Pastures and community development on the flatter areas of these soi Is has good potentia I, the hilly to steep areas have f~ir to poor potential. Association 6: Grayling. This Association is nearly level to steep, excessively drained, extremely draughty sandy soi I, that has a sandy substratum. .l This nearly level to steep soil occurs on outwash plains. Most areas of this map unit are fairly flat, but some areas have steep hills to low hills. This map unit is usually higher in elevation than the Rubicon-Croswell-Au Gres map unit and the Lupton-Markey map unit. - 9 - �This map unit occupies about eight percent of the County. About 80 percent of Association 6 consists of Grayling soil, and the remaining 20 percent are soils of minor extent. The Grayling soi I lies on broad plains with slight rises to steep hills. It is extremely droughty due to its very rapid permeability and very low available water capacity. The minor soil in this map unit include the moderately well drained Croswell soil, the somewhat excessively drained Graycalm soil, and the well drained Montcalm soil. This soil has poor potential for cultivated crops, pastures, woodland, wildlife and recreational uses due to the extreme droughtiness of the soil. Using the soi I for woodland is usually the best choice due to the deep rooting capacity of the trees. Community development on the flatter areas has good potential, while the hilly to steep areas have fair to poor potential due to the slopes. This map unit is a good source of sand. Association 7: Rubicon-Croswell-Au Gres. This Association is nearly level to rolling, excessively drained to somewhat ·poorly drained sandy soils, that have sandy substratums. These nearly level to rolling soils occur on outwash plains and til I plains. Difference in elevation between the soils ranges from about 1 to 10 feet. Association 7 occupies about nine percent of the County. About 30 percent of the map unit is Rubicon soil, 20 percent Croswell soil, 20 percent Au Gres soil, and the remaining 30 percent are soils of minor extent. The Rubicon soil in most places is higher in elevation than the Croswell and Au Gres soils. It lies on the hills and higher broad plains with slight rises. The Croswell soil lies on the lower flat areas with slight rises. The Au Gres soil lies on the lowest flat areas. The Rubicon soil is excessively drained. The Croswell soil is moderately well drained, and Au Gres soil is somewhat poorly drained. All of these soils have rapid permeability and low available water capacity. The Au Gres and Croswell soils have a seasonal high water table. The minor soils in this map unit include the excessively drained Grayling soil, the somewhat excessively drained Graycalm and Melita soils, the somewhat poorly drained Iosco and Kawkawlin soils, the very poorly drained Markey soils and the poorly drained Roscommon soil. This Association has good to fair potential for woodland. Cultivated crops and recreational uses have fair to poor potential due to the wetness and droughtiness of the soi Is. Engineering uses and pastures have a variable potential, depending upon the soil and the use. The Rubicon soil - 1 has good potential for community development on the flatter areas and fair potential on the hilly areas. The Crosell and Au Gres soils have fair to poor potential for community development due to their wetness. All the soils have poor potential for wildlife. These soils are a good source of sand. Association 8: Mancelona-Gladwin. This Association is nearly level to gently rolling, somewhat poorly drained, sandy and loamy soils, that have sandy and gravelly substratums. These nearly level to gently rolling soils occur on outwash plains. Most areas of this map unit are fairly flat, but some areas have slight rises to low hills. These soils usually lie fairly close to streams, rivers and lakes. They are at the same elevation or ore slightly lower in elevation than the adjacent till plain and moraines. This map unit occupies about four percent of the County. About 50 percent of Association 8 consists of Mancelona soil, 15 percent Gladwin soil, and the remaining 35 percent are soils of minor extent. - 10 - �The Mancelona soil in most places is slightly higher in the landscape than the Gladwin soil. It lies on the flat areas with some slight rises, to low hills. The Gladwin soil lies on the slightly lower flat areas and drainageways. The Mancelona soil is somewhat excessively drained, and the Gladwin soil is somewhat poorly drained. The Gladwin soil has a seasonal high water table. Both these soils have low available water capacity, and moderately rapid permeability. The minor soils in this map unit include the excessively drained Grayling soil, the somewhat excessively drained Graycalm soil, the somewhat poorly drained Colonville soil, the very poorly drained Markey soil, and the very poorly and poorly drained Wheatley soil. This Association has good potential for pasture, and it is a good to fair source of sand and gravel. It has fair potential for cultivated crops and upland wildlife, and good to fair potential for woodland. It has fair to poor potential for most recreational uses, and a variable potential for engineering uses depending upon the soil and the use. The Mancelona soil has good potential for community development on the flatter areas and fair potential for the hilly areas. The Gladwin soil has fair to poor potential for community development due to the seasonal high water table. Association 9: Lupton-Markey. This Association is nearly level, very poorly drained mucky soils, that have sandy and mucky substratums. These nearly level soils occur on bogs within till plains, outwash plains and moraines. Differences in elevation between the soils ranges from 0 to 3 feet. These soils usually lie next to streams, rivers and lakes. They are below all the other map units that surround them in elevation. This Association occupies about nine percent of the County. About 35 percent of the map unit is Lupton soil, 35 percent Markey soil, and the remaining 30 percent are soils of minor extent. The Lupton and Markey soils are about the same in elevation. They both lie on wet mucky areas. Both these soils have a high water table that frequently floods the soil surface. They also have moderately slow permeability and a high available water capacity. The minor soils in this map unit include the moderately well drained Croswell soil, the somewhat poorly drained Winterfield soil, the poorly and very poorly drained Evart soil, and the very poorly drained Loxley and Greenwood soils. This map unit is used mainly for woodland, but some areas are in marsh grass or bush covered. For most uses, the excess wetness and the instability of these soils are the major limitations. Association 9 does have good potential for wetland wildlife. The excess wetness and the instability of the soils are severe limitations, and they are so difficult to overcome that the potential is poor for cultivated crops, pasture, woodland, recreational uses and engineering uses. Topography The topography of Clare County for the most part is gently rolling. However, there are areas of extreme topography in the County. Generally, these topographical extremes lie in the morainal areas and should be an asset to this area. Since this topographical relief lies in the area with the greatest potential for growth, these slopes will serve to insure separations between development areas. - 11 - �The recreational development potential of Clare County is enhanced by its topography. The basic reason is related to the minimal relief in the majority of the urban areas of the State. For the most part, however, the topography of the County offers very few constraints to its development and in fact heightens its potential. Water Ground water supplies in Clare County seem to be adequate to serve the needs of the County. There have been no reported water problems to this point in time on deep wel Is, in terms of insufficient supplies or extreme mineral content. Driven wells around the lake areas where the heaviest concentrations of recreational residences occur have been causing the Clare County Health Department concern. Soil Hydrology The hydologic characteristics of Clare County's soil can be expressed in terms of water-retaining capacity and soil infiltration rates. Soils with high moisture-retaining capacity and low infiltration rates, for example, the Nester, Kawkawlin and Sims soils, are more likely to require artifical drainage. In contrast, crops grown on soils with very low moisture-retaining capacity and high infiltration rates such as the Grayling soil would be more likely to respond to irrigation and would seldom require artificial drainage. These same soil moisture characteristics also have important considerations with respect to the operation of septic tanks. Soils with high moistureretaining capacity and low infiltration rates are often unsuitable for such uses. Presently, most of Clare County relies upon ground absorption of effluent (liquid sewage) as the main means of sanitary sewage disposal. If the soil in a given area wil I not readily absorb or transmit such liquids, and if other feasible means of waste disposal are unavailable, it will have a restricting effect on the County expansion. The Architectural Standards Division of the Federal Housing Administration lists sandy and gravelly soils with no sand-clay mixtures among those most suitable for domestic septic tank installations. Generally speaking, a soil is considered unsuitable for sewage disposal purposes if it contains clay intermixed with fine-grained compacted sand or silt. Even where soils do not readily permit internal drainage, a septic tank field may be installed, if the length of drain tile is adequate to insure absorption of the effluent waste at a rate compatible with existing sanitation codes. Usually, this is unsound economically since excessive amounts of land must be devoted exclusively to waste disposal. The final determination of the suitability for septic tank disposal is best provided by a percolation test which measures the obi lity of a soil in a given area to absorb liquids at a rate commensurate with applicable health standards. Generally, the soils in the southeastern corner and northwestern edge of Clare County are among the least desirable for septic tank installations. Agricultural Interpretation of Soil Associations Fol lowing extensive cutting of timbered areas, much of the land in Clare County was turned over to agricultural usage • .The lighter sandy soils covering about two-thirds of the County could not support intensive agriculture! activity; and, consequently, much forming was discontinued. The remaining one-third of the County is characterized by the Nester-Kawkawlin Soil - 12 - �Association and is capable of supporting agricultural uses under proper management practices. It is intended by Clare County that part of its best agricultural land be protected to ensure its availability in future years. It is also intended that, where possible, this land be used as additional open space between municipalities and resort-oriented urban concentrations. The better agricultural areas in Clare County are delineated on Map 4, "Prime Agricultural Lands. 11 In 1964, farms covered about 110,370 acres or approximately 30. l percent of Clare County land. By 1974, only 20. 7 percent or 75,730 acres of the County's land was in agricultural use. The contribution of crop agriculture to the County economy has declined substantially. Increasing individual productivity, especially through the use of modern technology, has made it possible for fewer farmers to produce more from fewer acres. This situation has resulted in fewer operators and a need for less farm acreage. The number of farms in Clare County has decreased from 573 in 1959, (467 in 1964), to 374 in 1974. The average size of farms has increased from 206.4 in 1959 to 236.3 acres in 1964, and then decreased to 202.5 acres in 1974. Increasing property taxes could play an integral role on the future of Clare County's agricultural production. Forest Cover Clare County hos approximately 53 percent of its land area dominated by forest cover. Two basic forest associations exist in Clare County. These are: (1) Northern Associations, and (2) Southern Associations. The breakpoint for these associations is about midway through the County. Along this breakpoint and for a limited distance on either side there is a mixture of the two associations. The forest cover throughout the County is second growth developed since the eastern white pine harvest of the late l800's and early 1900's. As a result, much of these timber resources have not reached maturity. The next decade or two will see a considerable amount of this forest cover reaching maturity. Selective cutting will increase the growth rates in these areas and this type of operation is now in progress. The abandoned and ungrazed agricultural lands will and are now becoming reforested. Aerial reseeding would speed this process but such a program is highly unlikely. Map 5, compiled by the United States Forest Service, indicates the major forest types in Clare County and their approximate locations. Fragile Environmental Areas Numerous lakes dot the face of Clare County in a band running from the northeast part to the southwest part of the County on both sides of the watershed divide. In the past many more lak es existed in the County but inte~sive forest cutting and subsequent burning caused heavy siltation of these lakes which are now bogs. Most of the lakes in the County were affected in the same way just after the lumbering area, but due to their depth and the surrounding topography, they were not as severely affected. In the "White Birch Lakes of Clore" development in Lincoln Township, several of these filled in lakes were dredged to create new lakes. If the existing development of the County continues, a considerable amount of lake reclamation work could take place. In existing lakes this activity could have some adverse effects upon the productive capacity of the lake. This would be caused by the removal of the breeding and food producing areas of the lake which lie in the narrow band adjacent to the shore. This type of reclamation program could make the lakes more vulnerable to excessive recreational development. - 13 - �. ' MISSAUKEE COUNTY I '...1~·"'-.· i',t;• • ..I: COUNTY ..1 ,:!.-.: ~ -. I l :s.•.• ROSCOMMON I ""'"···· ..,.., ~;'~ifili .jfi_ D ==*~ ••····• -· --:: ~: .. m:,· ····· ·•-•::..... ' •: !• . . FF AN KL IN __.. 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H) ....•PN .·~'"'····· =~==· m •-•r,;• ,s:: ;s ·•:• =··• ........ . ········•:• IJ .•!• ........~• ··'I".· ·•·· .... ... •• ~. •f!.e• [•··" •• .•J!.V.•.• . .J LI NC OLI~ ~ :~•·····•9\:, tt,.......... ..: ..•.•.~ • • :::::::::: :::::::~:; ::=:=::::: ::::&::: ··=~:4!~ ~==:=:i· ········· ···•······ ~~== : :~: : : \ ... C ····•"!fl .. i!•!❖ ••., 0 II.I 0 ,n G .. FFIELD SURR 0 I • I I SABELLA COUNTY AGRICULTURAL LAND Soils Best Suited for , or in Agricultural Production JUNE , 1978 THE ASSOCIATION OF CLA RE COUNTY : LOCAL PLANNING COMMISSIONS THE ·"'RE PARAT ION OF THI<; MAP WA S FINAN CED IN UAF-i T ft.iR0UG H A CO MPREHEN SIVE PLA NNIN G GRAN T FROM THE Of.PA RT MENT Of HOU SIN G ANO URB A N OE YEL OPMENl , A OMIN I S TEJ<[ ['I BY '!' HE S TA Tt. Of- MlCH IGJl N CLARE COUNTY , MICHIGAN 4 z �MAJOR ;:::.:•:•:•:•:•:•::::::.:.:::: white, red, :.:.:.:.:.:.:.:.:·::·:·:·:: ma pie, f jack beech, FOREST TYPES pine oak, birch hickory ~ - - - - ) aspen, birch ~ DUI 1 • JI .. JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING COMMISSIONS THE' PREPARATION OF HUS MAP WAS FINANCED IN PART THR0UGH A CO MPREHENSIVE PLANNING GRANT FROM TME DEPARTMENT OF HOUSING ANO URBAN AOMINISTEFfEO BY THE STATE OEVELOPhf(NT, OF MICHIGAN CLARE COUNTY, MICHIGAN 5 �This overdevelopment by recreational homes could cause two very real problems. These problems are: {1) overuse of the lake because of the number of users housed in the lake development and . (2) degradation of water quality. Degradation of water quality will develop because of the soil conditions and the pan or seal provided by a clay bed varying from three feet to 60 feet or more below the surface of a porous overburden. Purification of effluents in the porous soil areas is minimal. The effluents wovld move downward to the clay pan and then laterally into the water of the lake. This very problem is now being recognized on those lakes which have had seasonal recreational home developments for a number of years. Map 6, prepared by the Clare County Soil Conservation District, represents the land considered by the District to be most sensitive to erosion and soil problems • . The areas denoted on Map 6 are very much the same as those areas considered prime agricultural lands. Of the townships having land considered as susceptible to soi I problems, Winterfield, Sheridan, Hatton and Hamilton Townships have zoning ordinances to ensure proper site, size and use and in all five of the townships most of the land delineated on Map 6 is presently zoned for agricultural luse. Conclusion At the present time, Clare County has a considerable amount of open land. However, the various factors of soil, climate, topography, lakes and streams, and forest cover, and the highway network focusing on the southern boundary of the County have generated o demand for land within the County. This demand is for recreational land ranging from large land holdings for clubs to smaller properties for "second homes." The majority of the second home market has centered upon the many lakes throughout the prime development land of Clare Coonty. In the past, this lake development was prevalent bvt the major occupants were persons from the immediate area. In the early 1900's, Farwell and Clare residents and some others from cities in the region developed second homes along the lakes in the southwestern corner of the County. A few lakes in the County have, however, developed differently. Budd Lake and Little Long Lake just east of Harrison have been developed with permanent residences. This type of development, however, is limited in the County. Whether the lakes are developing as permanent or as second homes, the extensive nature of the development, in terms of distribution, will and is causing some real problems. Many of the lakes now have resident lake associations connected with them. These persons are concerned because of what is happening or could happen to their lakes. Such concerns are for pollution, siltation and similar problems related to the environment. The permanent residents, however, seem to have a real advantage in that (1) they reside on lakes all year round; (2) they ore more acutely aware of what has been happening, and (3) they are in a better position to do something about it. While protective measures are being sought in those areas now built-up, the areas now undergoing development will be generating new and possible problems. The cause is related to the private nature of the development. These recreational developments were largely developed in a basically free market place without the guidance of land use planning and zoning which is now in existence in a majority of Clare County's townships. As this type of development continues in the townships without development guidelines, future problems can be compounded. This intensity will increase because of sheer numbers, whether they are people, cottages, homes, miles of streets or any other method by which one measures growth which leads to overuse and degradation. - 14 - �- -·-- --- MISSAUKEE I - -- - COUNTY I ROSCOMMON I COUNTY F ROST FF ANKLIN SU MM:RFIEL D ' /1 HAMILTON RI DD NG I\. ~ , !SABELLA COUNTY SOIL I .·.······ .:.:.:...r .=.-.:.. ...J. t.:.·_·_· ·.·.·_·_·_ ·_·r·~·~n-r:·=: Ii CONSERVATION AREAS ~ 1 • ,11 .. JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY : LOCAL PLANNING COMMISSIONS THE PREPARA TION OF THI S t.l:A P 'lrAS flNAN C(O IN PAR T THR'lUGH A COMPR(HENSIVf PLANNING GRANT FROM T HE DEPARTMENT OF HOUS ING AOM l NI S TEi:.tfO BY A NO URBAN THE STATE DE VELOPMENT t OF MICHIGAN CLARE COUNTY, MICHIGAN 6 �POPULATION �POPULATION CHARACTERISTICS AND FORECAST Urban planners in a rural area are principally concerned with the physical development of the community. Although physical development is the primary consideration, it is the people who must I ive in the environment suggested by the planners. Therefore, it is for the people that urban planning is undertaken. People are the most important resource in any community. The population serves as a market and labor force. The size of the population will affect the amount of homes and commercial services that are needed. The size, type and number of community facilities relate to the number of people who use them. Certain segments of the population have different needs. The young require schools; the labor force needs sh9pping facilities and employment opportunities; and the elderly may need moderate or low income housing. · A study of the population reveals the growth potential of an area. This study contains the size, composition, distribution and density of Clare County's population. The County's population is a variable element, changing from decade to decade. With each changing decade 7 the County1s population has, concurrent with the national, State and regional trends, altered in its characteristics. From these variations, County population trends can be evaluated. As an aid in developing long-range plans for the County, 1990 and 2000 population forecasts are made. Past population trends and expected future growth generators provide the basis for these population projections. These forecasts permit quantifying future land use and needs. Past Population Growth Trends Clare County experienced a rather steady but consistent growth during the years 1940-1960. Its population increased from 9,163 to 11,647 in these two decades, at an average of approximately 1,240 people per decade. Its rate of growth during these 20 years exceeded that of only four counties in the surrounding 8 county region(Gladwin, Mecosta, Osceola and Roscommon). However, Clare County's rate of growth was less than al I the other counties and the State and nation. {See Table 3.) It must be concluded that resort-recreational pressures spilling over from the Cities of Detroit, Lansing, and the Tri-Cities had not yet reached Clare County in 1960. In addition, many people were migrating from rural areas such as in Clare County during these years and this trend accentuated the growth in urban areas. During the 1960 decade, however, Clare County experienced the most rapid growth rate of all governmental units {see Table 3), due primarily to a net migration of resort residents. This is evidenced by the high rate of growth of 43.3 percent in the County during the years 1960-1970. This rate of growth, was considerably greater than the figure of 13.4 percent in the State of Michigan and 15.7 percent thr9ughout the nation during these same years. It must be concluded that during the 1960-1970 decade a shift from urban to rural areas began to affect the population growth trends in Clare County and will continue to lead to a net migration into the County during the 1970 decade, as is evidenced by the 1976 population estimate of a 34.2 percent increase in population in only six years. This rate of growth is exceeded by only that of Roscommon County which is stil I in an emerging state of development. Population Composition Age group distribution of a population is important to community facility planning. Planning for such facilities as schools, parks and public services is contingent upon this population break- - 15 - �TABLE 3 COMPARATIVE POPULATION GROWTH CLARE AND SURROUNDING COUNTIES, 1940-1976* 1940 County 1960 1950-1960 Percent Change l July 1970 1960-1970 Percent Change 1976 1970-1976 Percent Change a Clare 9,163 10,253 11 •9 11,647 13.6 16,695 43.3 22,400 34.2 Gladwin 9,385 9,451 .7 10.769 13.9 13,471 25. 1 17,000 26.2 Isabella 25,982 28,964 11.5 35,348 22.0 44,594 26.2 51,400 15.3 Mecosta 16,902 18,968 12.2 21,051 11.0 27,992 33.0 34,400 22.9 Midland 27,094 35,662 31.6 51,450 44.3 63,769 23.9 67,500 5.9 8,034 7,458 · -7 .2 6,784 -9.0 7,126 5.0 9,200 29. l 13,309 13,797 3.7 13,595 -1.5 14,838 9. 1 17,800 20.0 3,668 5,916 61.3 7,200 21.7 9,892 37.4 15, 100 52.6 5,256,106 6,371,766 21.2 7,823,194 22.8 8,879,862 13.5 9,104,100 2.5 131,669,275 150,697,361 14.5 178,464,236 18.4 203, 183, 103 15.7 Missaukee Osceola °' 1950 1940-1950 Percent Change Roscommon State of Michigan United States N/A N/A ·Ir U.S. Bureau of the Census, U.S. Census of Population, Michigan (Washington: U.S. Government Printing Office, 1950, 1960 and 1970 issues). aProvisional estimates to the nearest hundred as presented in Michigan Statistical Review, · 1977 edition. N/A Not available. �down. The many decades of change through which the population of Clare County has evolved are most evident in the population characteristics. These are changes which can be witnessed each year -- the growing number of school age children, the in-migration of young families into the County and the increasing number of elderly residents. With the construction of two or three new subdivisions, the population composition of any municipality or township could greatly be altered by the addition of large numbers of young families with children or concentrations of elderly residents requiring special services. Age Distribution The age of Clare County's population dramatically changed over the 30 year period between 1930 and 1960, and again during the years 1960-1970. This shift in the age distribution of the County is presented in Table 4. TABLE 4 AGE COMPOSITION CLARE COUNTY, MICHIGAN, 1930-1970* Age 1930 Percent of Total Population 1940 1950 1960 1970 0- 4 5 - 14 15 - 19 20 - 29 30 -44 45 - 54 55 - 64 65+ 10. l 21.7 9.3 12.3 17.0 9.9 9.6 l 0. l 10.2 20. 1 9.7 15.0 17.0 10.9 8. l 9.0 8.0 21.5 9.3 10.3 14.9 10.8 12.0 13.2 11.3 20.4 8.3 11.7 19.3 10.4 9. 1 9.5 12.6 20.6 8.2 10.3 16.9 10.9 8.8 11.7 *U. S. Bureau of the Census, U. S. Census of Population, 1930, 1940, 1950, 1960, 1970. The most obvious change in the age distribution within Clare County has been the tremendous growth in the proportion of older people. The "Baby Boom" of the late 1940 1 s and 1950 1 s did not drastically affect Clare County. To better understand the age distribution of the County's population, age groups that demonstrate the same facilities and housing needs, and that have other similar characteristics are grouped together. Four major age categories and a subcategory are thus formed: Pre-School (0-4). -- This age group provides a short-range indicator of future school enrol 1ment. Children have been placing an increasing strain on school facilities as the size of the pre-school age group has been increasing both numerically and as a proportion of the total population. School Age (5-19). -- This group places the greatest burden on community services. Education and active recreation facilities ore just two of the many services that this age group requires. The obi lity of a community to keep its young people after they finish their education is most · important to the stability and well-being of the community. The community must provide a -17 - �reason, such as employment opportunities and a desirable living envi ronment, for young people to stay in a community . Labor Force (20-64). -- This age group is the foundation of the community. They are , for the most part, the property owners and taxpayers and they make th e y make the major contribution to the financing and management of local government. Family . Formation (20-44). -- This is a subgroup of the labor force category. Persons in this subgroup are valuable contributors to economic activity in the community in that they constitute a large body of consumers of goods and services. There is a direct relationship between the size of the family formation group and the size of the pre-school and school age groups. This subgroup also requires good housing, fire and police protection, recreational facilities and other municipal services. Senior Citizens (65 and over). -- This age group places special demands on the community for passive recreation uses, transportation facilities, specialized hospital facilities, housing and other such services. The Pre-School age group (0-4) increased from 10. l percent of the total population in 1930 to 12.6 percent in 1960 and then dropped to 8.0 percent in 1970. The increase from 1930 to 1960 was the result of the large number of babies born after World War II. The national birth rate then decreased during the-1960 decade. However, there are more women of child-bearing age than ever before. In the- future, the proportion of pre-school children to the total population may not increase, but the numerical number of pre-school children will. However, due to the increasing median age of the County a large influx of pre-school children is not expected. Pre..; school demands in the County should remain relatively constant or slightly increased over the next several decades. The proportion of School Age children (5-19) slightly decreased between 1930 and 1960 but increased to its highest level in three decades in 1970. This recent increase resulted from the children born after World War II. As they enter the school system, this age group will constitute a greater percentage of the total population. In fact, the 1970 decade should _w itness greater demands on junior and senior high school facilities than ever before. Numerically, school age children should continue to place even greater burdens on the school system over the next two decades. · The Labor Force group (ages 20-64' years) and the Family Formation subgroup (ages 20-44 years) decreased slightly as a proportion of the total population during the years 1930 to 1960 as the pre-school age group increased. By 1970, the proportion increased by about two percent in the Labor Force group and dec~eased nearly two percent to the Forni ly Formation subgroup. The elderly increasingly represented a greater proportion of the County's total population during the 30 years fol lowing 1930. In 1970 as this age category was at its highest proportion to the total population in over four decades. The numerical population in the 65 and over age group in the County increased even faster than the percentage indicates due to the dramatic overal I County population increase. The national trend of people living longer and the natural preference of many elderly people to retire in their 11 old 11 resort homes accounts for this large absolute increase. The elderly group is anticipated to continue to increase numercially within the County. As this age group becomes larger, so do the responsibilities of government in meeting their specific needs. · - 18, - �None of the age groups have an imbalance of males or females. The sex composition of Clare County wi 11 have Iittle effect on the development plans of the County. Median Age Over the past two decades, a national trend in the median age of the population has been evolving, revealing a constantly younger population. The major reason for the decreasing median age exhibited on Table 5 is the post World War II "Baby Boom" which boosted the national birth rate up to about 124 per 1,000 women in the 15-44 age group. The nation's birth rate has witnessed a sharp decline in recent years which may reverse this trend. Between 1950 and 1970, the national median age fell from 30.2 to 28.3 years of age. During this same time span, Michigan witnessed an even greater decrease in the median age, fol ling from 29 .8 years in 1950 to 26.3 years in 1970. However, a decrease of only 0.5 years was witnessed in the micro-region median ages. The micro-region's median age was 28. 9 years in 1950 as opposed to 28.4 years in 1970. Clare County witnessed much the same trend from 1950 to 1960 and had a less dramatic median age decrease compared to the national, State and microregion median ages. However, the median age of its residents took a sharp turnaround during the 1960 decade and increased 2 .4 years to 30. 9 years in 1970. TABLE 5 MEDIAN AGE CLARE COUNTY AND OTHER REGIONS, 1950, 1960, AND 1970* Year u. s. Michigan Micro-Region Average 1950 1960 1970 30.2 29.5 28.3 29.8 28.3 26.3 28.9 27.3 28.4 Clare County 35.5 28.5 30.9 * U. S. Bureau of the Census, U. S. Census of Population, Michigan, 1950, 1960, and 1970. Household Size The national trend towards the reduction of persons per household which has been evident in the last few decades, reveals smaller family sizes resulting from the decrease in the birth rate and a probable increase in the proportional number of households of elderly citizens. Between 1950 and 1960, as revealed in Table 6, the ratio of persons to households in the United States declined 0.09, from 3.38 to 3.29 while a decrease of 0.21 to 3. 17 occurred during the 1960 decade. During the same time period, Michigan's proportion of persons per household, which was higher than the national figure, fell from 3.48 to 3.42 to 3.27. The micro-region's average household size also decreased between 1950 and 1970, from 3.50 to 3. 17. Clare County followed the micro-region's pattern of decreased household size between 1950 and 1970. The County's ratio of persons per household decreased .36 from 3.46 to 3.10 for this time period. This phenomenon can be attributed to the growing percentage of one and two member elderly households. -19 - �TABLE 6 POPULATION PER HOUSEHOLD CLARE COUNTY AND OTHER REGIONS, 1950, 1960, AND 1970* Year u. s. 1950 1960 1970 3.38 3.29 3. 17 Michigan 3.48 3.42 3.27 Micro..:Region Average 3.50 3.42 3. 17 Clare County 3.46 3.33 3. 10 * U. S. Bureau of the Census, U. S. Census of Population, 1950, 1960, and 1970. Population Distribution, Density and Migration In addition to developing a knowledge of the number and composition of inhabitants living in the County, analysis of the distribution of the population, population densities and population migration is also important. This wil I assist in developing recommendations where community facilities, such as schools, parks, libraries, and hospitals are needed. Population Distribution Population trends in the various localities of Clare County offer an indication of the distribution of people. Table 7 illustrates the population of the last three Federal censuses for the incorporated municipalities and townships. The principal communities in 1970 were the City of Clare, Hayes Township, Grant Township, Surrey Township, and the City of Harrison. The population distribution of Clare County is generally concentrated in the southern and central portions of the County, and around several major lakes. The remainder of the population is generally along the Section or Quarter Section Line roads of the individual townships. However, a more meaningful presentation of the population distribution on the County level can be exhibited by the center of population technique. · The center of population is that point which may be considered as the center of population gravity in Clare County. It is that point upon which Clare County would balance if it were rigid plane with each person in the County being assumed to have equal weight and to exert an influence on a central point proportional to his distance from that point. Map 7 shows the center of population for the County by decade from 1940 to 1970. Assuming that the County's population were evenly distributed, the cent er of population would be identical to the geo.g raphical center of the County (the point where Greenwood, Hayes, Lincoln and Hatton Townships meet). The actual center of the population lies to the southeast of this geographic center. The center of population for Clare County in 1970 was located in Section 16 of Hatton Township. This implies that the County's population is greater in the southeast area of the County. This would reflect the existence of the City of Clare and the population growth of Grant Township. The southern variance between the geographic center of the County and the center of population indicates that the present population of the County is more heavily concentrated in the southern townships. - 20 - �TABLE 7 POPULATION TRENDS BY LOCAL MUNICIPALITY 1950, 1960 AND 1970* 1950 1960 1950-1960 Percent Change 2,440 2,442 .08% Harrison 884 1,072 21.3 1,460 36.2 Farwell '694 737 6.2 777 5.4 Arthur 433 420 -3.0 475 13. l Frankl in 243 251 3.3 374 49.0 Freeman 165 127 -23.0 212 67.0 Frost 404 338 -16.0 607 79.6 Garfield 511 686 34.2 938 36.7 Grant 937 1, 328° 41.7 1,754 32. 1 Greenwood 327 255 -22.0 362 42.0 Hamilton 445 513 15.3 796 55.2 Hatton 268 295 10.0 460 56.0 Hayes 437 606 38.7 1,842 220.5 Lincoln 225 345 53.3 645 87.5 Redding 293 200 -31.7 281 40.5 Sheridan 696 712 2.3 863 21.2 Summerfield 110 119 8.2 214 79.8 1, 138 1,653 45.3 2,338 44. l 285 -4.0 335 17.5 11,647 13.6 16,695 43.3 Community 1970 1960-1970 Percent Change 2,639 8.1% Cities and Villages Clare Townships Surrey Winterfield Clare County 297 10,253 ' *U.S. Decennial Censuses, 1950, 1960 and 1970. aPart of Grant Township annexed to Clare City. - 21 - �In reviewing the center of population movement over recent decades, several facts are revealed. First, the center of population shift has been relatively slight from 1940 to 1960, indicating a stable rural population. No significant concentrations of population in any one area of the County ,,, have had an overwhelming pull on the center of the County's population. Second, the cent~ of population had been moving in a general southwest direction until 1960. Population in.Pn::ases, ' therefore, have been slight-!y greate r in the southern and western portions of the Coun ty until 1970 and then the Hayes Township area began to attract a larger proportion o-f fhe County's growth. ---- The shifts in the center of population by decade hove been in a linear southern pattern. From 1940 to 1960, the pull was from the south. From 1960 to 1970, the_populotion center indicates a large pull toward the northern and central townships. In general, however, the center of population indicates that the population in the County is remaining relatively close to U. S. 27 probably because of its direct link with the metropolitan areas in downstate Michigan. The most important shift in the County's center of population would be that which resulted from 1960 to 1970. Increased housing development and greater population increases indicate that urbanization is increasing at an even greater rote. The growth center of population technique assumes no population to be residing in the County at the base date of 1960. · Therefore, only the distribution of new population growth between 1960 and 1970 is considered. The growth center of population over the last decade is located in Section 34 of Hayes Township. The 19601970 growth center when compared to the geographic center of the County indicates that the growth is increasingly locating in the central portions of the County. The City of Harrison and Hayes Township ore gaining most of the new growth in the County. Population Density The population density of the County is another means of describing population settlement. Map 7 shows population densities by municipality for Clare County as computed in 1970. The greatest densities occur in the Cities of Harrison and Clare and the Vil loge of Farwell. The City of Clare has the greatest density with approximately 1,224 people per square mile. The Village of Farwell is next with approximately 621 people per square mi le and the City of Harrison with 365 people per square mile. The townships display lesser densities than the two Cities and the Village of Farwell; Hayes Township has the greatest township density, with about 54 people per square mile. This higher density in Hayes Township reflects the high concentration of resort housing surrounding the many lakes in the Township. Grant and Surrey Townships also rank high with 48.7 and 43.4 people per square mile, respectively • . The lowest densities ore recorded in Summerfield Township and Freeman Township, each having 5. 9 people per square mile. Population Migration Natural increase and net migration rates of population for Clare County constitute an important segment of the population. The number of births minus the number of deaths (for a specific time period) is called natural increase. If all other factors remain constant, the-natural increase would represent the net increase in this specific time period. However, the population of any area is not stable, so, in order to determine the number of people coming into or going out of an area, the term "net migration" is used. Net migration i.s simply the total change in popula- - 22 - �MISSAUKEE COUNTY ROSCOMMON COUNTY ~---------------------------------------------------~-------------------------------------·- ----- ------~----------------------~----------------- ------------------------- --~-----------------------·- -------------~--------------------------------------· - ~-------------------------~------------_-_-_-_-_-_-_-_-_-----=-----= """-:.-: :f....:f3.A:t.tlfitt: ----::._-_ = WINTERFIELD _-_-_:-.:....: rncIS-.T :-- ----_-:--- - ,... ---_-_-_-_-_-_---_---_-_-_---_-_ - SUMMERFIELD --------------------------------------- - - - - - - - - - - - 1----------------------- --- - ------------~--------------------------------------------------- - - - - - - - - - - - ~---------------- ------------- - - - - - - - . - - - - :::---77.-:-.:-:-.-:-:-.-:-::-:-:.~---- ~------------~------------.,_ ____________ _ 1--------------i--------------,__--:....""GREENW000--- --_-_: r-------------------------r-------------------------- - rl I •1z ::::::, IHARRISOf t--------------,..... ____________ _ ~------------• z ------------- ll lllll I • --------4=-===~====~=-=-~~:=-:==-==:-=-::====:-=-::F-~~~~~~==~ -z 0 REDDING 0 0 I- ::::::, -: ______ -------:--------------____-_-_-_-_-_-_-_-_-- __-_-__________ - . . - - - - - - - - - - - - - - I- ·- - ,_----- _-_-_-:_-:_-_::_- 0 ~ < ~;:~:Hc-=----<~=---=fg:§-=======~ k=====~~~=~=l ~ ~ ------:_-:_-_-_-:_-_-:_=] --=--==~=:f:f=~~==~~=-== --=---=:~ C -I 0 w u Cl) 0 FREEMAN ·- --~ ----- ·- ······················•·:ffi.J8~!B·l·\:l~°f¥·.·.·.•··•·-:-.•. :::':· ' :' ' :::' !SABELLA .. ·: .. COUNTY POPULATION DISTRIBUTION GEOGRAPHIC ·• • & POPULATION CENTERS 1970 Density ( pop./sq.mi) CJ Geographic Center of the County 20- 30 Population Center by Decade 1960 - 1970 Growth Center ,- ~ -....: ; - . i THE ASSOCIATION OF CLARE COUNTY : LOCAL PLANNING COMMISSIONS 0-10 10 -20 30- 50 50-100 100 - 6 50 ·- I JUNE, 1978 !lli iii 650 or more TH£ PREPARATION OF THIS MAP WA S fl NAN CED IN PAR T Tl-4R'1UGH A COMPREHE NSIVE PL ANNIN G GRAN T FAOM TH [ OEPARTM[P'IIT OF HOUSIN G AND URBAN DE VE LOP MfN T , A OMINI S TEk [ f'i BY THE ST AT E: OF MI CHI GAN CLARE COUNTY , MICHIGAN 7 �tion minus the natural population inc rease. The resulting figure is the number of people that migrated into or out of that area during the specific period of time. Table 8 shows the natural increase and net migration for 1960, 1970 and the estimated net migration for July 1, 1976 wi t hin Clare and su rrounding counties. Net migration (total population minus natural increase) provides a measure of population move. ment. Clare County's net in-migration from 1960 to 1970 was 4,073 people, and from 1970 to July I, 1976 estimate was 5,400 people. When compared to the surrounding counties Clare . County's net in-migration ranks high. During the 1960 to 1970 time period , only Mecosta and Isabella Counties had a greater net in-migration . During the 1970 to July I, 1976 time _period Clare and Roscommon Townships had the highest net in-migration of 5,400 people each. This was a fig ure almost twice as great as Clare County's east and west neighbors Osceola and Gladwin Counties. Again, this net influx of population is a result of the high resort nature of Clare County and its attractiveness to retired and elderly persons. Population Forecast An estimate of the future population of Clare County is one of the most important and basic steps · in the overall planning process. The need for future land uses and community facilities cannot be assessed if the number of future residents is not projected. There are no truly accurate methods of predicting future growth since growth is based on different variables. However, historic growth provides one basis for projecting future growth. Historic growth projections, however, must be modified to reflect future growth generators that wil I affect future population growth. The continuing planning process shot.Ad provide a periodic review and restudy of long-range plans. Therefore, these predictions can be adjusted to reflect changing conditions within the County. Five different population projections are considered for Clare County's estimated population in 1990 and 2000. These projections are shown in Table 9. Michigan Department of Management and Budget One source for projections for future population of Clare County is the comprehensive studies undertaken by the Michigan Department of Management and Budget in October 1974. These projections were mode using data for birth rates, number of women in child-bearing years, death rates, and recent migration trends. Through this method Clare County's population projection for 1990 is 36,817 people and for the Year 2000 at 49,159 people. Region VI I "208" Planning Projection The East Central Michigan Planning and Development Region's 208 Area-Wide Waste Treatment Management Program population projections included Clare County. The report, published in March 1977, estimated that the 1990 population of Clare County would reach 41,950 and the Year 2000 population would reach 59,550. These projections are quite liberal since the estimated July 1976 population was only 22,400 and in the 11 208 11 report Clare County's population is estimated to attain approximately 28,000 people by 1980. Arithmetic Projection The arithmetic method of projection is based entirely upon the assumption that the exact numerical growth in the past decade will continue on into the next decade. From 1960 to 1970 Clare County - 23 - �TABLE 8 NATURAL INCREASE AND NET MIGRATION CLARE AND SURROUNDING COUNTIES,. 1960 to 1970 and 1970 to l July 1976* 1960 to 1970 Countl 1 N .i:,.. 1970 to l Juli'.'.. 1976° Population . Natural Net Population Natural Change ____ Increase ___ Migration ______ Change ____ Increase Net Migration Clare 5,048 975 4,073 5,700 300 +5,400 Gladwin 2,702 873 1,829 3,500 400 +3, 100 Isabella 9,246 5,076 4,170 6,800 2,600 +4,200 Mecosta 6,941 2,406 4,535 6,500 1,300 +5 1 200 Midland 12,319 9,937 2,382 2,700 4,600 -900 Osceola 1,243 1,090 153 3,000 700 +2,300 Roscommon 2,692 38 2,654 5,200 -200 +5,400 Missaukee *Source: Bureau of the Census, Current Population Reports (Washington, D.C.: 1976), Series P-25, No. 461, and Series P-26, No. 23-76 and No. 23-75. 0 Provisional estimate rounded to the nearest hundred as presented in Michigan Statistical Review, 1977 edition. �TABLE 9 POPULATION PROJECTIONS CLARE COUNTY, 1990 AND 2000* Projected 1990 Population Michigan Department of Management and Budget Region VII 11 208 11 Planning Projection Arithmetic Projection Straight Line Projection (1960-1970) Planning Advisor's Projection Projected 2000 Population 36,817 49,159 41,950 26,791 34,283 34,000-37,000 59,550 31,839 49, 127 45,000-50,000 *Compiled by Herman Raad, Association of Clare County Local Planning Commissions' Planning Advisor, March 1978. increased its population by 5,048 people. Simply adding 5,048 three times gives the Year 2000 projection of 31,839. This projection is considered to be very conservative. Straight Line Projection The straight line projection (1960-1970) simply extends the County's population into the future by the same increase as was experienced during the last decade (approximately 43.3 percent). The 1990 Clare County population would then be about 34,287 people, with the Year 2000 projection at 49, 127, very close to the projections established by the Department of Management and Budget. Projection by Township Planning Advisor Growth projections based upon historical growth patterns fail to consider new developments which will affect growth in the future. At best, historical growth projections provide the lower limits for expected future population size. Growth generators such as freeways, utility systems and new employment centers stimulate growth in an area. The extent of new growth that these generators stimulate depends upon many variables. One of the more important variables is the location, extent and direction of regional growth trends. Clare County is located within a morning's driving range from most of the population in Michigan. Both U. S. 27 and U. S. 10 (linkages to heavily populated areas) ensures that if people are going "up north" there will be good chance of driving to Clare County. The rural attractiveness and ease of access to populated areas ensures a rapid and steady growth rate for Clare County. a Population Projection for 1990. -- Several significant growth factors will mature by 1990. These include: 1. The vast amount of recreational and vacant units in the County, if filled,would have more than double the 1970 population of 16,695 to 39,686. - 25- �2. Expansion of industrial parks. 3. Expansion of sewerage facilities adjacent to developed lake areas and incorporated communities. 4. Urban renewal rejuvenation in the Ci ties of Clare and Harrison and the Vi I I age of Farnwell 5. A number of Federally assisted elderly housing apartment complexes. The exact impact that these new growth factors will have on Clare County is difficult to numerically project. It is certainly anticipated that the growth rate in the 1960's will continue into the 1970's and probably equal the 1960-1970 growth rate. It is estimated that the growth rate will be between 42 and 54 percent from 1980 to 1990, for a 1990 pop_ulation of between 34,000 and 37,000 people. PopulaHon -Projedion for the Year 2000. -- The growth genera~ors for the Year 2000 are anti cipated to further mature and develop. In addition new factors could arise such as: l. Early retirement and additional recreational needs for the middle class worker. 2. High transportation costs which could force people _to spend limited time driving to reach a vacation or cabin site. Clare County is aptly cal led "The Gateway to the North." 3. Development of additional services and light industrial concerns drawn by the already stable population and generally lower pay scale than in the metropolitan areas. It is therefore anticipated that between 45,000 and 50,000 people are expected to live in Clare County by the Year 2000. It is not essential that a population projection be absolutely accurate. A population projection provides the planning program with a general basis for determining the extent of future land areas and community facilities. The Clare County Planning Commission and the Association of Clare County Local Planning Commissions should periodically evaluate the actual growth of the County in relation to the projected County growth. In this manner, the implementation of the Regional Comprehensive Plan can be accelerated or decelerated to meet actual County growth. For the purpose of future planning, a Year 2000 population of 45,000 to 50,000 will be utilized. The ultimate population growth over the next two decades will be greatly influenced by County and local municipal officials. The various ways officials have to influence growth include: 1. Physical change in Clare County, as well as economic change, will be influenced by highway development by the Michigan Department of State Highways and Transportation and the Clare County Road Commission. 2. The quality and quantity of services, particularly sewerage and water supply facilities and street development, wil I significantly affect County population changes. 3. The cost of homes and living conditions also affect decisions of families as to their location. A wide price and rental range of housing generally attracts people with a range of interests and ability to pay for or rent homes and other living accommodations; a restriction of cost range will likewise restrict the number of available - 26 - �buyers. Land use controls such as building codes, zoning ordinances and subdivision regulations influence the rate and type of population change. 4. ·Solutions to the problems of solid waste disposal, storm drainage and other development problems surrounding lake areas are essential to additional housing construction. 5. A pleasant environment supplying adequate recreation facilities, preserving open land areas and redeveloping older urban areas can attract people to an area. These are some of the important factors which will directly influence population growth in the County. How and when County decision makers provide workable answers to these factors will greatly celermine the population growth of Clare County. - 27 - �ECONOMY �ECONOMY Introduction The purpose of an economic base study is to analyze the various generators of economic activity within a community. An understanding of the resultant employment structure which stems from these particular generators forms a ba_sis upon which sound planning programs may be developed. Clare County is presently changing from a farming-oriented community to one whose future will be determined, to a large extent, by resort pressures emanating from the Cities of Detroit, Lansing and the Tri-Cities. Therefore, the first section of this study consists of this study and projected future industry mix and employment structure within the County. The agricultural sector of the economy is discussed in the second section, while an analysis of the effect that urbanization will have upon the local governmental units within the County is included in the final section. Employment and Income Distribution State and Regional Employment Projections Over an extended period of time, the economy of Clare Cou~ty will be affected not only by internal changes but also by forces originating at the regional and State level. Therefore, a general description of the employment structure within the State of Michigan and the Clare County Region}and projections for the year 1985 are presented in Table 10. 4 This projection was completed by the Michigan Department of Commerce in 1976. During the 1977-1985 period, the largesr increases in employment throughout the State are projected to occur in the Durable Goods Industry, Government and Retail Trade and are also projeded to develop the most rapidly in the Clare County area . Employment Projections for Clare County In Table 11, employment by industry within Clare County during the 1974 period is presented along with estimates for the years 1980 and 1990. 5 Employment within the non-manufacturing industries is expected to increase the most rapidly through 1990. Retail Trade employment is expected to increase from 925 in 1974 to 2,048 by 1990. Employment in construction (an indicator of County development) is expected to take a healthy increase during the 1980's and 1990 1 s. Employment within the manufacturing industries are expected to increase approximately 33 to 39 percent by 1990. Employment growth in Clare County is not projected to be as fast as population growth. By the Year 2000 there is projected to be between 45,000 and 50,000 residents in Clare County or approximately 7,290 more households. Between 1974 and 1990, there is projected to be a total increase 3 4 5 consists of Clare, Arenac, Gladwin, Gratiot, Iosco, Isabella, Roscommon Counties. Midland, Ogemaw, and 1970 Census 4th County Population Display Program. The 1980 and 1990 projections were derived by assuming that the present growth trends in employment would continue through 1990. · - 28 - �TABLE 10 EMPLOYMENT CLARE AREA AND STATE OF MICHIGAN, 1977 and 1985* Clare Area I !:i Emplotment 1977 Emplotment Civilian Labor Force Employment Unemployment Rate 111,536 · 99,918 11,608 10.4 1985 Employment Projection a State of Michigan 1977 Employment (1,000) Employment (1,000) Projection 1977-1985 Change Number (1,000) Percent 32.2 26.9 78.3 4,145.140 3,807.500 338.360 8.2 4,935.590 4,637.160 298.640 6. l 794.45 829.66 -39 .72 -2. l 19.2 21.3 -11.7 f977-1985 Change Number 35,937 147,473 26,864 126,764 9,096 20,704 3.7 14. 1 -- Percent Wage and Salary - lv\cmufacturing Ind. Durable goods Ind. Non-durable goods Ind. 75,203 22,990 7,801 15, 189 90,513 21,985 8,834 13,151 15,310 -1,005 1,033 -2, 130 20.4 -4.4 13.2 -13.4 3,457.600 1,130.220 908.040 222. 180 4,361.630 1,323.910 1, 106.760 217.140 904.03 193.68 198.72 -5,04 26. 1 17. 1 21. 9 -2 .3 Non-Manufacturing Ind. Construction Retail Trade 34,343 4, 195 12,496 46, 146 6,325 17,329 11,803 2,130 4,833 34.3 50.8 38.7 1,706.070 126.400 546.590 2,235.770 180.960 669.320 529.70 54.56 122 .73 31. 1 ·43_2 22,5 Government 17,871 22,383 4,512 25.3 621.470 801. 990 180.52 29. l *Source: Civilian Labor Force, Employment and Unemployment Forecasts Multi-County Balance of State Areas, Malcolm S, Cohen, Harold T. Shapiro, Arthur R. Schwarts, Alan Kett and Philip Mirowski, May, 1977. aConsists of Clare, Arenac, Gladwin, Gratiot, Iosco, Isabella, Midland, Ogemaw, and Roscommon Counties. �TABLE 11 EMPLOYMENT PROJECTIONS CLARE COUNTY 1974, 1980 and 1990* Employment Projections 1974 1980 1974-1980 Percent Change 1990 19'80-1990 Percent Change Manufacturing Industries 67 84 Lumber and Wood Products 67 84 25.4 113 34.5 Fabricated Metal Products 40 50 25.0 67 34.0 Jvlochinery, except Electrical 73 92 26.0 124 34.8 Electrical Equipment and Supplies 134 169 26. l 227 34.3 Transportation Equipment 227 . 286 26.0 384 34.3 19 24 26.3 32 33.3 121 153 26.7 205 34.0 Print and Publishing 11 13 18. l 18 38.5 Other Non-Durable lvbnufacturers 16 20 25.0 27 35.0 120 201 67.5 336 67.2 58 108 86.2 192 77.7 825 1,346 45.5 2,048 52.2 1,007 1,883 87.0 3,344 77.6 Other Durable Manufacturers Food and Kindred Products 113 Non-Manufacturing Industries Construction Wholesale Trade Retail Trade Other *Source: Research and Statistics Division, Michigan Employment Security Commission; Civilian Labor Force and Emp!_oyment Estimates, 1970-1973. This chart originally appeared in the 11 Clare County Solid Waste Management Plan 11, prepared by the E.C.M.P.D.R. for the Clare County Board of Commissioners, May, 1975, pg. 28. - 30 - �in employment of 4,299 jobs in the County. New employment opportunities within Clare County do not entirely account for the population growth in the County. A majority of those migrating to Clare County do so for retirement and not to find employment. Income Distribution The level of effective buying income and the distribution of families within the various income categories is a direct result of the industry mix which generates the economic wealth of a community. The level of household income is the single most important indicator of the economic well-being of the residents. Data documenting these figures for Clare County during the 19741976 period are presented in Table 12. Du ri ng these three years, the level of household income in Clare County has been steadily growing. Clare County has a growing proportion of family incomes in the $15,000 or over category and a decline of households earning less than $8,000. However, these statistics do not take into consideration income which is earned, but not recorded. In many agricultural and rural communities, commodities such as fruit, vegetables, meats and dairy products are produced by the individual family and their expenditures for these necessities are thus reduced considerably. Also, housing is often less expensive in rural communities. In actuality, the "standard of living" in Clare County may be as high or higher than the average throughout the State, but complete living standard statistics are not available. Business Activity The characteristics of the business establishments of Clare County are similar to those of establishments which are located in a rural county (e.g., they are smaller in size and do a smaller dollar sales volume per establishment that similar establishments located in more industrially oriented and populous counties). The Cities of Harrison and Clare and the Village of Farwell provide shopping and convenience goods for the majority of County residents. However, to obtain specialized goods and services, County residents must travel to the Mount Pleasant area, and,, in some instances, to the Tri-City (Midland/Bay City/Saginaw) area and the Lansing areas. Reta ii Trode The amount of employment in Retail Trade is directly related to the population size within the area serviced by the retail establishments. Also, the general trend throughout the State and the nation has been for a decrease in the number of retail establishments, while both the number of employees and dollar sales per establishment have been increasing. These trends are most evident in areas where shopping centers with large stores ore replacing the downtown business establishments. In Table 13, dpta on Retail Trade in Clare County is presented. During the 1974-1976 period, retail sales hove been steadily increasing for most retail services. Both furniture and automobile sales have increased the highest during this period. As could be expected in a rapidly growing retirement and recreation area, food sales and restaurants have nearly kept pace with the overall retail sales increase for the period 1975-1976. There is a great diversity of goods within Clare County attracting sales of its rapidly expanding population as is evidenced in a steady retail sales growth; 5.8 percent from 1974 to 1975 and 16.0 percent from 1975 to 1976. - 31 - �TABLE 12 EFFECTIVE BUYING INCOME AND DISTRIBUTION CLARE COUNTY, 1974-1976* Total Effective Buying Income (Thousands) Median Household Income Family Income Distribution: Percent of Families Within Each Income Categort $0-2, 999 $3,000-4 1 999 $5 I 000-7 I 999 $8, 000-9 I 999 $10, 0QQ-14, 999-$15 1 000+ 1974 $58,491 $7,612 $69,169 $8,389 $79,739 $9,292 14. 1 16.6 12.5 22.9 12.3 N/A N/A N/A 10. 9 24. 1 17. l N/A N/A N/A 9.9 23.5 23. 1 21.6 1975 I w I',,) 1976 -- I *Sales and Management Magazine (1974, 1975, 1976 editions). N/A - Not available. �TABLE 13 RETAIL SALES DATA CLARE COUNTY, 1974, 1975 AND 1976* (Thousands) 1974 Food Eating and Drinking Places General Merchandising Furniture and Appliances Automotive Drug $13,133 Total Retail Sales $55,467 N/Aa 2,352 2,779 9,168 1,570 1975 Percent Increase 1976 Pe rcent Increase $15,093 14.9 $17,161 13.7 7,196 1,820 2,990 8,760 1,736 N/A 22.6 7.6 -4.5 10.6 8,454 1,999 3,523 10,875 1,849 15.9 9.8 17.8 24. 1 6.5 $58,687 5.8 $68,050 16.0 *Sales and Management Magazine (1974, 1975 and 1976 editions). aN/ A - Not Available . Wholesale Trade Employment in Wholesale Trade is not as closely related to changes in population as is Retail Trade. Wholesaling activities are often understated as certain manufacturers sell directly to the ultimate consumer and do not use brokers, or the wholesaling activities are consolidated with other functions. Data on Wholesale Trade within Clare County is documented in Table 14. It is evident that wholesaling activities are rapidly expanding within Clare County as the dollar sales, the number of stores and the total payrolls have increase dramatically. Wholesalers usually are located where the products are produced, near the market or· at the intersection of several main arteries of transportation. Clare County has the advantages of excel lent transportation access to populated areas in "downstate" Michigan. TABLE 14 WHOLESALE TRADE AREA CLARE COUNTY, 1967 AND 1972* (Thousands) Sale Number of Stores Total Payrolls 1967 1972 $8,447 · · 13 354 $16,031 . · 29 1,197 Change Numerical 7,584 16 843 *U. S. Census of Business, 1967 and 1972, Wholesale Trade, Michigan. -33 - Pe rcent 89.8 123. l 238. 1 �Selective Services A.s the expendable income of the population increases and people have more leisure time, the demand fo r services increases. Thus, over the past decade, the service industry has become the fastest growing industry throughout the nation. In Table 15, data in presented on these ."selected services. 11 TABLE 15 SELECTED SERVICE DATA CLARE COUNTY, 1967 AND 1972 * Kind of Business 1967 Hotels, Motels, Etc. Personal Services Business Services Repair and Auto Services Motion Pi cturesa Recreationa Legal Services 25 49 13 19 3 9 b Number of Establishments Change 1972 Numerical Percent 20 -5 -20.0 34 15 78.9 16 N/A N/A 7 *U. S. Census of Business, 1967 and 1972, Selected Services, Michigan. aCombined for the 1972 Census. 6 Not reported in 1967. N/A - Not Available. The type and number of Selected Service establishments within Clare County is indicative of a northern resort community where a large percentage of commercial enterprise comes from service oriented business. A.s the County population keeps increasing, larger establishments wil I be more numerable and will provide more specialized services. Agriculture General Agricultural Activity The purpose of the analysis of the Agricultural sector of the economy is to present a general description of Clare County's agricultural productivity and then to determine the primary concentrations of this activity within the County. This analysis will guide future planning programs as it will serve as a basis upon which to make decisions which will arise when the forthcoming urban pressure dictates that some land must be taken out of agricultural production. Data on the number of farms and acres in production throughout Clare County during the 19641974 period are presented in Table 16. The agricultural trends in Clare County followed the national and State trends as the total number of farms and the land area in farms decreased during this period. However, the value of all products sold and the value of the products sold - 34- �per fam, both increased during this 10 year interval. These trends are a result of both inflation and a more intensive and efficient method of farming. The average number of acres per farm decreased from 236.3 to 219.0 acres during these 10 years as some farms were platted and sold off acreage. TABLE 16 GENERAL AGRICULTURAL STATISTICS CLARE COUNTY, 1964, 1969 AND 1974* 1964 Number of Farms Land Area in County (Acres) Land Area in Farms (Acres) Average Size of Farms (Acres) Value of Land and Bui I dings Per Farm Value of Land and Bui Idings Per Acre Cropland Harvested (Acres) Value of Al I Agricultural Products Sold Average Sold Per Farm Livestock and Livestock Products Sold Crops Sold Forest Products 1969 1974 346 467 366,080 110,375 236.3 394 366,080 89,013 225.9 366,080 75,730 219.0 20,571 32,943 66,870 87. 15 28,979 14 1. 81 23,048 306 25,778 2,885,750 6,179 3,141,114 7,972 4,817,000 13,922 2,476,204 357,741 2,719,318 392, 187 3,751,000 912,000 *U.S. Bureau of the Census, Census of Agriculture, Michigan (Washington: U. S. Government Printing Office, 1964, 1969 and 1974 issues). The number of the different types of farms in the County as classified by the U. S. Census of Agriculture for the years 1954, 1964 and 1974 for which data is available, are documented in Table 17. Livestock showed the smallest percentage change during these 20 years. A large decrease occurred in the number of Dairy and General farms and in the number of Miscellaneous and Unclassified farms. Field Crops and Cos Grain farms show a slight increase from 1954 to 1974. Livestock Available data illustrating the trends in livestock production in the County for the 1954-1974 period are presented in Table 18. The total number of cattle and calves decreased slightly during the 1954-1964 period while the total value of livestock and livestock products produced increased. From 1964 to 1974 the number of livestock farms and number of cattle per farm increased substantially as did the value of livestock products for the same period. �Dairy In 1954, 311 dairy farms existed in Clare County; by 1974 the number dropped to 65. Although the number of farms has drastically dec reased,the value of dairy products sold from Clare County markedly increased. (See Table 18.) This reflects larger more efficient dairy farms in 1974 than those 20 yea rs ago. TABLE 17 TYPES OF FARMS CLARE COUNTY, 1954, 1964 AND 1974* Type of Farm Field Crops (other than fruit and vegetable) Cash Grain Other Field Crops Vegetable Fruit Poultry Dairy Livestock General Miscellaneous and Unclassified 1954 1964 5 13 12 1 13 1974 26 19 2 5 2 311 175 67 35 175 99 55 392 l 65 81 6 2 *U. S. Bureau of the Census, Census of Agriculture, Michigan (Washington: U. S. Government Printing Office, 1954, 1964 and 1974 issues). TABLE 18 LIVESTOCK PRODUCTION AND SALES CLARE COUNTY, 1954, 1964 AND 1974* Cattle and Calves (number) Hogs and Pigs (number) Sale of Dairy Products Milk Sold (pounds) Poultry and Poultry Products Sold 8,365 3,215 $647,637 14,364,095 13,691 2,929 $2,135,000 N/A $91,525 N/A 7,097 3,624 $1,349,570 32,361,867 $100,291 *U. S. Bureau of the Census, Census of Agriculture, Michigan (Washington: U. S. Government Printing Office, 1954, 1964 and 1974 issues). N/A - Not Available. - 36 - �Anticipated Urbanization and Future Space Needs Urbanization The preceding two sections have discussed past, present and expected future economic trends within the County. The conclusions arrived at in these sections are used to determine what effect the future expected changes will have upon the local governmental units within the County. Change in population per square mile, a density factor, is a good criteria of how rapidly various communities are being urbanized. Two paths of increasing population densities are emerging in Surrey and Grant Townships. One is following the route of Old U. S. 10 Highway westward from the City of Clare through the Townships of Grant and Surrey and the Village of Farwell. Another path of increasing population density is along U. S. 27 through the Cities of Clare and Harrison and the Townships of Grant and Hatton, Hayes and Frost. Hamilton Township is also beginning to experience increased population pressures. The low densities in the western and northernmost townships in Clare County are mostly attributed to the relatively greater distance and driving time from populated areas, and the lack of a direct route from these townships to a larger city. The largest area of conflict with urbanization in the County is expected to occur in the Townships of Arthur and Sheridan. Both have rich farmland and are agriculturally oriented and are desirous of maintaining their farmland. The conflict arises because both townships have ready access to the U. S. 27 Freeway and are within commuting distance from the Cities of Harrison · and Clare and employment centers in the Tri-Cities area. There is a large proportion of State land devoted to recreational purposes in Redding, Summerfield and Winterfield Townships. This trio of townships will remain primarily forested and will also continue to exhibit large landholdings. Due to their isolated locations, it is expected that, at least for the next 10 years, the Townships of Greenwood, Franklin and Freeman will only experience a slight comparative increase in urban concentration, notwithstanding the fact that Clare County is one of the most rapidly expanding counties in this part of Michigan. Future Potential Space Needs Industrial and Commercial. -- The 1990 employment projections indicate that there will be an increase in the number of employers in Clare County. Clare County has two industrial corporations in Clare and Harrison and there is a possibility of the Village of Farwell developing an industrial committee. In 1977, the City of Harrison was awarded a Public Works Administration Grant for development of a 18 acre site with public water, sewage and gas facilities. The County is also fortunate to have Mid-Michigan Community College which offers a large choice of vocational training programs. Large gas storage areas have recently developed in the Townships of Lincoln and Winterfield. Depending greatly upon the future energy needs of Michigan and the United States, these Townships could be dramatically changed. Land for industrial expansion is available in Clare County. However, in most areas of the County, water and sewer lines needed for industrial purposes are lacking. In summary, with all the vacant land in the County, there will be no problem in meeting the future additional space needed by new and expanding firms. As long as proper zoning codes are enforced throughout the County, industrial expansion can provide a greater tax base for the community with a minimum of destruction of open space. However, some utility expansion will be needed. - 37- �The largest concentration of commercial establishments is in the Cities of Clare and Harrison. Originally, Clare served as a "community 11 shopping center for the County but recently the City of Harrison has been expending in terms of services. In Table 19, the recommended population needed for the different sizes of shopping centers is documented. TABLE 19 SHOPP I NG AREA STANDARDS RELATED TO POPULATION AND TIME-DISTANCE * Shopping Area Composition Population Served Service Area Neighborhood Center Supermarket or smal I variety store are major tenants with total floor space of at least 20,000 square feet for all uses. 3,000 to 25,000 depending on density of population. Neighborhood or population necessary to serve an elementary school. Community Center Major tenant of junior department store. Tota I area for all facilities should be 10 to 40 acres. 15,000 to 100,000 population. One to three miles radius. Regional Center Two (2) major · department stores. Site size 40 to 100 acres. 100,000 to 400,000 population. 30 minutes driving time. *Adapted from standards established by Urban Land Institute; Santa Clare County, Commercial Land Needs (November 1964); and International City Managers Association, Local Planning Administration (Chicago, Illinois, 1959). By Year 2000, the County's population will be approximately 45,000 to 50,000 people which will require the present retail shopping base in the County to expand. Expansion will occur by existing retail stores becoming larger and new stores locating in the County. Existing commercial development in the Cities of Harrison and Clare and the Village of Farwell throughout the County will generally meet the demand for neighborhood shopping centers and in certain instances for a part of the community center needs. With the trend today towards planned shopping centers, Clare County can anticipate receiving some small neighborhood shopping centers. These will occur where the population growth is the greatest. Shopping centers have tremendous advantage in retailing goods. Parking is plentiful, convenient and free. Shoppers can do a wide range of shopping at one location by walking through a variety of stores. Central business districts in existing population settlements will have a diffi- - 38 - �cult time to compete with new shopping centers particularly in the Harrison area where growth is expanding a long Clare Avenue ("old II U. S. 27). The three incorporated communities presently act as small community shopping centers. They will have to revitalize their central business districts if they hope to successfully compete with shopping centers and strip commercial growth in the future. Regional facilities are presently located in the Mount Pleasant and the Tri-Cities areas. These communities will continue as the regional shopping facilities for Clare County in the near future. Housing. -- As the population increases, so does the demand for housing. It was noted in the income analysis that the residents of Clare County are primarily in the "lower to low middle income" ranges. It has been traditional in American society, especially in generations which have recently migrated from a farm, for middle class families to own their own home. However, with the present money market and high interest rates, many people, especially young couples, cannot afford a single-family home and must rent a dwelling of some type or live in a mobile home. If the approximately 27,300 additional people that will live in Clare County by the Year 2000 (22,700 in 1976 vs. 50,000 in 2000), all chose to live in single-family residences, at an average of 3.1 persons per household, approximately 8,806 additional dwellings would be needed and I at an average of 2 .5 persons per household, 10,900 more dwellings would be needed in the next 22 years. It is impossible to accurately determine what proportion of the future population will desire multiple or single-fomi ly residences. With the large supply of part-time vacant housing in Clore County, any of which could possibly be converted to permanent homes, not all the additional homes need be constructed. Both the construction and construction supply industries should profit from the housing demand in Clare County. Realtors and other people depending on land development as a source of income should also prosper in the future. Care must be taken to insure that the interest of a small industry does not cause any deterrent to the planning and coordination of future County growth. - 39_ �HOUSING �HOUSING STUDY Introduction The purpose of the Housing Study is to analyze the problems that confront the residents of Clare County in relation to the adequacy, supply and price of housing. Recommendations of objectives that will help alleviate existing housing problems and will prevent this recurrence in the future wi 11 be presented. Various elements of the overal I housing environmental and special residential areas in Clare County will also be analyzed. This Study 1s purpose is not intended to solely project future housing needs but to analyze the characteristics of its existing housing stock affecting the supply and demand of housing within the County. Existing Housing Characteristics Housing Stock In ]970, there were 11,061 dwelling units in Clare County. This represented an increase of 3,028 units over the 1960 figure of 8,033.6 Many of the structures within the County are rela tively new. Approximately 44 percent of the 1970 County housing stock was constructed in the 1960 decade. Nearly 23 percent of the County's total 1970 housing units were constructed in the 1950 decade. The remaining structures were divided among 11 percent in the 1940 decade cmd 22 percent before 1939. Detailed local unit analysis is included in the Appendix of this document. In general, the quality of the County housing sto ck appears to be in need of im provement in spite of its age. However, an in-depth structural quality study of the entire County's housing stock should be undertaken to determine what the present condition is of these dwellings since the Census data is based upon a sample of the total number of units and the surveys are often undertaken by inexperienced personnel. Only with a detailed survey could there be a determination of exact locations of structural deterioration and remedial action taken. There is a high turnover rate of housing within certain areas of the County. Th is is indi coted by the 1970 Census data. As of that year, 52 percent of the homes were either vacant for occasional use or strictly seasonal cottages. This proportion is more predominant in the recreationally oriented townships of the County as the lakefront developments characteristically have small lake lots and high density resort housing. · Housing Value Although the definition used by. the Census Bureau is clear, the validity of the reported dollar value as an estimate of property valuation is a subjective measurement and may be questioned. 11 Value" is the respondent's {owner's) estimate of 11 How much the property would sell for on today's market. 11 Value data is limited to single-family housing (one unit structures),. detached and attached, that are located on 10 acres or less, or on properties which also have a business establishment. Cooperatives, condominiums, and trailers ore also excluded from the value tabulations. 6 1nforrnation provided by the East Centroi Michigan Piann1ng and Deveiopment Region, Saginaw, Michigan. -.40- �TABLE 21 HOUSING CHARACTERISTICS CLARE COUNTY, 1970* Units Number Percent Built for Seasonal Use Occupied Year Round Vacant for Rent Vacant for Sale Vacant for Occasional Use Other Vacant Rented or Sold but not Occupied 1,741 5,345 161 179 4,837 499 32 13.6 41.8 1.3 1.4 37.8 3.9 12,802 100.0 Total .2 *U. S. Census of Population and Housing; provided by the East Central Michigan Planning and Development Regional Planning Commission. The large number of seasonal homes is indicative of Clare County's resort nature. The large percentage of resort housing is heavily influenced by large numbers of seasonal homes in Hamilton and Hayes Townships possessing 40.6 and 31.3 percent, respectively, of all the resort homes in Clare County. Housing Type The predominate type of housing unit in Clare County is single-family dwellings. In addition, in 1970 there were 491 year-round mobi I e homes in the County. TABLE 22 HOUSING UNITS BY TYPE (OCCUPIED AND VACANT ALL YEAR), CLARE COUNTY, 1970* Number Percent Single Family Duplex Multiple Family Mobile Homes 10, 199 92.2 247 124 491 2.2 4.5 Total 11,061 100.0 Type 1. 1 *1970 U. S. Census, Census of Housing, U. S. Bureau of the Census; 4th Count Summary Tapes. - 42 - �In 1970, over 40 percent of all of Clare County's single-family homes were located in Hayes, Garfield and Lincoln Townships. These three townships are also the townships which possess large clusters of homes adjacent numerous lake developments. Surrey, Grant and Frost Townships cumulatively comprise 21.0 percent of Clare County's single-family housing stock. The Cities of Harrison and Clare, the only two cities in the County, house 15.4 percent of the County's homes; and the remaining 2,353 homes were almost equally distributed in the remaining nine townships. Of the total 247 (1970) duplex units in the County, 124 were located in the City of Clare and 33 were located in the City of Harrison. Six townships in the County possessed the remaining 90 duplex units. In 1970, the multiple family dwelling units were concentrated in the Cities of Clare and Harrison with a combined total of 76 multiple family dwelling units out of a total 124 such units. Nearly a quarter of all the County's 1970 mobile homes were found in Hayes Township. The 1970 Census information indicated 104 mobile homes in Hayes Township, or 21.2 percent of the County's 491 mobile homes. The Township Planning Advisor estimates that in 1978 there are nearly 1,000 mobile homes in the County, 350 in Hayes Township alone. Plumbing Facilities Plumbing foci Ii ties include toilet and bathing equipment and water supply facilities. The characteristics of these fixtures are measurements of housing quality. Housing units considered as having all plumbing facilities are those which have piped hot and cold running water inside the structure, a flush toilet, and a bathtub or shower inside the structure for use only by the occupants of the unit •. TABLE 23 BATHROOM FACILITIESa CLARE COUNTY, 1970* None or Half Bathb 1 1--1/2 2 2-1/2 Bath Baths Baths Baths 3 or More 3,682 6,532 496 277 50 50 Total ·: Uni ts 11,087', *1970 Census of Housing, U. S. Bureau of the Census, 4th Count Summary Tapes. a , Based on 15 percent sample calculations. blncludes facilities also used by occupants of another unit. The 1970 Census reported that 3,682 or 27.8 percent of Clare County's year-round housing did not have complete bathroom facilities. The problem of insufficient or total absence of plumbing facilities will become more serious if the present trend of seasonal home conversion to year-round units continues throughout the County. - 43 - ,.;.· . �Allied to plumbing facilities are those housing characteristics which describe the various methods of residential sewage disposal and the different sources of water supply. These characteristics are also elements of housing quality, for many persons place great value on publicly provided sewer and water services. Sewage Disposal Residential sewage disposal is handled through three basic methods: (a) Public sewer. (b) Septic tank or cesspool. (c) Some other means, ordinarily a very primitive method such as a priv y, chemical toilet, or running a sewer line from the housing unit directly into a creek, lake, swamp, etc. TABLE 24 SEWAGE DISPOSALa CLARE COUNTY, 1970* Unit County Total Public Sewer 1,050 Septic Cesspool 7,093 b Other 2,944 Occupied and Vacant Total 11,087 * 1970 Census of Housing, U. S. Bureau of the Census, 4th Count Summary Tapes . aYear-round units. Based on 15 percent Census sample. bOther includes units on individual sewer lines running directly to creek, lake, o r swamp . According to the 1970 Census, only 9 .5 percent of all Clare County's year-round units were tied into a pub Ii c sewer system; 86.3 percent of these homes used a septic cesspool system, and the remaining 26.5 percent relied upon some other means of sewage disposal. Source of Water In 1970, nearly 18 percent of Clare County's 11,087 homes relied on a public water or private water system; al I but 8.8 percent were so provided in the Cities of Harrison and Clare and the Vi II age of Farwel I. Homes with water supplied by a individual well constituted 80.2 percent (8,897 homes) of all the homes in Clore County. Only 221 occupied and vacant year-round homes relied upon a creek, river or spring directly. Two townships, Frost and Lincoln, had 54 · homes each relying upon a primitive method of water supply. - 44 - -~· ... �TABLE 25 SOURCE OF WATERa CLARE COUNTY, 1970* Public System or Private Companyb Unit Individual Well 1,969 Clare County Other 8,897 Total Units C 221 11,087 *1970 Census of Housing, U. S. Bureau of the Census, 4th Count Summary Tapes. aBased on 15 percent calculated sample. b Common source supp I ying · water to more t han f.rve units. . cWater obtained directly from springs, creeks, rivers, etc. Heating Equipment Heating equipment, like plumbing facilities, is a measure of housing quality. The types of heating equipment discussed here represent the principal kind of equipment used in each housing unit. The U. S. Census Bureau in its survey of heating ·e quipment utilized eight separate classifications. For simplicity, these have been reduced to four major categories: (a) Central heating equipment, whether hot water, warm air, or electric; (b) Room heater without a flue; (c) Other types which include room heaters with a flue, pipeless furnaces, stoves, fireplaces, and portable heaters; (d) . Not heated. TABLE 26 HEATING EQUIPMENTa CLARE COUNTY, 1970* Central Heating Unit 3,534 Clare County Heater Without Flue 256 Other Types Not Heated Total 7,142 129 11,061 *1970 Census of Housing, U. S. Bureau of the Census, 4th Count Summary Tapes. aBased on a 20 percent sample. Occupied and Vacant Year-Round Units. I. In 1970, 32.0 percent of all the year-round units in Clare County were equipped with some form of central heating system (83.4 percent of these were warm air type). Only 256 of all ' • •• ~· . • 'l t... . the yecr-iounv units rel:e'-4 upon non-tiued room heaters. Uver b4 percent of the County;s ~ ~ - 45- . ~--- �year-round units relied on other types of heating facilities (about 57. 1 percent of these were heated with flued heaters). Al I but 129 homes in Clare County were heated in 1970. Most of the homes built since 1970 rely on some form of central heating. Mobile Homes The mobile home is one aspect of the housing supply which is often overlooked. In 1975 about 9.9 million people lived in more than four million mobile homes.7 Now more than two percent of the United States pouplation live in mobile homes. The mobile home industry has inherited the lower-priced market and this year wi 11 sel I about 95 percent of new homes under $25,000. 8 Mobile homes are, therefore, beginning to have great impact upon the low-cost housing market. Mobile homes may range from 12 feet in width to 70 feet in length. Two 12 foot wide mobile homes can be placed together and may have wel I over 1,200 square feet of floor space. New · mobile homes, fully equipped and completely furnished, range in price from $7,500 to $18,000. The double wide homes may range from $9,000 to $30,000. Prices may vary according to size, style, and quality of the unit. The Veterans Administration makes loans for mobile homes with a maximum limit of $12,500 financed over a 12 year period. An additional $7,500 maximum loan may also be obtained to purchase a site for a mobile home. A total of $20,000 may be borrowed for a 15 year period. The Federal Housing Administration (FHA) insures loans on mobile homes up to $12,500 with a maximum repayment period of 12 years and 32 days. The mobile home must meet construction standards as determined by the U. S. Department of Housing and Urban Development. FHA does not insure loans on seasonal mobile homes. Today, there is little to distinguish the mobile home owner from those who own conventional homes. Many mobile home units may be used as second homes. Twenty percent of the total mobile home shipments are assumed to be in this category. 9 Considering that the "typical income for the mobile home family in 1974 ranged between $6,000 and $9,000 (and) about 25 percent (of the owners) were over 65, 11 10 Clare County appears ripe for mobile home development. The Township Planning Advisor estimates that there are approximately 1,000 year-round mobile homes in Clare County as of June, 1978. 11 7 8 9 Sylvia Porter, "Mobile Homes Affordable," The State Journal, August 8, 1976. carl Norcos, "Mobile Homes - The Most for Your Money," Detroit Free Press, Parade Magazine, September 12, 1976. . u. S. Department of Agriculture, Agriculture Handbook N. 428, Projections of Demand for Housing by Type of Unit and Region, May 1972. lOSylvia Porter, "More About Mobile Homes," The State Journal, June 10, 1976. 11 This estimation is derived from assumptions made from bui Iding permit statistics for the year 1977 and from population estimates. In 1977 alone an additional 144 mobile homes were placed in Clare County (not all are assumed to be permanent Clare County residents) • - 46- .. - �Seasonal Housing The discussion of housing growth characteristics has heretofore grouped al I housing units in Clare County with no distinction made between year-round and seasonal dwellings. Yet, there are ample reasons for examining the two types separately. First of oil, seasonal homes are highly restrictive in their intended use, and often inadequately constructed, equipped, or maintained for year-round occupancy. As such, it is unrealistic to include these units with the County's year-round housing resources. In 1970, the U. S. Census Bureau determined that there were 1,737 seasonal homes, however, there were also 5,716 homes classified as vacant. Many of the homes classified as vacant were also used as seasonal homes. This means that approximately 58 percent of Clare County's homes were classified as either seasonal or vacant in 1970. The large number of seasonal units hinders the provision of public services throughout the County. Concentrations of dwelling units that would normally be capable of supporting public services are unable to do so in Clare County due to the large percentage of seasonal homes. The owners of seasonal homes, being temporary occupants, are often hesitant to pay for public services, thereby making any system too expensive for the year-round residents during the non-peak seasons. The result of this situation is a lack of pub Iic services in areas where environmental conditions often demand them. Housing Supply Needs In the three decades previous to 1960, only a small portion of the population increase in Clare County was due to an in-migration of people. However, from 1960 to 1970 Clare County's population increased an estimated 10,748 persons. Of this total increase, 88 percent was due to a net inflow of people from other counties. 12 The pleasant living conditions, abundant recreational opportunities, and absence of urban problems have induced many people to reside in the County and commute to the City of Midland or as for away as the Tri-Cities or Lansing areas for employment. Clare County's history as a resort area has helped spur the in-migration of elderly persons, many of whom move into their "vacation home" permone,:itly after retirement. Existing Supply The County's 1970 population of 16,695 is projected to increase to approximately 26,000 by 1980 and to about 36,000 by 1990. If these additional people were to live in single-family homes at an overage of 2.81 persons per household, l3 an additional 3,300 homes would have to be made available by 1980 and on additional 3,300 homes would be needed between 1980. and 1990. According to the East Central Michigan Planning and Development Region in its 1975 Housing Inventory, Clore County in 1970 had a total of 12,802 housing units. Of this total, 13.6 percent, or 1,741 units, were classified as seasonal residences. From the remaining 11,061 yearround housing units, 348 were for sole or rent. The remaining 10,713 units were composed of 5,368 second homes and 5,345 occupied households. Removing the homes which were considered 12 See Chapter, Population Characteristics and Forecast. . , 13compu,ea . ,. I Ioy ca~, r ... ,... t I M· I ! P' • . d' Deve,opment i- · . ·• . '-'.en_~ ., , \!C:n,gan ___ ,annrng an Region; originally presented in Technical Guide For Housing Plan, Preliminary Draft, 1978, p. 21. - 47 - -~- �substandard due to deficiencies in plumbing and deterioration, only 7,298 year-round homes in 1970 were considered available. The problem with this analysis is that consideration was not given to the actual amount of seasonal and second home~ which will potentially be available by 1980. This large number of pc;>tentially avai !able homes is an important factor in Clare County's future housing supply. · Supply Projection Methodology In order to accurately project the 1980 supply, the number of housing units to be· made available through construction or renovation must be tabulated. The first step in aci:omplishing this task is to determine the average rate of construction or renovation for the various types of building activities. Actual building permit statistics are needed to serve as a base. However, only in 1977 are complete records available. (See Table 2 7.) Building activity prior to 1977 will have to be estimated. (The Department of Commerce estimated that 1,302 housing units were constructed from 1970 to 1975, however, the source of their information indicated voluntary reporting of permit activity. No accurate record~ were kept during that period for any Clare County community.) Estimations of potential 1980 housing supply were made from 1977 building permit statistics and through discussions with the Clare County Building and Health Departments. 14 Through discussions with the Clare County Building and Health Inspectors it was determined that 1977 was not a "typical" year for County development. It was ascertained that 1977 had a more rapid rate of mobile home development than the previous six years. Permits for housing construction and additions were also higher than they had been in prior years. Fewer cabins were constructed in 1977 as well as fewer improvements on existing second homes. Incorporating 1977 permit data and the observations of two wel I informed department heads, an average yearly rate of development for each type of building activity was determined. Each class of activity was then calculated as to the ratio of permanent to second homes. Table 28 summarizes 1980 supply projections~ Potential 1980 Standard Housing Supply As indicated on Table 28) it is estimated that an additional 1,400 mobile homes will be moved into Clare County during the 1970 decade. It is approximated that 63 percent of the mobile homes moving into the County will be used as secon.d homes, and a total of 518 additional permanent mobile homes will be added to the housing stock. It is also projected that approximately 70 cabins wil I be built per year or a total of 700 additional resort or second homes by 1980. Approximately 15 percent of these units, 105 units, are estimated to be used permanently. In 1977, 109 single family homes were constructed. This high figure is not indicative of the County's early development when seasonal home construction was stil I in its heyday. It is anticipated that an average of 125 permanent homes will be constructed yearly during the 1970 1 s, or a total of 1,250 additional homes by 1980. In 1977, more than one-half of all the building permits issued were for additions and improvements to existing structures. The Clare County Building Inspector estimates that 60 percent of all additions made in Clare County are intended to prepare a second home for permanent occupancy. The Building Inspector further estimates that 25 percent of all the improvements made in Clare County are intended to convert a second home for permanent use. It is estimated that 14 DLicussions held during Month of May; 1978. - 48 - ,· �TABLE 27 ---Unit Town sh i_es: Arthur Frankl in Freeman Frost Garfield Grant Greenwood Hamil-ton Hatton Hayes I .p.. Lincoln --0 Redding Sheridan Summerfield Surrey .,,, Winterfield BUILDING PERMIT STATISTICSa CLARE COUNTY 1977* Mobile Homes 2 Addition Cabinb House 1 6 4 6 1 9 15 .• 19 17 20 16 Pole Barn Improvem~~GC!I~ge Total 6 0 1 2 14 20 42 5 3 5 12 9 15 23 29 74 98 5 2 6 3 14 46 6 41 5 73 0 15 5 22 5 35 12 60 33 246 9 l 6 11 3 6 8 29 5 2 l 4 4 0 1 10 0 20 4 4 4 3 13 0 6 10 11 30 4 33 32 32 107 16 0 l 27 2 0 0 13 l 19 8 26 8 85 20 144 218 43 109 114 249 877 11 Cities: -Clare Harrison Farwell County Total *Clare County Building Department, M-lrch, 1978. Compiled by Township Planning Advisor. aFreernan, Hamilton, Lincoln and Grant Townships and the City of Clare had their own building inspector during 1977. 6A ccibin is considered to be a seasonal residence of approximately 720 or smaller. clmprovements include porches, fireplaces, breezeways, roofs and similar alterations. �TABLE 28 PROJECTED HOUSING SUPPLY PER!vlANENT AND SECOND HOMES CLARE COUNTY, MICHIGAN 1970-1980* Type of Construction Mob ii e Homes Yearlt Occurrence b Actual 1977° Estimated 1977 Yearly Average Seasonal or 2nd Homes Permanent Percent Total No. Percent Number 144 184 110 63% 882 37% 518 Cabins 43 55 70 85% 595 15% 105 Houses 109 161 125 6% 6 100% 1250 Addif'ions 218 316 291 N/A N/A 60% 1746 Improvements 114 166 169 N/A N/A 25% 422 I u, *Disc ussions with Clare County Building Department and Clare County Health Department, May 1978. 0 a 1',, Table 28 bFreernan, Hampton, Lincoln and Grant Townships and the City of Clare's building activity was estimated by the following methodology. 1. Freeman Township's building activity was assumed to be the average of the construction activity during 1977 in Summerfield, Winterfield and Redding Townships. 2. Hamilton and Lincoln Townships collectively compose 11 percent of the County's housing units. Thus, for all the types of building activity an additionat 11 percent was added to account for Hamilton and Lincoln Township building activity. 3. The level of activity for the City of Clare was assumed to be the same as the level of activity for the City of Harrison. cDue to the rising building costs occurring :throug.h ~-: the State and Nation none of the homes larger than 720 square feet are considered seasonal or second dwellings. N/A - Not applicable. Additions or improvements to existing seasonal or second homes would not increase the number of available seasonal or second homes. �,( an additional 2,168 permanent standard quality homes will be made available through renova. t io n of existing second or seasonal homes. Supp ly Summary As indicated in Table 28, an estimated 4,041 housing units will be added to the County's housing stock by 1980. Including this figure with the 3,758 standard year-round units available in 1970, 15 the assumption can be made that 7,799 housing units will be available in 1980. If the projected population reaches 26,000, as is estimated, and if the projection of household size is correct (2. 81 people per household), a total of 9, 253 housing units wi 11 be needed. An additional 370 housing units, approximately four percent of the housing stock, should be added to the projected need to accommodate for mobility and vacancy. In comparing the supply and need calculations it is determined that Clare County will have a shortage of 1,824 standard housing units by 1980. Employing the 2.81 population per household estimate, 5,125, County residents, or nearly 21 percent of the County's 1980 population, will be housed in substandard housing. In the following section housing needs wi 11 be addressed to determine the special needs of elderly persons, low income persons and renters. Housing Needs Analysis Different population groups have different needs. The needs of the elderly are not the same as the needs of low income families or renters, although they are sometimes very much related. An elderly retired couple does not require the same size house that a young family with children would require. Low income families may be composed of both renters and elderly people and are many times limited by their low income to have a wide range of housing choice. Elderly/Non-Elderly Household Needs The Department of Health, Education and Welfare estimated the elderly population (60 years or older) for each county in the United States as of July 1, 1975. 16 This estimate indicated that 18.7 percent of Clare County's population was over 60 years old in 1975. Assuming that the ratio of elderly to non-elderly persons will remain the same, 4,762 people in Clare County will be over 60 years old in 1980. If al I elderly households have two members, 2,382 homes wil I be needed for elderly residents. If the average household size is less than two, an even greater number of homes will be needed for elderly citizens. Low and Moderatre Income Household Needs The determination of what constitutes a low or moderate income household is estimated by the Community Development Act of 1974 to be 80 percent of the median household income for the moderate income househord and 50 percent below the median income household for the low income household. In 1977, the 11 Survey of Buying Power" 17 was published in which the median household in.come for every county in the nation was tabulated. "Effective buying income" (EBI) excludes personal taxes and social security payments and, therefore, does not necessarily reflect 15 16 East Central Michigan Planning and Development Region, Housing Inventory Analysis, 1975. oepartment of Health, Education and Welfare Publication (OHD) 77-20085, 11 Estimates of the 60+ and 65+ Population for Counties and PSA's: 1975, ,\,Uchigan. 1711 Survey of Buying Power," Sales and Marketing Management, July 25, 1977 pp. C-102-C-110 • .,.. - 51 - �11 total 11 income. However, Clare County's EBI does reflect a general ability to pu rchase goods and is consequently used in this document as the base for calculating low and ve ry low income levels for 1976 (Table 29). TABLE 29 HOUSEHOLD INCOME LEVELS CLARE COUNTY, MICHIGAN, 1976* 1976 Median Effective Buying Income $9,292 Low Income Level Very Low Income Level $7,434 $4,646 *"Survey of Buying Power, 11 Sales and Marketing Management, July 25, 1977 and East Central Michigan Planning and Development Region calculations. TABLE 30 ELDERLY AND NON-ELDERLY LOW INCOME HOUSEHOLDS CLARE COUNTY, MICHIGAN, 1976* 1976 Clare County Households Below Median Income a Elderly Non-Elde rly Total 41% 4, 181 6,492 Low Income Elderly Non-Elde rly Total 3,881 4,041 30.5% Very Low Income Elderly Non- Elderl y Total 3, 114 2, 171 20.3% * "Survey of Buying Power, 11 Median Household Income Data, 1976; Department of Housing and Urban Development, Percentage Distribution of Households, 1974; and Township Planning Advisor's calculations. a As a percent of total County population. In 1974, the Department of Housing and Urban Development produced statistics as to the percentage distributions of households at various income levels for elderly and non - elderly populations. This statistical breakdown for Clare County is shown in Table 30. Nearly 88 percent of Clare County's elderly population earned less than the 1976 median effective buying income of $9,292. A general rule of thumb is that a person can afford approximately twice their yearly income for housing. Table 30 indicates that the 1980 housing market in Clare County will most likely be for homes valued at less than $20,000. Clare County's large group of very low income residents will probably require financial assistance to be able to enjoy a suitable living environment. Many of these low income people could also be forced to live in rental housing. Considering the fact that housing costs are escalating out of the reach of many low or moderate income families, an increasing demand could occur for rental homes. In 1970, 12.9 percent of the standard available homes in Clare County were rented. If the same ratio holds true in 1980, 3,354 County residents will be potential renters. Assuming an average household size of 2.81 - 52 - ..;.·" �pe rsons for rental homes, l, 194 rental units will be needed in Clare County in 1980. Housing Environment Housing quality deteriorates for many reasons. Poor original construction and lack of proper maintenance are two major reasons. However, much more is involved than just poor maintenance and construction. Deteriorating housing is a much broader problem. The environment in which housing is located is vital to its existence. Several factors will be examined which affect the housing environment. Incompatible Land Uses Incompatible land uses are uses of land which tend to adversely affect one another. Concentrations of deteriorating homes appear in those areas where the lack of, or the improper administration of zoning creates conflicting land usage. The National Commission of Urban Problems made the following statement concerning the link between poor housing and conflicting land usage: "A common characteristic of a deteriorating area is a mixture of land uses not conducive to a neighborhood of homes. 1118 Land use in close proximity to residential areas has a major impact in determining the desirability of these areas for living. A heavy industrial area generally presents a poor environment for housing. However, it is conceivable that a light industrial plant using few raw materials and generating limited traffic could exist quite well near a residential area. Most commercial uses generally tend to adversely affect the residential environment. Notable exceptions to this may be found. The only real answer is that each individual case must be carefully examined so as to determine its functional needs. The objective must be to obtain a mix of uses which exist compatibly with each other; not to be totally segregated uses . Such total segregation can only lead to a sterilized community with living, working and shopping areas linked only by automobile. The answer must be reached carefully with the specific goal of grouping uses according to their needs and functional characteristics with each case given individual consideration. Inadequate Neighborhoods It is difficult to determine what makes a neighborhood inadequate. Certain answers to the problem may be due to the absence or presence of needed neighborhood facilities. The availability of schools, parks, etc., has much influence in determining the desirability of neighborhoods as living areas; however, the exact forces which determine a neighborhood's qua! ity are not always related to the availability of facilities. . Poor Subdivision Developments 11 While poor construction is in large measure responsible for new slums, poor land use regulaHons, and particularly poor subdivision design standards and review have played a large part in speeding deterioration of new housing developments. 1119 Many of the problems of poor subdivisions are at least bound to the fact that virtually no regulations or controls were in effect when the growth 18 Report on the National Committee on Urban Problems to the Congress and the President "Building the American City, 11 Washington, D.C., 1968, page 6. ' 19 The American Society of Planning Officials, "Problems of Zoning and Land Use Regulation, 11 Washington, D.C., 1968, page 18r - 53 - ,.c;!· .. �occurred. Recently adopted zoning ordinances for many of the County's communities provides standards for orderly residential growth. 2 0 Also, the County Building Code adopted in 1975, as administered by Bill Randle, helps ensure quality construction of new units. (See Appendix for sample building permit.) Subdivision regulations should be employed only to designate the broad framework development should follow, not to dictate specific details of design. Regulation must seek to provide minimum design criteria with enough flexibility to allow good developers to provide sufficient facilities to ensure the future stability of their developments. Problems Associated With Land Speculations "The transfer of land for profit has been necessary to the functioning of the American economic system, and is generally defended on the ground that it helps to ensure that land is being put to its most economically productive use. 11 21 Today, however, land speculation is generally considered a primary cause of many land use problems. In this regard, the National Commission on Urban Problems found: 11 The ever rising cost of land has unquestionably been a factor in increasing the cost of housing, and it, therefore, decreased the supply of low and moderate cost accommodations. 11 22 Constant pressure is exerted by land speculators for measures to rapidly increase the value of their holdings. Measures which bring about this rapid increase are often in the hands of Township officials. Placement of schools, water and sewer lines, streets, highways, and public services of all kinds affect the value of land. Pressure is frequently exerted on Township officials by speculators to place public facilities at locations which will bring the most direct benefits to their holdings. The net effect of this process is an illogical and uncoordinated growth pattern. Statement of Problems Rising building cost is a prohibitive factor when planning new construction. Because of the high cost of labor and materials, builders make a low profit margin on low priced housing. Therefore, many builders prefer to limit their construction to houses that exceed $20,000. As a result, high building costs are particularly responsible for creating a lack of low and moderate priced housing. There are numerous families in Clare County that cannot afford to rent or buy suitable housing. The problem could be partially remedied if better job opportunities were made avai Iable at both the Township and County level. There is an acute shortage of rental housing in Clare County. As a result of current high building cost and the demand for low priced housing (i.e., less than $20,000) rental housing demand has taken a sharp increase during the recent years. Since there is a shortage in this 20 zoned communities in Clare County as of June 1978 are Surrey, Sheridan, Arthur, Hatton, Lincoln, Freeman, Hayes, Hamilton, and Frost Townships. The Townships of Winterfield, Summerfield and Franklin have ordinances very close to adoption. Both the Cities of Harrison and Clare have adopted zoning ordinances. 2 1Amencan • Soctety • . orr pl.ann1ng • Of.nc,a1s, r• • 1 op.cir, page 66 . 22 American Society of Planning Officials, op.cit, page 68. - 54- -~•. ' �type of housing, any families attempt to remedy this problem by purchasing mobile homes. During the pa st decade, the number of mobile homes in Clare County inc reased from 122 in 1960 to 491 in 1970, and to an estimated 1,000 permanent year-round mobile homes in June 1978. The lack of suitable mobile home parks, creates a problem in itself. As a result, trailers are scattered throughout the County many being improperly installed and lacking adequate sanitation facilities. The increasing trend to convert seasonal homes to permanent residences could create a detrimental effect on the living environment in Clare County. Many older residents who owned a resort home in Clare County are retiring permanently in their seasonal homes, many of which are located on very small lots. If this trend continues, sewage and other public service problems could drastically increase, especially surrounding the heavily developed lake areas. Another problem created by seasonal home conversion to year-round residences is that many people find that the old cottage is just too smal I to adequately meet their permanent living needs. Because of this, many people are building their own additions, many times overlooking building code requirements. Part of the problem could be that Clare County adopted the State BOCA Building Code in the latter part of 1974. Up until that time, there were no building specifications for a homeowner to go by. It is assumed and hoped that as time goes by more people wil I be aware of,and adhere to, the County administered Building Code. Limited financial resources of the County which results in the basic inability to afford adequate expertise in the areas of -planning, revenue, code enforcement, etc., is a major and serious obstacle to the complete solution of the local housing problem. This situation necessitates coordinated efforts and requests for State, Federal and related aid. These financial inadequacies are particularly critical in the area of sewer construction and financing and providing adequate staff and administrative budgets for potential code enforcement programs. In general, there is a lack of understanding concerning the intent of such reasonable land use controls as zoning and subdivision regulations. This misunderstanding could create an opposi.tion to regulatory control. Windshield Survey Analysis There are many residential subdivision developments in Clare County which exemplify the housing problems previously mentioned. Early in 1978, the Planning Advisor completed windshield surveys of five residential areas representing a variety of problems common to many Clare County neighborhoods. See Map 8. Area 1: Eight Point Lake. This Garfield Township development surrounds the largest lake in Clare County. The Eight Point Lake area is one of the most expensive property areas in the County. Al I roads immediately servicing the lake are gravel. The majority of the homes are on the lake side of the road. Many of the established seasonal residents, or new permanent residents, are forced to build their garage or storage sheds across the street from their home due to the very small lake lots. The majority of the homes are in good condition; however, because of of the high ratio of seasonal residents, many of the homes are in need of minor repair. Small lot sizes and an increasing tendency toward gross covered front lawns requiring fertilization has helped speed the growth of algae. Eight Point Lake has a Lake Association and every few years the Association hires a firm to cultivate the seaweed. A majority of the homes are vacated during - 55 - ,.i.· "' �MISSAUKEE COUNTY I I ROSCOMMON 1 I COUNTY \ WINTI RF IELD F ROST ' FF AN KL IN SU MM~RFIEL D RI DD NG I\. r . - HI TTbN ~ L-l-_)_~.._._~~..,~---1-~..-~l'l!!-4-~~-+-,~'--.1-t--+..,:G_ift-A-fll\rT,-t--;--r-r--,r--r--. ~ IA:o F F IE L D SU RR I y \ I) II, -~ ~ .I Kf··"":=1__,._-t---_,, / I !SABELLA COUNTY HOUSING STUDY AREA @ housing f LOCATIONS study area ~ ~ • Olli 3 • • JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING COMMISSIONS TH[ PRf P-,RATION OF Ho$ AAAP WAS FINAN CED IN PART T..iR0Utjj,,j A CO MPREHENS IVE PLANNING GRANT FROM THE DEPARTM ENT Of HOUSING AND URBAN OEVELO;,M[NT, AOMINISTEkE'C BY THE STATE OF MICHIG AN CLARE COUNTY, MICHIGAN a �the winter; but during the summer months the road surrounding the lake is inundated with parked cars. A small neighborhood store serves the immediate needs of the residents, but the nearest commercial district supplying a variety of services is the City of Evart in Isabel la County more than 10 miles away. Area 2: Hil I Haven. This residential subdivision development occupies large portions of Section 6 in Surrey Township. The area is adjacent to M-115 giving its residents easy access to the Village of Farwell and the City of Clore. This is one of the few large scale residential developments (larger than 320 acres) which does not surround a lake (three lakes are near Hill Haven Subdivision but are not included in the development). Hill Haven is composed of nine subdivision plats the first of which was approved in 1962 and the lost approval was granted in 1974. When this development was started small homes of less than 700 square feet on lots less than 12,000 square feet were sold at a package deal of less than $5,000 with minimal downpayments. This type of development attracted many resorters to capitalize on the "bargain." There are approximately 260 homes in Hill Haven. Many of the homes have deteriorated considerably since their construction in the early 1960's. "For Sale" signs and broken windows are everywhere. The character of the ·development has changed . from a recreation-resort oriented community to housing primarily low income families many of whom seem to have school age children. Improvement of the area would require large amounts of money. However, many of the homes are too small and were constructed too poorly to justify large expenditures of housing rehabilitation money. Area 3: Dodge Lake and Townline Wilds Subdivision. Area 3 consists of nine platted subdivisions, seven subdivisions in the Dodge Lake development and two in the Townline Wilds development. Townline Wilds No. 1 was approved in Section 19 of Hamilton Township in 1954. The Townline development has 322 platted lots and the Dodge Lake area has 716 platted lots for a potential residential area of 1,038 lots. These developments consist of lots much less than 12,000 square feet. This is one of the original resort areas in Clare County . Today, over 700 single-family homes and mobile homes are clustered around six smal I lakes. A small commercial area has developed on the corner of Dodge Lake and Townline Lake providing. limited retail serives. Many of the seasonal homes are being converted (mainly by retired persons) for use as permanent homes. This could potentially pose a health problem because the lots are too small to accommodate the sewage needs of a permanent population. Also, the six lakes surrounded by development are in danger of recreational overuse. Area 4: White Birch Lakes of Clare. The White Birch Lakes development is located in Sections 26, 27, 35 and part of 34 in Lincoln Township. This is the most recent large-scale subdivision development in Clare County. · This development consists of six subdivision plats, the first of which was approved in 1970 and the last being approved in 1972. The development provides a total of 1,356 one and two acre lots. The roads traversing this development have 66 foot easements, a community center and a posted security guard at the development's entrance. White Birch Lakes of Clare appears to have been geared toward residential area in the County. However, in 1974, the project culties and went into receivership and at present its future is in only about 90 have been developed with residential structures. developing a more affluent experienced financial diffiquestion. Of the 1,356 lots Of the homes that were con- �structed many appear to be in the $30,000 or over range and are consequently beyond the price range many Clare County residents can afford. This and the fact that second home ownership is becoming increasingly expensive probably added to the development's financial problems. White Birch Lakes of Clare could have become a model for other potential residential developments. This development has a set of stringent subdivision regulations to ensure that scattered mobile homes or substandard houses are not constructed. Area 5: Arnold Lake (Hayes Township). Arnold Lake is in Section 2 of Hayes Township. This development represents a unique approach; on the west side of the lake tbere are four separately owned developments. The first of these subdivisions, Jay Woods Subdivision, was approved in 1956 and contains 42 lots with an average lake front lot depth of 240 feet. This large lot size was rare among resort areas in Clare County in the last 1950 1 s and early 1960 1 s. Six years later -~ch's Subdivision was platted to include 21 lots with an average lakefront lot depth of 270 feet. Keeping in mind the fact that Hill Haven Subdivision (Area 2) was developed at the same time with 150 feet long lots. In 1967, Jay Mar Subdivision No. 2 was approved, platting an additional 26 lots with an average depth of 200 feet. Finally, in 1970 Hughes South Subdivision was platted to allow for an additional 13 lots in the area's development. As of September 1977, only 34 homes were developed on the west side of Arnold Lake. There were no mobile homes in the development, and very few homes are for sale. The homes on the lake lots generally start around $40,000 and up depending upon the lot and residence. This area is also out of the pri-ce range of many Clare County residents, but considering the relatively small number of lots involved, the area will probably not face the same financial difficulties White Birch Lakes experienced. Statement of Goals The main housing objective of Clare County is to provide adequate housing for all its citizenry. Therefore, consideration of the following goals must be met if the objective is to be realized. 1. Enforce and adopt reasonable controls that wil I serve to guide private development along orderly lines. (a) Uniformly administer and enforce local zoning ordinances so that new residential construction will conform to adjacent land uses. (6) Analyze the possibility of preparing subdivision regulations so that land subdivision wil I meet minimum health and safety lot standards to accommodate new home construction. (c:) Continued enforcement of building codes so that future construction will meet minimum safety standards. 2. Provide adequate information concerning the availability of housing to all income levels. 3. Work with local groups which are seeking information and assistance on housing programs. - 57 - ,.;,.·"' �4. Update existing local housing studies and information on housing conditions on a yearly basis. 5. Provide technical assistance to local builders and contractors on site ide ntification and financing. 6. Enc0urage builders to construct more and better qua Iity low and moderate income housing. 7. Participate in planning programs at the regional level which would help the County and its townships in qua! ifying for assistance programs. 8. Analyze the feasibility of preparing a Waste Water and Sewage Collection Facility Plan. 9. Employ local tax credits to achieve housing code compliance. 10. Utilize Federal and State housing subsidies. 11. Provide input and work with the Clare County Housing Commission. 12. The Regional Comprehensive Plan should be revised as necessary and implemented. Housing Assistance Programs There is presently existing in Clore County a housing assistance program sponsored by the Clare County Housing Commission. Through their program (approximately $380,000 for fiscal year 1977-1978) existing housing, substantial rehabilitation and new construction may be partially or wholly financed. Elderly housing and direct loans for residential rehabilitation, and direct and insured loans for elderly and low to moderate income housing are presently available. Mr. Ron Jessup, the Clare County Housing Director, should be contacted at his office in the Clare County Courthouse, phone number 539-2761 for specific program guidelines and policies. - 58 - ...t-·" �TRANSPORTATION �EXISTING CIRCULATION AND TRANSPORTATION CHARACTERI-STICS Introduction Transportation facilities play an important role in the growth of any area. Without proper access within the community and to surrounding areas, residential, commercial and industrial development may never occur. By the same token, improved transportation routes in adjacent areas could have a negative effect on a community's economic base if the community too did not evidence transportation improvements. Competition is an economic fact of life in governments. Historically, competition has always occurred between nations, states, counties, and even local municipalities. Competition has also occurred between modes of transportation and those who are responsible for those modes. From the very exploratory beginnings of this hemisphere in the 16th Century, settlements have competed with each other for the largest share of commerce. As the towns and villages grew along the water tributaries in this nation, as well as around the Great lakes, they competed with each other. As the nation grew, a faster mode of transportation than water was needed to carry both passengers and goods. Thus, the railroad, with the aid of Federal subsidies, became the prime mode of transportation. Towns and villages sprouted and grew wherever train stations were located. In the early 20th Century, the-invention of the automobile again changed the transportation habits of the United States· and indeed the entire world. With the advent of the automobile, new roads and highways had to be constructed to transport volumes of people to areas not settled before. These areas, located away from the water tributaries and the railroad lines, were then settled. The highways were used to transport goods to markets away from the water and rail hubs of commerce, thereby lessening their importance. It was found by businessmen that it was cheaper and faster for a truck driver to de! iver goods to the doorstep rather than wait for a train to unload and then find another mode of transportation to deliver goods the remainder of the distance to the place of business. In the future, air transportation is expected to become an important carrier of both freight and people. However, today it is the automobile and the truck which carry the bulk of people and goods to their destinations, and therefore the road system, on which these modes of transportation depend, is the foundation upon which economic growth is governed. Regional Setting Clare County boundaries are located approximately 170 miles north of downtown Detroit, 15 miles north of Mount Pleasant and 30 miles northwest of the Tri-Cities (Midland, Bay City, Saginaw). One State Highway (M-61) and two U. S. Freeways (U. S. 27 and U. S. 10) directly link Clare County to Detroit, Flint, Lansing and other major urban areas in the State. These routes will remain an important part of the transportation system connecting Clare County with neighborhing communitis even though other thoroughfares and freeways may eventually be bui It through the County. - 59 - �Road Inventory Not all roads provide the same function for carrying traffic. Motorists with their destination or origin outside of the County will generally travel on regional thoroughfares. These highways are generally indicated as State routes and are engineered for fast-moving traffic between major population centers. Roads which are designed to provide links between major land uses relating to employment, shopping and residential uses within the County are considered as County Primary roads. These roads which provide access to abutting property are considered local roads. An inventory of these three types of roads and their condition in Clare County is included in Tables .3] and 32. Regional Thoroughfares Regional thoroughfares, as found in Clare County (see Map 9), are M-61, U. S. 10 and U. S. 27. There were over 80 miles of State trunkline in Clare County. Table .31 shows the number of trunkline miles in each of the three incorporated communities and the total street mileage of the communities. It is interesting to note that the communities al I possess urban trunk line mileage. TABLE 31 STREET MILEAGE WITHIN INCORPORATED COMMUNITIES CLARE COUNTY, MICHIGAN* Incorporated Community Urban Trunk line Maior Local Total Clare Harrison Farwell 3. 11 3.47 1.25 3.68 4.22 2.63 16.62 13.96 4.64 23.41 21. 15 8.52 Totol (Miles) 7.83 10.53 35.22 53.58 *State of Michigan, Deportment of State Highways and Transportation, Twenty-Fourth Annual Progress Report, Report No. P 62, (Lansing, Michigan, 1975), pp. 66-87. Michigan Highway 61 (M-61) connects the Cities of Gladwin and Marion and traverses the entire width of Clore County, cutting directly through the center of the City of Harrison. Michigan Highway 115 (M-115) begins on the west side of the City of Clare near the U. s. 27 Freeway. It travels north from this location through Farwell north through Cadillac and on to Frankfort, Michigan. U. S. 10 links C_lore County to Midland and l-_75. 1-75 goes through Detroit and all the way to the State of Florida. To the north, U. S. 10 links Clare County to Ludington. The Old 10 is now a County Primary road and links the Village of Farwell with the City of Clore. u. s. U. S. 27 is a major limited access thoroughfare that traverses the center of Michigan from Mackinaw City through Lansing to Indiana. ,~· .... �Since the function of the regional thoroughfare is to provide a means of moving goods and people in a relatively quick fashion and at t he same time being accessible to most of the residents in the County, it is apparent that these regional thoroughfares are spaced in a manner that does in fact make them readily accessible to people in Clare County and linking the County with urban concentrations in lower Michigan. County Primary Roads The designation of a Primary road is made by using two criteria. The first is location (e.g., they serve as connecting links between major thoroughfares as well as other ccmmunities). A second criteria relates to the amount of traffic volume carried by the road. The transportation network of any county would be adversely affected were it without an adequate Primary road system. Map 9 indicates the location of County Primary roads in Clare County. The County Primary road system is established by the Clare County Road Commission after approval by the Michigan Deportment of State Highways and Transportation. By designating a road as part of the County Primary road system, the County can obtain Federal and State highway · funds to help maintain said road. Taking an overall view of the County Primary road system in Clare County, the major problem is the lack of adequate improved Primary roads within the County and also a lack of continuity in the road network itself. The location and condition of the Primary road system in Clare County overall is better in the southern and central sections of the County. North of the M-61 Highway, the County Primary road system is more random in spacing. There are numerous jogs, even in major roads, as wel I as combinations of different road surfaces, including gravel. The road system appears to have developed without any real thought or design. In other words, the road system simply happened. For example, Old State Road is a County Primary road which may be utilized as a north-south access to M-61 Highway. Most of Old State road north of M-61 is gravel and is in poor condition during the Spring wet season. County Loco I Roads Under the Michigan Highway Law (Act 51 of 1951, as amended) all roads unde r County jurisdiction other than Primary roads are considered County Local roads. The County Local roads are perhaps a more vital link in the transportation network than might be imagined. Obviously, if the local roads of a county are in such poor condition as to impede good accessibility to the Primary roads, then the Primary roads, and indeed the regional thoroughfares themselves, are rendered of reduced value to the person wishing to gain access to them. Local roads comprise the largest portion of the total road mileage in the County. There are over 760 miles of Local roads in Clare County. Just over 27 miles of the Local roods are paved . while about 647 miles ore gravel and nearly 92 miles are sand trails. (See Table 32.) For the most part, the Local roads form a grid system with Section Line and Quarter Section Line roads comprising the bulk of the local road system. - 61 - ~- "' �TABLE 32· INVENTORY OF ROADS AND SURFACE TYPES CLARE COUNTY 1976* Paved Trunkline a Couniy Primary Roads Couni•y Local Roads Total Sand Trails Percent of Total Miles Total Percent of Total Miles Percent of Total Miles 81. 96 100.0 0.00 0.00 0.00 o.oo 81.96 7.6 140.61 59.4 96. 16 40.60 0.00 0.00 236.77 21.8 27. 13 3.5 647. 16 84.5 91. 96 12.00 766.25 70.6 249.70 23.0 743.32 68.5 91. 96 8.5 1084. 98 100.0 Miles Category Gravel Percent of Total I 0- *Clare County Road Commission, Road Systems Tabulation, Apri I 16, 1976. l'v a Michigan Department of State Highways and Transportation, Twenty-Fourth Annual Report, Report No. 162 (Lansing, Michigan, 1975), pp. 36-37. ,:. �MISSAUKEE COUNTY ROSCOMMON I l I l • I l r-' I I r---' I w INTER RIEL D t--------.. - ,,,, __ J_ ~ •T- ---~ \ ------, \ I "' l t,_, I 1 I , " I .. I ' FRANKLIN F O{ T SUMMERFIELD I I r>.,""-----1 I I .. ----r-.-J COUNTY --., I I I I I •' I I HA ES •~ z :::, 0 u I I '----, I C \ .J 0 w 0 , 'r•-- r ..' Cl) 0 I l I I I ,-l-------~ I --T------- • ----I l' I I ---L- -&1.j.6-fi I l I IS AN I I FA~ e l-t~ : 1 I I I \ I I I ,, I l l I I - =-,- --+----- I I I '\ us 0 ARFIEL ~ l I I I I I I 1 I I I ELL A ' COUNT Y ROAD CLASSIFICATIONS ~ T ' T T • WWW _ Principal Arterials _ Rural Arterials _____ Rural • Collectors Interchange Areas • THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING COMMISSIONS JUNE, 1978 THE PREPARATION OF TMIS MAP WAS FINANCED IN PART T.-.R()UGH A COMPREHENSIVE PLANNING GRANT FROM THE DEPARTMENT Of HOUSING ANO URBAN DEVELOPMENT, AOMINISTE l,[D BY THE STATE OF MICHIGAN CLARE COUNTY, MICHIGAN 9 �Characteristics of the Road System The nature and effectiveness of any road system is governed by a number of factors, such as traffic volumes, major accident locations and the condition of the pavement. All these factors are related when considering the adequacy of a road system. Traffic Volumes Traffic volumes for thoroughfares in Clare County are shown on Map 10. The Michigan Department of State Highways took traffic counts for the State Highways in 1974. U. S. 27 Highway has the greatest traffic volume in the County with a 24 hour average traffic flow of 8,300 vehicles per day near the Mannsiding Road interchange in Hatton Township. It is this exit which receives heavy commuter traffic to Mid-Michigan Community College. The least travelled State Highway is M-61 four miles west of Gladwin County. This Highway primarily establishes a link in the State system of highways and goes through a rural area. Traffic on the new U. S. 10 Freeway west of U. S. 24 in Clare County will increase as the Freeway connection is more known. The highest traffic volumes in 1974 were near the City of Harrison which corresponds with the rapid development central Clare County is experiencing. Major Accident Locations Accident locations primarily occur on heavily travelled roads. However, traffic volumes are not a directly proportional cause of accidents. Freeways generally carry the greatest traffic volume at very high speeds, and yet, they are among the safest roads in the overall road system. High volumes of traffic generally emphasize poor highway designs or inadequate signalization. The traffic hazard areas in Clare County are not due only to high volumes of traffic. The greatest . traffic hazards relate to poor intersection design, numerous ingress and egress points onto highways and inadequate pavement. The traffic hazards near crowded lake developments {Cranberry, Eight Point, Dodge Lake, etc.) occur because these roads generally have very poor visibility at the intersections and many times there are no stop, speed or yield signs to control traffic. During the summer months, traffic accident rates increase dramatically due to substantially higher traffic volumes and a lot of people who are simply not familiar with Clare County's rural road network and its peculiarities. Commercial uses along a highway allowing a larger number of ingress and egress points are also partially responsible for the traffic hazards associated with Old U. S. 27 near Harrison. The area west of the City of Clare and between the Village of Farwell has numerous curb cuts and higher traffic volumes and numerous commercial uses. As traffic volumes increase on County roads, the inadequacies of the road system will become more evident. Some of the common problems associated with the highway system in Clare County are: - 63 - �MISSAUKEE COUNTY ROSCOMMON WINTERFIELD COUNTY FRANKLIN FROST SUMMERFIELD ~00 GREENWOOD >- HAMILTON I- z :::, REDDING •I- 0 (.) r2200 z :::, z 0 0 :il: 0 < ..J < .J (.!> 0 LL.I LINCOLN 0 ARTHUR fl) 0 HATTON GARFIELD GRANT SHERIDAN FAR~ !SABELLA COUNTY 4200 TRAFFIC VOLUMES average daily traffic volumes 1974 and 1975.,,... ~ 1l,.' •killii 3 " JUNE THE ASSOCIATION OF CLARE COUNTY : LOCAL PLANNING COMMISSIONS 1 1978 10 THE' PREPARATION OF THIS MAP WAS FINANCED lN PART THR()UGH t. COMPREHENSIVE PLANNING GRANT FROM THE OEPI\RTMENT OF HOUSING ANO URBAN DEVELOPMENT t AOMINISTEF<EO BY THE STATE OF MICHIGAN CLARE COUNTY ' MICHIGAN �facilit ies, or services available. In terms of passenger jet travel, a resident of Clare County would optimumly use the Tri-City Airport located approximately 10 miles from Saginaw. The next nearest air carrier facilities are located in Alpena to the north, Traverse City to the northwest, Grand Rapids to the southwest, Lansing, and Detroit to the south. Tri-City is served by two certificated airlines -- North Central and United -- and by one commuter carrier -- Air Metro. Table 33 provides a list of aircraft which are utilized and their passenger capacities. Table 34 lists all destinations by single-plane service from TriCity. TABLE 33 COMMERCIAL AIRCRAFT SERVING TRI-CITY AIRPORT, MAY 1976* ·Airline Typical Passenger Capacity Equipment Douglas DC-9-30 Convair 580 Boeing 727-100 Boeing 727-200 Boeing 737-200 Beech 99 North Central North Central United United United Air Metro 100 50 96 124 91 18 *U. S. Civil Aeronautics Board. TABLE .34 SINGLE-PLANE AIRLINE SERVICE FROM TRI-CITY AIRPORT, MAY 1976* Non-Stop One-Stop Two-Stop Three-Stop Alpena Chicago Cleveland Detroit City Detroit Metro Flint Grand Rapids New York City Traverse City Denver Marquette Minneapolis Pittsburgh Tampa Toronto Kalamazoo New Orleans Reno South Bend * Air Metro Airlines, North Central Airlines, United Airlines. - 65- �1. Roads which intersect at less than a 60 degree angle can be considered as possible hazard a reas. Turning movements at such an intersection ore very difficult to judge and poor judgement by motorists will create a traffic hazard. POOR GOOD _JL 2. Interruptions in traffic flow due to staggered intersections of major roads will create problems when traffic volumes increase along these roads. Off-set roads of less than 150 feet are a problem to traffic flow. Traffic must make several turn ing movements which conflict with traffic moving on the through road. This may delay motorists from making turns, thus stacking up traffic and creating congestion. POOR GOOD L 3. Traffic signalization at highway intersections and intersections with railroads should be constantly checked to ensure its adequacy in handling increased traffic volumes . 4. Stripp commercial, industrial and residential development along major roads should be carefully controlled to ensure proper ingress and egress onto major roads . Airport Facilities Clare Municipal There are three airport facilities in Clare County. All three are under private ownership. The Clare Municipal airport is located one mile northeast of the City of Clare. It has one lighted bituminous runway and two unlighted turf runways which are mowed. Snow is removed from the paved runway during the winter. The airport is attended during the day and has a beacon but no radio facilities. Services include gasoline, major airframe and power plant repairs, rental car agency, and taxi service. Harrison This airport is located 2.3 miles NNW of Harrison and is closed from November 1 to April 1. It has three turf runways maintained by mowing. The airport is attended during the day but has no beacon, lights, or radio facilities. Services include gasoline and taxi service. Scott Airstrip This airport is located one mile west of Lake Station and has one turf runway which is unlighted and maintained by mowing. The airport is attended intermittently and has no beacon, radio - 64_ �Rail Facilities There are two roil facilities now serving Clare County, the Ann Arbor Railroad, and the Chesapeake and Ohio Rail road (Chessie System). The Ann Arbor Railroad extends from Toledo, Ohio to Frankfort, Michigan passing through Clare County. The Ann Arbor Railroad experienced financial problems resulting in their bankrupticy and in 1977 was subsidized by the State of Michigan to become a part of the Michigan Interstate Rail road Company. The end point, a car ferry in Frankfort, has been experiencing more business in recent years than past trends would have indicated. This could be a good sign for the "old" Ann Arbor Railroad and Clare County. The Chessie System operates one of the most extensive railroad systems in Michigan. The line that cuts through the City of Clare also goes through the Cities of Midland and Saginaw and stops at Ludington. The Chessie System has recently petitioned the Interstate Commerce Commission to stop service at the car ferry in Ludington. The effect on Clare County of such approval is not as yet known. Trucking Facilities The trucking industry is an important sector of transportation and greatly affects the economic status of Clare County. A general complaint in the County is that the truck lines do not adequately serve the County. Adetailed investigation should be undertaken to arrest this situation . Public Transportation Public transportation in Clare County is limited to bus and taxi services. There is no railway passenger service. Public transportation in the County is limited to those types which can utilize streets and highways. These carriers can be divided into two types: intercity buslines and taxi and limosine services. · Both the North Star and Greyhound lines serve Clare County both using the maior thoroughfares as their routes, thereby, providing access to the more densely populated areas of the State. Clare County does not have a fixed route or demand response transportation system other than one privately owned cab system. County officials should recognize the importance of public transportation especially considering the rapid population growth of elderly and retired citizens within the County. Roscommon and Gladwin Counties al ready have demand responsive public transportation. Conclusion A good transportation system is essential to the economic growth and well-being of any region. -·- An effective system.jn_s_l!:ic;!_e s varieties of transportation including highways, railroads and airports. A balanced network of transportation enables people and goods to move within and through a region quickly and efficiently. In today's world, the mobility that transportation permits is vital to the shopper, worker, inudstrialist, store owner, farmer and visitor. - 66- �The presen t transportation system in the County was developed over many years. For the most part, this transportation system primarily served rural areas, where demands were small. Summarizing Clo re County's existing circulation and transportation system, several conclusi ons can be reached: l. Clare County has an existing system of County Primary roads that, by and large, do not reflect an ease of travel for the motorist. It is characterized by continual stops and turns, with intermittent stretches of pavement. 2. With the advent of large-scale development, the existing road network will not adequately carry the volume of traffic that will be required of it. 3. Traffic hazard areas exist at locations where heavily populated lake areas have been allowed to develop with little or no consideration as to how to handle the traffic they wi 11 generate. 4. There are two rail facilities in Clare County providing inadequate service. 5. Clare County ha the County. three private airport facilities. Public air transit is found outside Recognizing that the present system of transportation within the County must be improved to adequately meet future needs, how is a future transportation system to be developed? It is obvious from existing development patterns that major transportation facilities providing the greatest mobility to markets attract urban uses. Thus, at the intersections of U. S. 27 Highway with M-61 and U. S. 10 Highways, the two largest urban centers in Clare County are located. Along these three highways, especially at intersections, strip urban development is concentrating. Improvements to the transportation system in the future are likely to affect development in a similar manner. Because transportation is so important to the growth pattern of development, a piecemeal apprach is undesirable. As Clare County faces the 1980's and 1990's, major development decisions must be made. Where should development occur? How much development is desirable? How soon should it occur? The Land Use Plan addresses itself to these very decisions. Through the Land Use Plan, decisions of where development should occur and the intensity and type of development are presented. This provides an overall scheme of development for Clare County. --67 - ,.,;.··· �PUBLIC FACILITIES UTILITIES, & SERVICES �PUBLIC UTILITIES, FACILITIES AND SERVICES Introduction Clare County is undergoing an accelerating population growth. As more people move into the County, more services will have to be extended. Community facilities are directly related to the increase in population. This makes it essential that the Clare County officials thoroughly study the existing community facilities of the County and have an understonding of future needs. In this way, rational decisions can be made on the location and siz:e of such facilities. Budgeting needs can be anticipated and the level of services in Clare County can be main~ tained. Without such a study, it is all to easy to underestimate needed facilities and be unprepared when it becomes necessary to provide them. Recreational Facilities More and more people are seeking recreational opportunities. All levels of government have some responsibility for providing recreation areas for people. The local communities concentrate on smaller parks and recreation facilities for the enjoyment of their constituents. Activities are related to active play areas or passive recreation pursuits such as picnicking. Counties generally provide large- regional recreation areas where multiple recreation pursuits for the entire family can be--provided. Usually, special facilities for hiking, swimming, snowmobiling, horseback riding or similar activities are provided. Thus, the County augments local recreation programs by providing large areas for specialized facilities. Basically,_. regional kinds of facilities serve larger geographic regions such as county or multicounty areas. The uses associated with them span the full range of recreational facilities, including all the facilities mentioned in the formerly noted areas plus hunting, fishing, and con~ servation of natural resources. Regional parks are intended to serve as a vehicle for bringing about a more desirable configuration of the urban environment. Regional foci Ii ties and parks may be State, Federal, regional authority, county or multi-county development. Recreation Standards How much land is needed for recreational use? It should be obvious that any attempt to resolve the problem posed must go beyond the concept of mere physical space available. Recreation in its most comprehensive sense includes visual and physical settings; it includes land, buildings and various types of recreationc;il apparatus, equipment and facilities. Recreation, moreover,. is aesthetic as well as physical. It can be man-made or it can be natural. It can be used by man or left as nature's storehouse to achieve a balanced eco-system. A basic minimum area for regional parks or reservations is 15 acres per 1,000 population. Such a standard should provide a minimum recreation opportl•nity to Clare County residents. The size of the site may vary depending upon its function. This standard does not take into consideration specialized features of a region such as commercial recreation potential or special land forms or physical features. Both these considerations must be kept in mind when discussing Clare County. These two features may make it desirable to go beyond the 15 acres per 1,000 population guide. - 68 - . ~· . �To further delineate regional recreation standards, specific activity standards are provided in Table 35. These standards are general and may not specifically apply to Clare County today . . But as the County continues to gain in population, the more important it becomes to apply these standards to Clare County. A program of mutual cooperation between the public and private sectors would be beneficial to the development of the County. These would serve to decrease the costs of recreationaJ development by the public sector of the economy. In addition, such private developments would serve to spread the recreational usage of lands and stabilize the natural environment. Map 11 shows the location and types of existing recreational developments, cind Table 36 inventories Clare County's natural, scenic, and historic sites. Recreation N aeds Even though Clare County has a large number of acres devoted to public recreation, there appears to be potential for greater recreation development in the County. Such development could either be public or private recreaf'ion. The public sector is heavily dependent upon state owned land. At this time there ore no proposals known for future expansion. However, there would still be considerable potential for commercial recreation development. Instead of developing new County recreation areas, the tourist industry in Clare County should be encouraged to expand. Clare- County should assist in developing tourism in the County. Clare County does not presently have a large commercial recreation industry. Various camps by church groups and the Boy Scout and Girl Scouts of America have the greatest development in the County. Approximately 4,000 acres of land in Clare County are developed for pri vote and semi-pri vote camps. Clare County has a greater commercial potential than just as a campground area. A number of potential recreation activities in Clare County have a high potential. Recreation activities having a high potential for success in Clare County are vacation cabins, cottages and homesites, camping grounds, picnicking, fishing, golf, hunting and hunting preserves, and natural and scenic views. County government can help provide the initiative in getting the private sector interested in developing tourism. An organization of recreation-related businesses should be organized similar to a Chamber .of Commerce. Possible existing Chambers of Commerce could organize the founding of a special tourist committee. This committee could explore the common concerns of the tourist ind~stry in Clare County and provide a great deal of information and guidance. Libraries Libraries provide a number of services to the community including education, entertainment and information. Every level of government is involved in library service. Many areas have local library services as well as county and state service. Many local communities are too small to acquire, house, bind and circulate books or run special library programs without County-wide financial assistance as is the case in Clare County. The system of promoting libraries in the County is unique in that two city libraries and a township library receive a certain amount of County Revenue Sharing money (the amount is not set and varies annually). A county supported library system can be extremely important to developin h • · • Cl are County. g a compre ens1ve l .b 1 rory service in ...-- 69 - �TABLE 35 STANDARDS FOR SPECIFIC RECREATIOi'\J ACTIVITIES CLARE COUNTY, MICHIGAN* Type !>pace Requirement For Activity per Population Ideal Sized Space Required Activity Major Boating Activities 100 acres/50, 000 popu Ia ti on 100 acres and over Hiking, Camping Horseback Riding, Nature Study 10 acres/1,000 population 500-1 ,000 acres One 18-hole course/50 ;000 population 120 acres Picnicking 4 acres/1,000 population Varies Passive Water Sports, including Fishing, Rowing and Canoeing 1 Lake or Lagoon/25,000 Golf 1 acre/1,000 population population Minimum of 20-acre water area Indoor Recreation Centers 1 ocre/1 ,000 population 1-2 acres Outdoor Theaters on Band Shells 1 acre/1 ,000 population 5 acres * Adapted by Parkins, Rogers & Associates, Inc. from Joseph DaChicara and Lee Koppelmann, Planning Design Criteria (Van Nostrand Reinhold Company, 1969). - 70 - �I MISSAUKEE COUNTY ROSCOMMON ® COUNTY @) ® WINTERFIELD 3 l FROST SUMMERFIELD @ FRANKLIN @ overnight A trailer park @ girl scout A camp . fr,...... 19 .A.overnight ove.r.n I g ht A trailer park 1A girl scout .camp © ~•~Nr• GREENWOOD overnight trailer park >- A~ AMIL TON bicycle rentals I- z ::, 0 HA~SO REDDING •I- A golf course HAYES. overnight trailer park A z u trout fee fishing A over'lJjAf trailer A ::::, z 0 .:: (.) 0 < -' 0 ® © w LINCOLN (.) / (I) @ 0 ski area A t boy "'scout camp < ..J overnight . Jrailer park ARTHUR HATTON(D .A.boy scout camp FREEMAN .A.horse riding ® golf 1,,.course A yw~a camp GAR F.J. ELD_____,,_ /g' four camps '=/ ( boys & girts) A GRANT overnight trailer park SHERIDAN FAR~® Ski 1,,. area !SABELLA COUNTY NATURAL, SCENIC AND HISTORIC SITES @ natural, _scenic and historic sites NUMBERS REFER TO TABLE IN TEXT f ~ ' • bbl .A. private recreational l developments 3 • • JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY:LOCAL Pl.ANNING COMMISSIONS TH[ PREPARAT10111 OF THIS MAP WAS FINANCED IN P.tUH Tl-fWJUGt-i A COMPAEHENS i VE' PLANNING GRANT FR0'4 THE OEPMHMEtH OF HOUSING AND URBAN DEVELOPMENT, 40MINISTEHEO BY . THE STATE OF MICHIGAN ' CLARE COUNTY, MICHIGAN ' 11 Cl �TABLE 36 INVENTORY OF NATURAL, SCENIC, AND HISTORIC SITES TYPE OF AREA LOCATION TOWNSHIP HIGHWAY SIZE OF AREA ScenicHistoric Hatton Old 27 2 acres 2Leot_a_ _ Historic Summerfield Sec, 10, 11 Comer of 1232 & 1233 3 Historic Sec. Franklin 13 18 & Meridith Grade NAME OF AREA 1 County Park with Historic Marker DESCRIPTION OF AREA PRESENT-USBOF AREA . Developed picnic area alone creek. Has flowing well and Historic Marker. Lumbering Period Towns: Meridith 300 acres Small community tl ,at was cnce noted lumbering town, Villa,e 40 acres Small comm~ity that was once noted lumbering town. Village 4Temple Historic Redding Sec. 21 , 22 61-11 miles &O acres W. of Harrison Small community that was once noted lumbering town. Village 5Harrison Historic Hayes Sec. 20, 21, 22 61-old 27 County seat that was noted lumbering town. Town 6Dodge Historic Hamilton Sec. 19 Townline 500 acres Rd, & Co. 458 Lake development for seascnal dwellings. Community 7Lake George Historic Lincoln Sec. 7, 8, 17 Bringold Ave, 5 mi. south of 61 Lake development for seasonal dwellings. Vlllsge 8Hatton Historic Hatton Sec. 29 Hatton Rd, & Harrison Grade 9Lake Historic Garfield Sec. 23 Co. 436 S. of 80 acres 10 Crooked Lake Lumbering period town. 1OFarwell Historic Surrey Sec. 25, 26 10 - 4 mi. 1000 acres west of Clare Town that was mce noted lumber town. Town 11 Hinkleville Historic Grant Sec. 30 10 - 1-1/2 mi, E. of Farwell Old lumbering village site alona RR grade. Wildland 12Clare Historic Grant Sec. 34, 35 10 and old 27 1000 acres Town that was once noted lumber town, Town 130ld Fur Farm nooding NaturalScenic Summerfield 4 ini •. w •• Sec. 28 • 1 mi. S. of Haskell Lake Mich. Dept. of Nat. Res, flood· ing project. Wildland 14Muskegon River High Banks NaturalScenic Summerfield Sec, 17 3 mi. W. of Haskell Lake High south banks along the Muskegon River Wildland Natural.Scenic Summerfield Sec. 12 2 mi. E . of Leota High gravel hill overlooking Rice Pond and Muskegon Wildland 15Rice Por,4 L"OOkout 2000 acres 500 acres 5 acres 200 acres 5 acres 200 acres Foundations of lumbering commu • Wildlife nity along route of old RR grade. 16Meridlth Grade HistoricScenic Hayes & Franklin Old lumber RR grade, Co. Roadway, Trail 17Leota Grade HistoricScenic Hayes & Summerfield Old lumber RR grade. Co. Roadway, Trail 18Harrison Grade HistoricScenic Grant, Hatton & Hayes Old lumber RR grade. Co. Roadway, Trail 19Michigan Gas Storage Scenic Winterfield Sec. 34 1-1/2 mi. E. of 61 Natural Gas Pumping and Treatment operation. 2OGreat Lakes Gas Transmission Scenic Lincoln 2 mi. S. of Lake George Natural Gas Pumping and Treatment operation. Sec. 20 SOURCE: ~ Appraisal of Potential Outdoor Recreational Development - 71 - in Clare County, Nov. 1968. (1970 Reprint) �Library Standards There are a number of nationally recommended standards for libraries. Table 37 indicates these guidelines for communities of between 35,000 and 100,000 population. This fits Clare County's projected population of about 45,000-50,000 people by the Year 2000. However, when applying the standards to Clare County, a major factor must be kept in mind. Clare County does not have all its people concentrated in one area. Therefore, the County will have to disperse its facilities throughout the County as is presently in effect. When applying the standards to Clare County, the population which the standards are being applied to must be carefully analyzed to determine their urban and rural nature. In other words, these standards cannot be applied to the total County population without modification. TABLE 37 DESIRABLE LIBRARY STANDARDS CLARE COUNTY, MICHIGAN* Population Size Book Stock - Volumes Per Capita 35,000 - 100,000 2.5-2.75 Number of Seats · Per 1,000 Population 3 Total Sq. Ft. of a Main Library .5 - .6 * Joseph L. Wheeler and Herbert Goldbar, Practical Administration of Public Libraries (New York: Harper and Row, 1962), p. 554 . Police Protection The State of Michigan is divided into 83 counties. Each of these counties has a sheriff who is responsible for policing the unincorporated areas of their county. In addition, Michigan sheriffs maintain custody of county jai Is. Standards There are no adequate standards regarding manpower needs. The extent of manpower requirements must be based on a number of fadors such as density of population, crime statistics (e.g., type and frequency of crime), roads to be patrolled and other controlling factors. Thus, this study makes no attempt to establish a desirable level of manpower. The standard for jail capacities has been established by the Michigan State Department of Correction. They recommend one prisoner space per 1,000 population. Existing Conditions The Clare County Sheriff's Department consists of 11 fut I time officers plus three part time marine patrol officers. The Department generally operates two patrol cars during the day only one patrol - 72 - �car between 12 a.m. and 8 a.m. Augmenting the Sheriff's Department are the State Police Posts located in Mf. Pleasant and Houghton Lake, which both have jurisdiction in Clare County. The service area of these State Police Posts are divided by M-61. The Post in Mt. Pleasant has 33 men on full time duty and generally has a car on patrol everyday south of M-61 in Clare County. The Mr. Pleasant Post also aids the City of Clare by taking all police calls into the City between 4 p.m. and 8 a.m. and dispatches the local police cars. The Houghton Lake Post has 13 men on full time duty and has primary responsibility for the area north of M-61 • The summer months are the most demanding for police protection. A marine patrol is dis- · persed to all recreational lake areas. In addition, the thousands of visitors to the County in the summer months add to the amount of road patrolling and other police activity. Summer months are also the time when the Sher if f's Department is the most understaffed. The Clare County jail is located adjacent to the Clare County Courthouse along M-61 Highway on the west side of the City of Harrison. The j ai I has capacity for 24 prisoners. There are two dormatory cell areas which house eight prisoners. In addition, there are four maximum security cells and a bullpen. The jail has no separate facilities for women. Thus, women prisoners are kept in other county jails near Clare County which have facilities for woman and charge the County $20 per night for their accommodations. There are no records on the number of women arrested in Clare County in 1977, but it is estimated that there were not enough to warrant a need for women jail facilities. In 1977, the daily number of prisoners ranged from 12 to 15. In 1977 a total of 942 prisoners were housed at the jail. Even though the jail seems to be large enough to handle Clare County's needs, some changes might have to be made. The State Department of Correction says that a jai I should have an exercise yard, a cafeteria and a law library. Clare County's jail does not have any of these facilities, nor is their room on the present site to accommodate these changes. Fire Protection There are five volunteer fire departments in Clare County. The Cities of Harrison and Clare and Surrey, Lincoln, and Garfield Townehips have a volunteer department. Fire protection for the other units of government is arranged through a number of contractural agreements. Winterfield and Freeman Townships use the services of the Marion Fire Departments. (See Map 12). All fire departments are dispatched from the Clare County Sheriff's Department. Sheriff The County Sheriff, who is an elected constitutional officer, is the chief law enforcement officer in Clare County. In addition, he administers the County Jail. He also coordinates the functions of the County law enforcement agency with that of the State Police and the local municipalities within the County. Many law enforcem~nt studies prepared for other counties have recommen.d ed a county-wide agency which would consolidate all such departments within the County. One · fact always brought up by the local municipalities in such discussions is that the County Sheriff is an elected and not an appointive office and many local municipalities were reluctant to place power in an official over whom they have little control . and who will not necessarily be re-elected :ven if he is very competent. However, it is worth noting that if conditions p-ermit, a County-w_,de law enfor~e.ment agency consolidating all such agencies in the County would be the best to implement eff1c1ent law enforcement measures. - 73 - �I I I I I I I I I I I I I I I -~ ..... ._.... ___ _ 7-- I --7 I '---r-1 I 1 I I I I I• I I I -r I I --,..L--~= -~:;;_;::;_;;:_;:;::::;:::I I I I _ FIRE, _._,__. ___ ....,._ 0 SCHOOL AND HOSPITAL SERVICE _AREAS __ fire service area boundry school · district boundry hospital service area· boundry ~ ·•au,~ • 12 JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING COMMISSIONS THE PREPARATION OF THIS MAP WAS FINANCED IN PART Tl-tR0UGM A COMPREHENSIVE Pt.ANNING GRANT FROM THE OEPARTMENT Of HOUSING ANO URBAN OEVEU)PM£NT' AOMINISTE~EO BY THE STATE OF MICH IGAN CLARE COUNTY, MICHIGAN .... �At the present time, the Clare County Sheriff's Department furnishes police service on a contractural basis to Lincoln Townehip. The Sheriff's Department provides two full-time men and Lincoln Township pays salaries and bought a car for their use in the Towns hip. This is one method of implementing a County-wide law enforcement agency. This has proved beneficial to the area serviced and the County itself. It is recommended that such a policy be encouraged whenever possible throughout the County. Dog W:.:irden The Dog Warden in Clare County is a department that is operated through the SheriffBs Office. Phone calls from the public for this department are placed directly to the Sheriff's office, who then relays them to the Dog Warden. The operations of the animal control department appear to be very efficient in Clare County. In 1977, one full-time employee and truck were dispatched to 1,432 animal complaints. Clare County Public Health Department Clare County instituted a Public Health Department in 1969 in conjunction with Arenac, G!adwin, Isabella, Osceola and Roscommon Counties and formed the Central Michigan District Health Department. Each County has a branch of this agency in its respective county seat. The Clare County branch is housed in the Clare County Courthouse in the City of Harrison. This Public Health Department has responsibility for several functions, including environmental health and the control of communicable disease. The Central Michigan District Health Department has a full-time staff of over 60 personnel representing a variety of disciplines. In Clare County there is a full-time staff of five and one part-time public health nurse. Basically, Clare County's health department serves two functions: environmental health and an individual health program. The environmental health aspects of the Health Department are handled by two full-time sanitarians. At an interview conducted in March, 1978, it was mentioned by the sanitarians that over 20 various duties are performed in relation to environmental health. These duties range from ensuring properly installed septic systems to inspecting foster core centers. Before a building may be constructed anywhere in Clare County, a health permit must first be obtained before a building permit may be issued. This type of check and balance system helps insure that Clare County can be safe in the knowledge that the environment of the County is carefully watched. The public health of Clare County is in the hands of two full-time and one part time public health nurses. It is their responsibility to conduct health clinics, and provide preventive treatment to various Clare County residents. The nurses also visit certain County resident's homes. In addition to these services, the Health District has a group of technicians to visit all six counties and perform glaucoma and hearing tests. The money for both of these services comes from a variety of sources. The Clare County Board of Commissioners annually approve funds which are then pooled to the district office in Mt. Pleasant. The District Office then uses the money from the six counties, and other federal and state funds, to operate its district office. Through pooling of iesources Clare County is bener able to provide health care and preventive health care to its residents than if the services were to be paid solely from limited County funds. -74 - �Ambulance Serviceg There are two amSulance services in Clare County. O,e is located in the City of Clare and is privately owned, subsidized by the County and dispatched out of the Clare Nursing Home. The second service, United Rescue Service, is a volunteer operation maintaining its base of operation in the City of Harrison. As Clare County's population expands, a corresponding improvement of the ambulance services should be made. The need of elderly persons is different than those of the median age county resident. Considering Clare County's poren.tial as a retirement community, careful watch should be maintained to insure an increasing improvement of ambulance services. . I Serv1ces . 23 Hosp1ta According to the Michigan Departme11t of Pub.lie Health, Clare County is included in three health facilities services areas, shown on Mop 12. These areas are fluid, but major changes are unlikely. Most of Clare County is served by Clare Osteopathic and Central Michigan Community Hospitals. Clare Osteopathic has 64 licensed beds and Central Michigan Hospital has 115 currently licensed beds with 30 licensed beds soon to be available. Franklin, Hamilton and Arthur Townships are classified as being in the Gladwin Area and Midland Hospital Center Service Areas. Gladwin Area Hospital has 42 licensed beds and Midland Hospital Center has 239 licensed b~ds. Winterfield and Redding Townships are included within the Cadillac facility service area. The Clare Osteopathic Hospital is the only hospital located within Clare County's boundaries. There are 11 doctors on staff of whom nine are Doctors of Osteopathic medicine, one is a medical doctor and one is a pediatrist. The Hospital has five emergency treatment rooms. {two were recently added in a new hospital addition). In 1975 the Michigan Cooperative Health Information system reported 66 licensed practical nurses {49 percent working full time, 17 percent working part time, and 34 percent inactive}; 75 registered nurses (32 percent full time, 31 percent part time and 37 percent inactive) in Clare County. . Mental Heafth Clare County is a member of the Central Michigan Mental Health ·District (Clinic}. The Clinic is a non-profit, publicly funded atency offering mental. health services to the resideni•~ of Cl are, Isabella, Mecosta and Osceola Counties, and is administered by a Board appointed by the County Commissioners of each respective county. The Board operates under authority from the State Department of Mental Health {Act 258, P.A. 1974.) The Board is funded jointly b the four counties and the State of Michigan. Some Program components are currently being y , · 23 A 1 1 · I Survey o,-~ H,osp1,als, • ~ • Mic. • •• h":gen D ' • o f ruo11c. n I I• Hea,tn, '"' I nnua epcrrm.enr LJivision of Health Facility Planning and Construction, 1975, provided by East Central Michigan Health systems Agency, Inc., May, 1978. . i-· "' - 75 - �supported by federal grants. The Clare County Clinic consists of two clinical psychologists, one aftercare treatment counselor, one clinical case worker and one social worker. In addition, the Clinic utilizes the services of a psychiatric consultant. The cost of service is determined by an individual's ability to pay, no person being refused service because of an inability to pay. The Clare Clinic is located in the basement of the Clare County Courthouse. Dental Care According to the Michigan Department of Liensure and Regulation (as of March, 1978) there are seven dentists in Clare County. The City of Clare has four, the City of Harrison two, and the Vi I Iage of Farwell has one dentist. Schools Clare County includes eight school districts (Map 12), the largest of which is the Harrison School District. In 1977 the Harrison District composed 37.88 percent of the total Clare County equalized valuation (Table 38). In 1977 this amounted to nearly $72 ,000 ,000. Of the 10 governmental units within the Harrison District, Hayes Township ;had nearly 32 percent of the entire Districts evaluation, and including the City of Harrison, nearly 46 percent of the School District is supported. The second largest school district is the Farwell District. This District has over 36 percent of the entire County's equalized valuation. Within the Farwell District five County governmental units are included. Lincoln Township composes over 35 percent of the District's valuation. The Clare School Districts's taxable base is 17 .16 percent of the entire County's equalized valuation. Within the District more than 53 percent is supported by the City of Clare. The remaining five school districts support schools located outside of Clare County and compose corn?aratively smal I percentages of the County's valuation. Electricity 24 Consumers Power Company supplies most of Clare County's electricity . In speaking with representatives of the Company, it was learned that no major problems exist and improvements in the system are made continually in accord with development trends and projections. Three-phase service is provided along major highways (all-y.,,eather roads) and throughout the urban areas. Single phase services is provided along most county roads. Consumers Power representatives: addes that the general backbone of electrical power in the County is the Consumers Power Company which can supply electrical service sufficient to handly any major development providing 24 nootnI r.. O A r I • '-oopera r r•1ve an d Tir1• 1....0unty r El1ednc • ,-. • supp,y I I • • v •..)< c ec t r1c '-ooperat1ve e1edr1c1iy ro a small number of Clare County residents. .,... - 76 - - �TABLE 38 SCHOOL DISTRICTS CLARE COUNTY, MICHi GAN, 1977* School District Farwel I Harrison Governmental Units Equalized Valuation Freeman Garfield Grant Lincoln Surrey $ 8,353,212 12,757,750 6,277,242 24,462,491 16,948,097 12. 14 18.55 9. 13 35.55 24.64 TOTAL $68,798,792 100.00% 357,168 5,348,150 8,002,670 6,536,032 10,691,048 3,397,148 4,647,229 27,200 10,015,300 22,791,267 0.50 7.45 11 • 14 9 .10 14.89 4.73 6.47 0.04 13.95 31.73 $71,813,212 100.00% Arthur Franklin Frost Greenwood Hamilton Hatton Summerfield Winterfield Harrison City Hayes TOTAL Beaverton Arthur Gladwin Arthur Hami Iton TOTAL Evart Freeman Marion Redding Winterfield TOTAL Winterfield 959,986 100.00 1,634,959 1,308,110 55.55 44.45 $ 2,943,069 100.00% $ 100.00% 16,000 3,248,059 9,208,154 TOTAL McBain Percent of Clare County Supported School District TOTAL Clare Arthur Hatton , Grant Sheridan Clare City TOTAL *Clare County Equalization Department, 1978. -77- 26.08 73.92 $12,456,213 100.00% $ 54,700 100.00% 1,005,832 1,023,500 7,779,855 5,193,620 17,526,219 $32,S-29,056 3.09 3. 14 23.92 15.97 53.88 100.00% �proper notice and financial arrangements are made. .; - 78 - �GOALS & OBJECTIVES �GOALS AND POLICIES . . Policies and Procedures for Decision-tv\:::iking The Association of Clare County Local Planning Commissions (ACCLPC) realizes that planning is a continual process, and that planning decisions must be made intelligently when the need arises. It is imperative for Clare County to have a wellplanned guide of pol icy statements at the time of development so that sound planning decisions wi 11 be made and executed. I It is the ACCLPC's intention to place its major emphasis on careful review of the quality, design, and effective functioning of proposed developments. The County intends that its planning program shall deal effectively with evolving reality, not prematurely with only a projected possibility. In order to accomplish this, Clare County shal I place special emphasis on the process leading to decisions, and shal I seek c~nsistency of action through mature decisions instead of through premature, baseless decisions. Planning decisions mean environmental change. The process for decision - making, a procedure for change, shat I be consistent and unchanging, even though the process may be different every time. In brief, that process shall always follow this basic two-part sequence: 1. Statement of public intent (Comprehensive Plan, Goals and Poli cies). 2. Legal procedures to see that the intent will be realized (Zon ing Ordi na nces, Subdivision Regulations, Building Codes, etc.). The planning process in Clare County, however, shal I be continuous and timely. The ACCLPC recommends certain design and use standards, as wel I as any other basic criteria, for arriving at future decisions, and they may adopt deta iled plans for I imited areas within the County. These may be adopted periodically as part of the evolving comprehensive plan, or whenever it becomes necessary to make clear the public intent and the basis for a future decision. Goals and Policies The comprehensive planning elements wil I be guided by statements of long-range Goals and Policies set forth during the progression of the Comprehensive Planning Program. They are to be adopted as an expression of the pub! ic intent of the ACCLPC. These statements will serve as the basis for the resultant Comprehensive Plan. Citizen Awareness and Participation Goal: Policies: Instill within the citizens of Clare County, the desire to be actively interested in community functions and the future of the County. To maintain and encourage the free flow of communication among governmental agencies and the citizens of Clare County. - 79 - �To continually inform the citizens through news media of various County events and prob Iems. To encourage the formation of civic imp_rovement organizations, technical committees and citizen advisory groups to actively strive for county betterment. To actively engage various county lake and neighborhood·associal'ions to overcome local problems and collectively engage in solving countywide problems. To strive for better attendance at local meetings when significant issues are discussed and decisions are made. Control Ied Development Goal: Policies: Control Clare County population density and amount of land coverage in accord with predetermined capacities of County utilities and service facilities. To encourage major areas of residential development to occur in close proximity to established communities so that utilities and services may be economically provided. Where development continuous to existing sewer and water systems is impractical, steps should be taken to encourage large lot development so that individual septic and well systems can be uti I ized effective Iy. To support a County-wide ordinance that demands high standards and quality on mobile home installation. To strive to eliminate marginal or temporary housing units in deteriorating conditions. To provide for development of mobile home parks {year-round occupancy) where access is direct and the road surfaces dustless. Parks should be easily accessible to fire protection vehicles. To ensure future construction of standard subdivisions on land having soil characteristics suitable for that use. To prevent or discourage scattered development of non-farm permanent residences along outlying roads of rural agricultural sections of the County, To insist upon good design of residential areas al lowing for freedom from the noise and danger of high speed or heavy traffic, for safe pedestrial circulation, safe play areas for children, and for the logical grouping of homes to form neighborhoods of sufficient size to permit efficient installation of utilities and community services such as schools, shops, and churches in nearby !ccations. - 80 - -~ =-- __- - �To encourage the construction of residential structures in accord with high standards, as can be set forth in local building and health codes. To inform local real tors that low cost "budget construction" will produce County liabilities over a period of time. Agriculture and Land Use Goal : fvlaintain and preserve the most productive agricultural soils of Clare County, and regulate future land uses to provide maximum benefits to citizens of the County. Policies: ' To protect the prime agricultural lands of the County by preventing scattered rural housing. Such housing tends to increase the assessed value of adjacent land and results in higher taxes for the farmer. The withdrawal of farm land from cultivation because of increased value for urban use eliminates its agricultural productivity as effectively as if its topsoil were carried away by erosion. · To help identify opportunities for· private landowners and commercial enterprises to make profitable investments in various facilities and areas of the County. To encourage conversion of open land to intensive uses when all necessary urban services may be prov ided, and when sufficiently large tracts are planned, to insure future utility of the entire tract and all adjacent land, as well as all highways serving both . To discourage intensive development on steep, rugged areas as well as very poor drained bottom lands having poor permeability or soil stability. To careful I y control and regulate new growth adjacent to lake areas to help enhance and enrich the I ives of County residents, as wel I as improve the image and attractiveness of the County as a whole. Business Goal : Policies: Encourage the growth of business and commercial activities in incorporated as well as unincorporated areas, in harmony with anticipated population growth in or near existing c9mmunities. To strengthen existing business areas where future potential can be justifiably maintained or expanded. To recognize the need for broadening the activity and the growth of retail business within existing commercial centers of incorporated communities. To strive to maintain, and upgrade where necessary, the quality of merchandise and services of all business in Clare County. - 81 - �To prevent the diversity and h~phaza rd arrangemen t of business as "strip development sectors" along highways and County Primary Roads. To encourage new business developments to locate in Clare County in unincorporated areas adjacent to or within easy access of principal and minor arterials when such development would not conflict with objectives and policies of neighboring communities or urbanized concentrations. To encourage combined investment of public and private capital in the future development or rehabilitation of central business district areas within the various existing communities as needed. To create an awareness of the importance of central business districts, their impact upon the local economy, and the need for planning their future development. To promote performance standards for business areas, as wel I as all other uses, to prevent undue amounts of noise, smoke, or glare. To encourage business enterprises to locate with direct or limited acc_ess to existing or planned major collector or arterial streets. To· promote standards for adequate off-street parking for commercial developments. · To locate and design commercial areas to avoid: 1. Commercial traffic on residential streets. 2. Commercial activity noise. 3. Unsightliness created by signs, backs of but.ldings, trash, etc. 4. Fumes and odors. 5. Glare from exterior lighting. 6. Unccntrol I ed runoff of surface waters. Industry Goal: Policies: Encourage growth of industrial uses within the County in order to diversify and strengthen the tax base and to provide employment for the permanent Clare County population. To promote a diversity in the size of industrial concerns, both large and small. To require adequate regulation and control of industrial pollutants through the adoption of local zoning ordinances. -82 - - -- --~-- - - - = - -- -- - �To promote new industrial developments through a close I iaison among municipal, County and industrial promotion representatives. To ensure and protect industrial development from the encroachment of incompatible land uses. To serve industrial areas with adequate utilities. To provide adequate parking and loading space in industrial areas. To encourage industrial park development with areas set aside for expansion when necessary. To encourage vocational training in the educational system. To foster and encourage the development of smal I "homegrown 11 industry having the long-range potential of becoming principal employers in the Clare County area. Transportation Gaol: Policies: Maintain and further develop effective and efficient transportation facilities to meet the needs of an increasing population . To disapprove individual lot access from intensive development to any arterial or collector highways where the loss of highway efficiency is likely to occur. Sufficient open land b~ planned adjacent to existing roadways to enable further acquisition and widening. To require al I intensive development to have interior systems of local circulation. To encourage the design of internal local streets that will effectively prevent their use by through traffic . To support all County group efforts toward realizing new or improved air travel foci I ities to handle the needs of the entire County area and vicinity. To protect the areas immediately surrounding existing or proposed airport from the noise and hazards of low-flying planes during landing and take-off. This shal I be done by promoting land use in the immediate vicinity area for nonresidential uses . To promote electrical signal s and/or crossing gates at intersections of highway-railroad grade crossings considered potentially dangerous because of heavy traffic or congestion. To promote rail sidings in the County with loading ramps that meet industria I require men ts. - 83 - , ·" ., �Environmental Goal: Policies: Protect the environment of Clare County from sporadic and hap hazard use. To encourage programs of soil conservation by lending full support to al I agencies involved in this endeavor. To encourage efforts to improve the physical appearance of vacated mines so that reclamation for possible recreational or residential purposes may be undertaken. To encourage complete cooperation in watershed improvement programs in order to improve their recreational potential. To preserve wild I ife areas wherever feasible. These areas should include pub! ic hunting and fishing areas for County residents as wel I as visitors. To preserve significant scenic, geologic, and historic features for the enjoyment of present and future generations. To integrate both public and private recreation development in a cor_nplementary relationship of activities and land use to enable the County to realize its full recreation potential. To use public access easements to allow public access to land or water for hunting, hiking, and other recreational purposes. To provide scenic views and roadside picnic grounds throughout various parts of the County for use by local residents as wet.I as travelers or vacationers passing through or going · to Clare County. To enforce flood plain or watershed district regulations to preserve attractive stretches of rivers and streams in their natural state and to control flood damage costs by restricting development . in areas subject to flooding. To develop pleasant, clean and uncrowded places along Clare County lakes where families can picnic and enjoy their leisure hours. To prese~e portions of lake and water areas where stands of trees, stretches of beach, or natural swamp habitats exist. To require highways near shorelines be planned and platted so as not to impair recreation, scenic or fish and wildlife assets. To use conservation or scenic easements to keep land in its natural state, to provide open space or buffer zones around parks, and to preserve natural countryside along highways. - 84 - �To seek a balance among various kinds of resources and areas within Clare County. To help preserve areas of natural drainage courses through a coordinated open space program in order to protect such areas. Utilities and Services Goal: Policies: Develop public facilities and services to adequately service the anticipated growth of Clare County. · To provide personnel to handle·a continuing planning program as well as provide services for help in enforcement of local zoning ordinances, and other similar regulations. To maintain an awareness of the increasing problem of adequate and diverse water supplies, storm drainage and flood control in Clare County . To develop an action-oriented comprehensive program on County water and sewage facilities to meet present and future needs. To determine the growth potential of Clare County and program improvements to adequately meet ensuing demands. To enlarge pol ice and fire facilities, personnel, services, and equipment' to keep pace with popu lotion growth. To encourage new development in areas having access to pub I ic centralized treatment foci Iiti es. To effectuate or implement a Continuing Planning Program to keep data current and make continuous evaluations of any deviation from the projected course of growth established in the Regional Comprehensive Plan . Organizational Cooperation Goal: Policies: Cooperation with internal community groups, technical committees, advisory bodies, adjacent municipalities and counties, state authorities, and all independent commissions, boards and governing bodies, and assist in the creation of a well-planned and organized future for the whole of Clare County. To maintain an awareness of events and actions in surrounding areas that may affect Clare County . To maintain an awareness of all private and governmental financial assistance potentially available for Clare County. To recognize the fact that what occurs in Clare County affects surrounding areas. - 85 - �To request pub! ic agencies, community and lake associations, service clubs, conservation organizations, farm bureaus, etc., to encourage all individuals of the County to protect and enhance the scenic qualities of any of their holdings. There must be participation and cooperation among these groups and the County residents to produce positive results. To develop working relationships between the Clare County Planning Commission, adjoining County Planning Commissions, and the Association of Clare County local Planning Commissions. - 86 - ~ •. �LAND USE �LAND USE PLAN Introduction I Clare County is located in the north-central part of Michigan's southern peninsula. An ·imaginary I ine running east to west through northern Clare County is generally cited by those traveling north as a tran;itional zone between southern agricultural lands and the northern evergreen forests. 25 The County is within short driving distance from Lansing and the Detroit metropolitan area. Both U.S. 10 and U.S. 27 pass thr9ugh Clare County, offering excellent driving conditions for metropolitan residents attracted to the County's recreational opportunities. Live in the country-work in the city. This way of I ife is becoming more attractive to many families. But, as so often happens the more families who seek the country, the less country there is to find. Unfortunately, man destroys the very essence of what he seeks. More people result in more roads, more homes, more business, more factories and more pollution. It does not take a conscious effort to pervert nature, but only the thoughtless attempts to achieve a better life. It does not take hundreds-of thousands of people to ruin a glen or brook or lair of some wildlife, but only the abuse of a handful of well-meaning families. Clare County is delicately balanced between remaining a beautiful, unspoiled area or · becoming an urbanized community whose cancerous development de£poils the landscape. How can Clare County mcintain its balance? Is there no way to prevent growth? Roads and buildings will be built. If the development is certain, must the beauty of Clare County be lost? If the answer is yes, Clare County will be ravished. Development will occur in a helter-skelter pattern across the face of the County. Pollution ~wil I become worse; forests wil I be cleared; farm land wil I be subdivided. The County will in t~uth be ravished. Not all at once--not all 366,000 acres. The development will be scattered; nowhere in the County wil I it be possible to escape the presence of development. And yet, so I ittle development will actually occur. How can Clare County maintain a balance between a beautiful countryside and an urbanized area? The answer presently being sought is through planning. If the influx of people is a certainty, then minimize its negative effects. If the scattering of development creates problems, then concentrate the development. If the land area in Clare County is truly worth saving, then regulate development to protect the land. All these are easier said than done, but what is the alternative? The uncontrolled scattered developments of the past may become the development patterns of the future unless conscious efforts through planning bring about a rational pattern. Existing Land Use The existing patterns of land use provide the base from which the Future Land Use Plan is prepared. Both land use survey and analysis are essential for describing the intensity of land utilization, the patterns of development, growth pressures, and the ( 25 - From a student report on the Land Use of Clare County, Michigan State University Resource Development 816, Spring, 1967. - 87 - �emerging direction of future physical growth. The composition and analysis of this information constitutes a most elemental and necessary description of the County's environment. Land is a precious resource. The present usage of land in the County represents investments by several generations. In order to protect these investments, especially in view of accelerating land use development, sound and effective planning must be accomplished. Accordingly, this.analysis stresses the relationship between urban and rural development. It was quickly realized from the beginning of the land use survey that differences between urban areas (e.g., incorporated communities) and farm areas are not as clear as they once were. Nature itself provides a balance between land, water, forest, and wildlife. All too often the spread of urban development into rural areas has destroyed this balance, resulting in floods, storm damage, water shortages or water pollution. Many of these negative occurrences to which "built-up II areas have subjected themselves are directly attributable to the failure to properly relate urban development to the natural environment. Through effective planning, it is hoped to make the natural forces work for developing areas and not against them. Only in this way can nature's balance be protected. •;;, The existing land use survey has recorded how man uses the land within Clare County. By studying what has been done to or placed upon the land, officials can make decisions on how to provide a healthful, efficient, and attractive environment. What County, Township and City decision makers do today limits and shapes the possible alternatives of tomorrow. Inventory of Clare County Land Use Population characteristics, when correlated with the land use data, reveal useful information. Also, by using the existing land use information as a base, updated comparisons indicate trends that are shaping the County's rural-urban complex. Ultimately, data collection and technical reports are aids to the understanding of the forces exerting strong influences on the growth of communities; and to help formulate decisions encouraging a better living environment. A classification of land uses is necessary to provide a common understanding of the material presented. Land uses can generally be grouped into major categories such as residential, commercial, industrial and agricultural. These categories are not conclusive enough for the purposes of this study, and a further breakdown is necessary. The following is a description of the various land use classifications used in this study. Residential This catego1y includes areas in which dwellings with their accessory buildings occupy the major portion of the land and consist of the following sub-categories: - 88 - �Single-Family Residential. --These areas in which single-family dwelling units and their accessory buildings are located. This category cilso includes mobile homes located on individual lots or in mobile home parks • .Single-family residential units, 20,000 square feet or less, seasonal homes, including mobile homes located especially around lakes, are included in this category. Rural Residential.--This is an area that is used primarily for residential purposes. For purposes of this study, a rural residential lot is deemed to occupy up to ten acres. Commercial Land areas where goods are distributed or personal business services are provided are considered commercial uses. This category includes the retail sale of goods (e.g., grocery stores, gas stations and drug stores, businesses providing services such as restaurants, banks and real estate offices, and commercial transit lodging places (e.g., hotels, and motels). Industrial. --Industrial uses are land areas with or without buildings where one of the fol lowing operations is conducted: tv\:inufacturing, Warehousing and Storage. --tvbnufacturing includes land areas with or without buildings where raw or semi-finished materials are processed, fabricated and/or manufactured. Warehousing and storage of materials includes uses enclosed in a building or not. Open storage, such as concrete block, farm equipment, junk cars and waste material and municipal dumps are con sidered industrial uses because of the possible nuisance factors associated with them. Utility industrial uses such as gas storage stations are included in this category. Extractive.--Areas in which sand, gravel, clay, peat, or rock are excavated have been placed in the Extractive category. Included are the gravel pits used by the Clare County Road Commission and private excavations. Transportation and Utilities Transportation uses encompass all dedicated surface righr-of-way, including highways, freeways, railroads and airports, which are used for the movement of people and goods. Utilities include both public and private facilities providing general services, such as electric power stations, gas regulator stations, sewage treatment plants, radio stations and other facilities of this nature. Forestry, Public, Ouasi-Publ ic and Recreation Land areas and facilities, such as schools and government buildings, which are available to, or used by, all the people within a particular service area, are considered public uses. Also included in this classification are areas and buildings that are used by a limited number of persons with particular interests and who do not have profit as their main motive (Quasi-Public a_nd Recreation). This category includes churches, the County - 89 - �Fair Grounds, sportsmen's clubs, Boy and Girl Scout camps, parochial school camps and other similar uses. Recreation uses such as bowling alleys and movie theaters, because of their smaller size and functions, are placed within the commercial category. Permanent or seasonal residents on non-agricultural land larger than ten acres are considered forestry land uses. Areas covered by water and forested areas are also considered in the broad category of forestry. State-Owned Land Land areas owned by the State, with or without structures, that serve the recreation needs of the public or provide open land areas under conservation management, are included in this category. Agri cu Iture This classification is applied principally to areas for crop land, permanent pasture land, and land lying fallow but which indicate 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. Clare County Land Use Patterns Traveling through Clare County, the visitor receives the impression of vast areas of farm land, woodland, open land areas, richly scenic areas and isolated grouping of homes located near primary road intersections. Along highways are scattered residential, commercial or industrial land uses which become more frequent as the visitor approaches the City of Clare, the City of Harrison and the Village of Farwell. The effect upon the traveller of an open, rural coun_ty can be seen on Map 13, Existing Land Use, Clare County. Land uses, especially residential development, are widely dispersed throughout the County. Table 39 indicates the amount of area that these uses occupy within the County. Residential Land Use The existing residential land in Clare County amounts to about 29,860 acres, or approximately 8 .2 percent of the total County area. Of the residential land about 20 .3 percent is single-family in character and a 79.7 percent is comprised of larger rural lots. Apartment and townhouse development is so infrequent that it is not considered by this report as a major County land use. The residential development found surrounding many lakes in the County is characterized by very smal I lot sizes. The majority of this type of concentrated development occur in the Townships of Hayes, Hamilton, Lincoln Garfield, Surrey and Grant. While the origina I purpose of the majority of these cottages was for seasonal use, there has been a trend in recent years to convert these units into year-round homes. This trend has created - 90 - -~.. �MISSAUKEE COUNTY ». :}J iif f:j:;mi:; n:I1 in~ f I j•'• lm I~ = icJ :JC·[ :t·']t::, r~ ~}ilfe.J1❖~•❖tf -:oN IJ:I ., ,: t)f ~•::J::Cs 1 %:,.-. t -., .:,::Iii i i :lii/!liliii iii::::::::i;i ._._.:._-:. i i i ~f iii!~/~;i;~ ~ ~i~i~i~i~ :-:-:,:-::_ :!;illJ1l ?J{} - - "1 ~ z .·••· mlid!!fi!i! i ! fi!i!i!i!!!!E!i!!!! I ,,,,:,:,,,4 \ YIES - ~ - - - -- - :If!Il@ItJIt/1 :~:~:~:t+=~:~: ::· ·· tll ll ji[ililililI .•:•:t :•::!!!!!!!i/J!:!:!:!:i!i :;:;::::::::::J:::::::; :::!:!:!:i;l !i!i!i!i!ii=== H tlllitr LIIN § ' i }l : : :===:I}!\?! :;:'.:J~iifr1i~~~., .-.· >- :;:;:){ ff { ,. ,. : H ; ,, ❖❖ 0 /} T )::: t : :i: I • :):: :=:~:=: - ❖:•:-:-:- ~~~I jili •:•:•:• .·.·.·.·1·· ::::::::::f: ~~{~~~ ~~ :::::::~: !SABELLA COUNTY LAND EXISTING Q_.:_.J.,;.:,_;~ ••-.:•~~- RE C REATION :::::::::::::::::::::::::::::::::::::: A G R I C U L T U R E ~~m S TA T E OWNED USE LAND .:::::::::::::::::::::::::::::::::::::: INDUSTRIAL ( WAREHOUSING, MANUFACTORING,) EXTRACTIVE AND STORAGE :::::::::::::::::::::::::::::::::::::: RESIDENTIAL (SINGLE FAMILY & RURAL) FORESTRY & PUBLIC LAND COMMERCIAL 0 ~ a 3 4 ~ JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY LOCAL PLANNING COMMISSIONS THE PREPARATI ON OF THI S MAP WAS F INAN CED IN PA R T THR 0 UGH A CO MPREHEN SI VE PLANNING GRANT FROM THE DEPARTMENT OF HOUSIN G ANO URBAN ADM INI S TERE D BY THE ST A T £ . >;:. DE VEL OPMENT, OF MI CHI GAN CLARE COUNTY, MICHIGAN 13 �a pollution problem around some of the lakes in Clare County. Mobile homes are also found scattered within many lake developments. The use of very small lake frontage lots without adequate utilities has increased health and sanitation problems. Overcrowding of the lakes should be avoided, or optimum use of lakes for recreational purposes may be jeopardized. Lot sizes in the incorporated communities are understandably smaller because of the presence of municipal facilities. However, elsewhere in the County where sewers have not as yet been installed, there is a potential hazard of water pollution due to the increasing trend of seasonal home conversion to year round residences. f'.iany of the lake front lots are less than 8,000 square feet in size which did not pose a problem when only one of four lots were regularly used. During the peak summer Clare County's population more than triples. Most of the seasonal residents own homes near the County's lake and stream areas. TABLE 39 EXISTING LAND USE CLARE COUNTY, MICHIGAN, 1978* Land Use Acres 29,860 Residential 6,060 Single-Family 23,800 Rural Residential 600 Commercial 4,070 Industrial 230 Manufacturing, Warehousing and Storage 3,840 Extractive 12,000 Transportation and Utilities Forestry, Public, Quasi-Public and 195, 180 Recreation 48,650 State-Owned Land 75,720 Agriculture TOTAL 366,080 acres Percent of Tota I 8.2% 1.7 6.5 .2 l. l •1 1.0 3.2 53.3 13.3 20.7 100.0% Pollution problems are forcing some communities within Clare County to consider sewage systems. In this regard both Lincoln and Hayes Townships prepared Facility Plans in 1976 to consider alternative courses of action. In both units the cost was a prohibitive factor and no action was taken. However, Grant Township is now considering possible coordination with the City of Clare to extend sewer I ines to the Five Lakes Area • As a result of the early settlement patterns of large parcel ownership, lots are fairly evenly distributed throughout the County along Section Line and Quarter Section Line - 91 - �Roads. Lot size is not as significant with rural lots because the land surrounding the residences usually belongs to the owner of the house. ·when proSlems of water supply or sewage disposal arise, the large lot owner is not faced with as great a dilemna since he is in a position to re-drill a new wel I or construct a new tile field on his surrou!'lding land. As implied in the above statements regarding residential lot sizes where no public water or sewage disposal foci! ities exist, the minimum desirable lot size requirement is dictated to some degree by the soil conditions present. Because of the potential water pollution problem created by septic tanks on small lots, the Clare County Health Department must be contacted before any construction may begin. Commercial Land Use Approximately 600 acres, or about 0.2 percent of the County's total area, are used for commercial purposes. About 20 percent of the commercial activity is located in the Cities of Clare and Harrison and the Vil loge of Farwell, with the remaining 80 percent scattered in the townships. The City of Clare has the largest number of acres in commercial use for an incorporated area. The Townships of Grant and Hayes have the greatest commercial acreage among the townships in Clare County. The concentrations of commercial land uses as represented on the lvbp 13 evidence the early settlement pattern within the County. Forestry and Agricultural interests were dominant within the County and small towns established primarily as service centers for the surrounding farm and forestry areas. Commercial areas were established within these towns. Today, many problems, such as deterioration of old buildings and lack of parking areas, threaten to relegate these commercial areas in competition with commercial land uses locating along major highways outside of the urban areas. This second type of commercial development pattern is beginning to occur within the County primarily along the two-lane state highways. Transportation and Utility Land Uses About 12,000 acres or 3.2 percent of Clare County, are occupied by transportation and utility land uses. Of the acreage, about 94 percent is included in road and railroad rights-of-way, with the remaining six percent in utilities. This small acreage of land in uti Iiti es in generally scattered throughout the County. Road and railroad rights-of-way comprise about 11,280 acres in clare County. Within incorporated areas, the Cities of Harrison and Clare have the most acreage devoted to this type of use as may be expected. The amount of transportation land uses is normally directly proportional to city or village size. Road and railroads rights-of-way within individual townships vary little in the amount of land used. Most of township roads in the County basically consist of Section and Quarter Section Line Roads. There is little variance from township to township in the amount of land used for roads, reflecting the basic rural nature of the County. Townships which ore crossed by railroad lines or include sections of State highways are slightly above the township average for land in rights"'"Of-way. Grant, Hatton, Hayes - 92 - �and Frost Townships acreage in rights-of-way are high because of the U.S. 27 and U.S. 10 Freeways. Grant Township because of the U.S. 10 right of way and two ma ior ramps, has the highest proportion of rights-of-way land exit than any other Township in the County. Other transportation uses in the County include three airstrips. One airport, Clare Municipal, having three runways, is located northeast of the City of Clare. A smaller facility, Harrison Airport, also having three runways, is located northwest of the City of Harrison. There is also a smal I airstrip near lake Station. As industrial uses increase in the County, better air facilities will be needed. Forestry, Public, Quasi-Public and Recreation Land Use Approximately 195, 180 acres of land within Clare County ore devoted to forestry, public, quasi-public and recreation land use, constituting 53.3 percent of the total County land. Wop 13 shows areas devoted to this category. Within this classification, forest covered land accounts for approximately 95 percent and public, quasi-public and recreation land uses compose the remaining five percent. Generally, most of the public and quasi-public uses are situated near the Cities of Clare and Harrison. These uses include smal I community parks, governmental structures, churches, post offices and schools. The townships contain the majority of the cemeteries and township meeting halls. Schools now used by Clare County children are generally located- in- the Cities of Clare and Harrison or in the Village of Farwell . Recreation land uses are dispersed throughout the County. These consist of rural camps, Boy and Girl Scout camps, golf courses, public access to lakes, roadside parks and sportsmen's clubs. Forest land is generaliy found in greater concentrations in the western and northern areas of the County. Forestry areas are also intermingled with residential and ~griculturol uses creating an effective buffer strip between potential conflicting land uses . Forestry land serves in the County's recreation needs for hunting and snowmobiling areas. State-Owned Land In addition to the recreation facilities mentioned in the previous section, State land within the County also provides recreational opportunities for County residents and those of surrounding counties alike. State land in Clare County covers approximately 18,650 acres, or about 13.3 percent of the County's total area. Industrial Land Use There are approximately 4,070 acres in Clare County devoted to industrial land use, which is about l. l percent of the total County land area. Of the total industrial land uses, extractive industries account for about 94 percent, with the remaining six percent in manufacturing, warehousing and storage. - 93 - �The distribution of manufacturing land is not evenly spread throughout the County, but rather it is concentrated primarily in and around the City of Clare; however, both Harrison and the Village of Farwell also have manufacturing areas. These concentrations become more evident when viewing the generalized patterns of indus~rial development portrayed on the /v\ap 13 for the County. Isolated parcels of manufacturing land within the townships are usually open storage areas for farm equipment or junk. Several industrial uses within the County occupy large acreages of land due to open storage. These include the Michigan Consolidated Gas Company properties in Winterfield and Lincoln Townships, and adjacent the C & 0 Railroad Tracks in Grant Township. Extractive industries use the greatest amount of land in the industrial category. The majority of this land consists of gas and oil extraction. Extraction of gas and oil is the most predominate in Lincoln and Winterfield Townships, however, numerous small one acre extration sites are located throughout the entire County. Agricul tura I Land Agricultural land is the second most predominant land use in Clare County following forestry land. Of the County's total land area, approximately 75,720 acres, or 20.7 percenf·, are found in farming use. Most of the farm land is found in the Townships of Sheridan, Arthur and Winterfield. The amount of land in farm production is decreasing each year. Consumption of agricultural land is expected to increase at an increasing rate as residents and business interests relocate in the County. However, the expanding population of Clare County requires increasing amounts of fresh fruit, vegetables, and milk (preferably locally produced to help maintain a stable economic base in the County). Urban-Rural Land Use Conflicts Throughout this report, reference has been made to· urban and rural land uses. Urban land uses represent man-made improvements characteristic of development within cities or villages. Such development, for the purposes of this study, include Single-Family, Commercial, /v\anufacturing, Warehousing and Storage, and Transportation and Utility land use. Rural land uses are associated with agricultural and forestry practices and open land areas that are not occupied by permanent structures. For the purpose of this study, such uses include the land use categories of Agriculture, Rural Residential, Extractive Industry, State-Owned Land and Forestry and Recreation Land. If all the urban land uses were massed together in one area, less than the area of one township (36 square miles) within Clare County could accommodate all of the urban growth presently located within the County. Agricultural land uses (those areas actively being formed) if placed all together would be equivalent to over three townships within the County. Agricultural land uses (those areas actively being formed) if placed all together would be equivalent to over three townships within the County. In addition, Rural Residential lots would be about equal to a township and the remainder of the County area would be in forest and state-owned land use. The rural character of Clare County is predominate. - 94 - �The inf! uence within an area of urban and rural development is not proportional to their size. It is the experience of most developing areas in the State that urbanization is accomplished through a cessation and replacement of farming activities. However, the cessation of farming is not always fol lowed by immediate use for urban development. Increased land values and land speculation can make it unprofitable to continue farming land which was once farmed and therefore becomes idle. Yet, such land may not all be marketable for urban use. The scattering of urban development throughout a rural area generally results in the gradual discontinuance of farming. Reviewing fv4..ap 13, there is evidence that the scattering of urban uses in rural areas is occurring. This is particularly true of the non-farm, single-family land use. It has become common to locate single-family homes in rural areas. Commercial and industrial uses are locating along major highways adjacent the incorporated communities and throughout the rural areas. Future Land Use -Plan The saving of the landscape 1s only one reason a rational plan should be developed for Clare County. Another reason is economies of scale. Water pollution is less expensive to control if people settle in areas Jtith greater population densities. More services, such as fire and pol ice protection, can be provided with less expense. These and other savings and benefits are available to any community which is wil I ing to regulate itself. This self-regulation, as propagated through the plOJ1ning process, is the challenge that Clare County residents must accept very soon. The County is composed of numerous political sub-units, such as townships. The Land Use Plan cannot, and must not replace the local municipality's responsibility in developing its own planning programs. The County has numerous powers but ultimately development is best controlled by local units of government through zoning, subdivision regulations and local planning. The Future land Use Plan does not specifically indicate individual land uses, but provides an overall framework within which local municipalities must provide the necessary detail. For example, large residential areas are identified within the Plan, but no consideration is given to ancillary residential uses, such as schools, neighborhood recreation areas, churches, neighborhood shopping areas and other related land uses. Those specific uses and their locations are the proper responsibility of local municipalities. The Future Land Use Plan is an attempt to locate land uses of regional consequence for the forthcoming two decades. Its prophetic success will only be as great as the attempt of County and local officials to use the Plan, along with any subsequent justified amendments, as a working blueprint of future coordinated development within the County. Concepts of the Plan Th ere are 22,400 people on ~66, 080 acres in Clare County--one person for every sixteen acres. In 22 years, the ratio is I ikely to be one person for every seven acres. It will not be an overcrowded county, but the expected 45,000 to 50,000 people could possibly spoil much of the 366,080 acres. The overal I concept of the Future Land Use Plan is to concentrate growth in urban centers presently in existence. At the same time, the ccncen- 95 - -~ �centration of people will allow the farm areas and scenic areas to remain unblemished in the County. The City of Clare is the most important and largest urban community in Clare County. l'vbjor transportation foci! ities, community foci! ities and utilities presently exist in the City. The City of Harrison is the second largest urban center existing in the County and it too has transportation, utilities and community facilities. Located at the ce nter of the Co:Jnty, it is planned that the City of Harrison wil I become a secondary urban center, subordinate in size and function to the City of Clare. Surrounding these two urban centers, the greatest part of the increase in population is expected to Iive. The two communities are far enough apart that the eventual merging of these two urban communities can be avoided. There are numerous small settlements located throughout the County. Their growth should be limited. Their primary function is to provide services to small geographic areas within the County. Limited growth in these small villages and settlements will occur, but large population growth should be watched with caution. Clare County is a vast area. If urban development is to be concentrated, what will the remainder of the County be Iike 20 years from now? The Existing Land Use Study indicated that prominent land usage in Clare County included agricultural uses, recreation uses and estate or forestry development. Clore County is urbanizing, but urb::mization only has to locate in a small percentage of the land area. At the present time Clare County has a considerable amount of open land. However, the various factors of soil, climate, topography, lakes and streams, and forest cover the County's natural beauty and the highway network have generated a demand for land within the County. This demand is for recreationaf land ranging from large land holdings for clubs to smaller properties surrounding lake areas for second homes. Plat records since 1950 show the increasing demand for second home properties based upon the numbers of lots platted. Chart .I and tv'k:lp 1"4, shows the plat and lots recorded by year since 1870. This serves to trace the development of the County and its urban centers. The maiority of the second home market has centered upon the many lakes throughout the prime development land of the County. In the past this lake development was prevalent but the major occupants were persons from the immediate area. In the early 1900 1s, Farwel I and Clare residents and some others from cities in the region developed second homes along the lakes in the southwestern corner of the County. A few lakes in the County have, however, developed differently. Budd Lake and Little Long Lake just east of Harrison have been developed as permanent residences. This type of development, however, is limited in the County. Whether the lakes are developing as permanent or as second homes the extensive nature of the development, in terms of distribution, wil I and is causing some real problems. Many of the lakes now have lake associations. These persons are concerned because of what is happening or could happen to their lakes. Such concerns are for pollution, siltation and similar problems related to the environment. - 96 - �MISSAUKEE COUNTY I I ROSCOMMON t COUNTY .,:.:::::::: ::::*:::: / ::::::•:~: ::::::::::~ WINTI RF IELD F ROST ' . ., -.,;:, ::::.;:; «~ I Ht TT~¼.} ··········· IARlrHLR C .J 0 IU 0 (I) 0 I I SABELLA I • COUNTY APPROVED NUMBER OF APPROVED PLATS PLATS Plat ·-y ~liC:=>,,. ' • bllh ~ ;____.: 4,5&6 Plats -] 7 or more Plats - THE ASSOCIATION OF CLAR E COUNTY: LOCAL i>LANN l ~G COMMISSIONS PER SECTION 14 J UNI: , 1978 ·•Rt t->AHA ·• r.~ N .H· THI S M AP #A ':., • ttl AN l"; t ;J IN P M 1 . IR0UUH A r.n ~ Pi.f.'.~•tN ~tVl ~lfl '4N fNG GRA NT H-1 ,) M 1 1 , t- i•• t ll f PAR l ME N f f,f H0US t1'G ANO URB AN AOMINI S l[kF1 1 RY THf S lATE. )• " n E. i E L 0 PM f N ; , MIC HIGA N CLARE COUNTY ' MICHIGAN �0 I Ill 0 (\J (\J Ill .-- 0 .- ft'~• 0 Ill -·.,~....r1.~-~- -~ 0 "... m 0 (0 m .Jil:,.,.,,. __ ~ ··... en 0 w Q_ 0 0.. I' <! en 1I- ,'l I<! 1_J -_, z 16t[I .,... --- 0 I~ 0 I' :J I >-Iz -z 0 w > 0 ::J 0 0 w > 0 __. ~- ~... ([ n. a.. a.. a.. ~ ~ en en I- w er I0 a CD <! _J 10 iz ' u _J .. . 3~!103~ 3)1\17 ~ ';f - --_ ..... 3>1\17 .lNIOd 8 II0 _J ---- - ------.:;, t 0 oi .- 0 0 ... m ..,ii, NOSl!l!I\IH • - - - ---- ~ - H.11031131'1 S£8E ---"- ' 0 m m .- 0 m m ... 713M!IV.:I 0 (IJ ID (\J ... ID 0 (\J S7'11/\0t::ldd'lt ::10 t::1381/1JnN 97 0 .- - ~ · 3!1\17J ID (/) a: (\J <( . .-m w >0 _J n. 0 [I) m .- ~. ~~- NOSl!l!I\IH _ . . ., .•- I I <! 0 m ... -- -.iii ([ u 0 ID m ... ([ CJ) ... - 0 ~" om .-- �While protective measures are being sought in those areas now built-up, the areas now undergoing development will be generating new and possible problems . The cause is related to the private nature of the development. These recreational developments were instituted in a basically free market place without the guidance of zoning and other reasonable land use controls. If this type of development were to be allowed to continue in the County without guidance, future problems could develop. The intensity could increase because of sheer numbers, whether they are people, cottages, homes, miles of streets or any other method by which one measures growth which leads to overuse and degradation. To make a Future Land Use Plan for Clare County, a sector theory of planning was utilized. The sector approach to land use planning is specifically developed for urbanizing areas where the future land use patterns are not yet fully evident. Clare County is such an area. Sectors refer to the general intensity of land use within a given area. The specific land uses are not indicated; rather, uses of similar intensity and character are suggested for a sector. These intensities of land use are developed based upon various locational criteria {e.g., transportation systems, available utilities and phy siographic features). The advantage to the sector approach is that it provides flexibility to the Plan and permits the development of local policies and goals upon which to base more definitive development decisions. It relies heavily upon local administrators to provide zoning with performance standards and new techniques of planned unit and cluster developments. In addition, policies to commit pub Iic improvements in areas specifically designed as urban areas must be made by administrators. Thus, the major requirement for the sector pfan is a level of sophistication that must be achieved by administrators in order to fully utilize the concept. For Clare County, five sectors are proposed: high intensity development sector, low intensity development sector, conservation sector, agricultural sector and the rural forested sector. In addition, two zones in the conventional sense, reflecting major land use categories with regional significance, are indicated because they presently exist these are; the central business district, and industrial park sites open space. High Intensity Development Sector This sector allows the most intensive urban land uses in relation to employment {industrial and offices), services (commerce and wholesaling} and residences (apartments, townhouses and mobile homes). All these uses require excellent access as provided by a good, fast transportati9n system. In addition, a full range of utilities and community facilities is necessary. High intensity development is recommended adjacent to those freeway interchanges most likely to be provided with utilities and community facilities and along major highways which will have an attraction to intensive development. low Intensity Development Sector This sector refers primarily to residential areas and supporting uses,. such as churches , recreation and neighborhood shopping, Low intensity residential implies only partial - 98 - �utilities and facilities, and a lower density of two to four dwelling units per gross acre. Conservation Sector Clare Co'.Jnty has significantly large areas of hilly, wooded land; Much of this land is in pub! ic or quasi-pub! ic ownership today. Based on the physiographic features of these areas and the existing pattern of land use, further open space recreation uses should be encouraged in these areas. To help develop an economic base for these areas such uses as regional parks, camps, riding academies, summer rescrts, skiing, wildlife preserves and similar uses should be encouraged. Agricultural Sector Agricultural pursuits in Clare County provide a major source of income to County residents. The soil survey for the County indicates the northeastern and southwestern portions of the County as rich farm land. This area should be preserved through farm lot zoning of about 20 acres, an absence of utility systems and discouragement of future subdivision activities. Rural Forested Sector The demand for non-farm rural living is an evident desire of many people in Clare County. Such development should be allowed on large lot development (approximately five acres or more per dwelling unif"). Utilities and community facilities would not be needed to dny great extent. To lessen the dangers of water pollution, strict regulations regarding septic tanks would have to be enforced. Existing Factors Influencing the Plan Many factors affect the use of land. Types of land uses have differing location requirements. It is important when developing a Future Land Use Plan to be cognizant of the various land use requirements and their possible distribution throughout a County area. Physiographic Features The most important land use trend in Clare County in the next 20 years will be the increasing urbanization within the County. The location of urban development will have a tremendous impact on agriculture, recreation arecs and other land uses. It is therefore important to determine various natural I imitations which might affect the location of urban development. These natural limitations are not impossible barriers to urban development, but if urban development locates in areas which have high water table characteristics and poor soil percolation, or cultural limitations, then the cost of development will be greatly increased. These costs should be acknowledged prior to urban development locating within these areas. - 99 - �Wa rer Table Characteristics and Soil Percolation.--These factors are perhaps of greatest significance to urban development. Sewage waste may be handled in two common ways--individual septic tanks or municipal treatment. The former method involves a direct expense to individual property owners, while the latter is a longterm community expense for a system which is costly to build and operate. Whenever soils have good percolation, septic tanks are generally an acceptable means of treating waste products, provided that population density is not excessive. Poor percolating soils credte pollution prob I ems if urban development is permitted to Ioca te on them • /v\ap 15 indicates areas in Clare County which have the most serious percolation problems owing to water table characteristics and soil conditions. Certain of these areas are severe enough to warrant , urban development to be discouraged from locating there. An example of the problems which may arise if urban development locates in poor percolation areas is the subdivision activity adjacent waterbeds and on heavy clay soils used presently for farming. It must be realized that pollution problems can occur if not carefully watched, elsewhere in the County, depending upon the density permitted in an area. The more people concentrated in an area, the more necessary it becomes to have a sewage system. Thus, /v\ap 15 only indicates the most serious conditions related to the water table and soil percolation within the County. On the other hand, certain wetlands which might be otherwise drained for urban purposes and provided utilities might better be left in a natural state through use of township zoning regulations. Cultural limitations.--There are some large open areas where existing uses are unlikely to change. These uses are generally based upon public or semi-publk ownership and may be considered cultural I imitations. fvlap 16 indicates cultural I imitations in Clare County. For the most part, these areas consist of State-owned land. It would appear unlikely that this land would ever be used for urban development. Its value is in serving urban residents. Other areas in Clare County which wil I probably not be used for urban development include Boy Scout, Girl Scout and conservation club properties. Combined Physical Limitations. --Combining the factors which limit urban development in Cfare County, large areas of the County are actually unsuitable for urban growth. fvlap 17 illustrates this point. Urban development in the past has generally located where urban limitations were not greatly in evidence, as indicated by the fact that most cities and vii loges are located outside the areas demarcated as having urban I imitations. It would seem logical to locate future growth in a similar manner. Planning by Development Sectors The sector concept represented in the Plan does not mean that other land uses should not develop in a sector. Rather, the sectors imply that an area is best suited for a particular type of development and that local plans should reflect this consideration. In addition, specific land use zones are represented on the Plan around the Cities of Harrison and Clare. These specific land use areas recognize existing local plans for those two municipalities. Similarly, other local plans developed by municipalities - 100 - �Jt!r•:-:-=:=·=-·-·-:::::: :-=-·====· ........... ................... ........... ' •••• •• • ... # ::::tir=--····· SOIL ::::::::::::::::::::::::::::::::::::: soi Is ~ • • .,, • LIMITATIONS adverse I y e f f ec t in g future development e 15 JUNE, 1978 ·- THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING COMMISSIONS TH[ PREPARATION OF THIS MAP WAS FINANCED IN PART THR0UGH A COMPREHENSIVE PLANNING GRANT FROM THE DEPARTMENT Of HOUSING !.DMINISTEkEO BY ANO uqeAN THE SH.TE DEVELOPMENT, OF ~ICHIGAN CLARE COUNTY, MICHIGAN �I :::::::::: :::: .. ..· :::::::::::::: ·::::::::::::: :::::::: •:;; !ft) •:•:•:❖ CULTURAL LIMITATIONS ·· ·:•:•:•:•• ··········•: major pub I ic and semi - pub I ic ownership f ~ • • .Obi 3 ,. JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING CQMMISSIONS THE PREPARATION OF THI S MAP WAS FINANCED IN PART THR()UGH A COMPREHEN SIVE PLANNING GRANT FR OM TH E DEPARTMENT OF HOUSING ANO URBAN DEVELOPMENT, ADMINISTEkf D B't _T HE STATE OF MICHIGAN CLARE COUNTY, MICHIGAN 16 �.-: -:- ....... =:::::, . .=_.=~::.:-=:j·:::::::;:··.:_=.:·..:.. ·•···•·•··· ;::::::.. ··=.·.·.•.·:.·.=.:.=.=.=.:: ' 1 ili!llif/1t:1 111111:m::i :/t-.::.::·· COMBINED .::::::::::::::::::::::::::::::::::::: combined o ~ • • , " PHYSICAL cultural and LIMITATIONS soi I I imi tat i.ons e JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING COMMISSIONS THE PREPARATION OF THIS '°'.AP WAS FINANCED IN PART TtiW)UGH A COMPAEHENSIV£ PLANNING GRANT FROM THE OEPARTMENT OF HOUSING AOMINISTEF<EO BY t.NO URBAN DEVELOPMENT THE STATE OF MICHIGAN 1 - CLARE COUNTY, MICHIGAN 17 �have been used to formulate the regional concept of land uses as presenteq in this Plan. High Intensity Development Sectors High Intensity Sectors represent the most probable areas of intensity land use development. A good transportation system is the primary location factor affecting high density development. Those areas in Clare County which have the best transportation access are the Cities of Harrison and Clare and the Village of Farwell. In order to allow a larger density, municipal sewer and water is necessary. Interchange Sector. --There are five interchanges along the U.S. 27 Freeway. Because they provide access to the freeway, they promote urban development. However, not all interchanges can be expected to attract growth. It is anticipated that the interchange near the City of Clare and the two interchanges south and north of the City_of Harrison (See lv\:ip 18) wil I attract considerable urban development • . Corridor Sector. --High intensive land use development also locates along major highways. These highways provide a good road system which is desirable for intensive land uses. The corridors' depth may vary by the type of land use. For example, commercial development may require 300 feet of depth, while high density residential may require 600 feet or more to permit good residential design. The important factor is that local municipalities recognize those highways while will develop as high intensive uses so that proper zoning controls with prudent site plan review can be effectuated. Certainly along such major highways direct access to the highway must be carefully controlled since numerous access points reduce the efficiency of a highway as well as create a traffic hazard from turning vehicles which conflict with through traffic. Future Land Use, Map 18, indicates several major highways in the County for high intensive uses. North of the City of Harrison Business Route 27 is shown as a high intensive land use corridor. Business Route 27 is presently two-lane facility within the City of Harrison. Other High Intensive Areas. --The Future Land Use Plan also indicates other areas as high intensive land uses (e.g., central business districts and industrial areas). Although these areas are high intensive land uses, the Zoning Ordinances for the Cities of Clare and Harrison ·cmd Hayes Township specified the use. Therefore, the Regional Land Use Plan ..indicates the .use qnd not the concept. The Central Business District in the City of Clare is the primary commercictl area within Clare County. Certainly the Year 2000 County projected population of 45,000 to 50,000 persons is not sufficiently large to warrant a competing regional shopping center in Clare County. Thus, th~ City of Clare business center should be strengthened as the regional shopping area in Clare County. In this manner, more shopping opportunities will be provided Clare County residents than if a competing center were promoted. ' - IOI - �MISSAUKEE COUNTY ;,::J :)fr~ > ,z ::, 0 (.) ...,<( 0 UJ (.) en 0 !SABELLA COUNTY FUTURE USE - 2000 LAND "'" SECTORS HIGH LOW -:;~·~::::::::~:~:❖~ ~:::: :::~.:~:::~ :· INTENSITY ZONES DEVELOPMENT INTENSITY CENTRAL BUSINESS DISTRICT DEVELOPMENT C O N S E R V A T I O N~ INDUSTRIAL AGRICULTURAL ,::;;:,:-:;;,:;:;;.:::::;;;:;;;:;;:: i R U R A L ~ •.__,: MILii- 4 FO R E S T E D " ·, JUNE. 1978 THE ASSOCIATION OF CLARE COUNTY LOCAL PLANNING COMMISSIONS 18 THE PREPARATION OF THIS MAP WAS FINANCED IN PART htR0UGH A COMPREHENSIVE PLANNING GRANT FROM THE DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT, ADMINISTERED BY THE STATE OF MICHIGAN CLARE COUNTY, MICHIGAN �It shoLJld be the policy of the City of Clare and Clare County to promote the CBD area of the City. Redevelopment of the business center through rehab ii itation and renewal could provide sufficient off-street parking, a stronger commercial district, office uses and high density residential development. Another intensive land use in the City of Clare area is the industrial development proposed south of the City. The 40 acre, 16 site industrial park wil I be complete in the latter part of 1978. The central business district in the City of Harrison is another intemive land use development. It is a substantial business center which serves the central ar,d northern portions of Clare County. This business center wil I serve a secondary function to the City of Clare's business core. North of the City of Harrison, in Hayes Township, is located an 18 site industrial park. The park is served by paved roadways and other utilities. The area has some industrial development, is flat and is between the two U.S. 27 interchanges serving the City of Harrison. A second industrial park is presently being developed in the City of Harrison and should be complete with all facilities by August, 1978. A third intensive use is proposed in the Village of Farwell. Presently the Village is in a period of improvement. The voters of Farwell approved in tv\:irch of 1977 to accept a $400,000 sewer and water grant to improve their present system. Also, there is a good possibility rhat Farwell will be developing on industrial park. However, the Vil loge of Farwell lacks a zoning ordinance to control potential growth. The Village of Farwell should investigate preparation of a zoning ordinance and other reasonable controls to combat haphazard, untimely development. Low Intensity Development Sectors. --Low Intensity Sectors represent areas with varying degrees of development. For the most part, these sectors range from small lake front lot developments to very large rural lot developments. Both types of Low Intensity Development has its own character. Moderate Density Residentiol.--This sector provides for a moderate density of between three and six families per gross acre. These densities are possible in Clare County only because most of the areas in moderate density are seasonal residence areas. If more permanent residents move into these areas municipal utilities might be needed~ Moderate density development refers to single-family development on small lots in forested and lake areas and also townhouse development. A mixture of housing types and lot sizes will provide a heterogeneous community, allowing a mixture of age groups and income ranges. Planning for related land uses, (e.g., schools, neighborhood shopping centers and recreation areas) and their location is the responsibility of local planning. It is important for local municipalities to recognize the relation- . ship of their local plans to the Regional Plan. County roads and facilities should be provided in a regional concept. It should be the policy of local municipalities to require a full range of improvements (e.g., underground utilities, sidewalks, and paved roads) within the moderate density subdivision areas. These areas are urban in - 102 - �i nature and require such improvements. The Clare County Road Commission now requires that al I new residential subdivisions have paved roads. The unincorporated communities in Clare County are also proposed for moderate density development. Lake George and Meredith have already taken steps to insure coordinated growth through use of land use planning and zoning. A water and sewer pion was prepared for Lake George due to an increasing number of permanent residents. The pion was turned down by the Lincoln Township Board as being too expensive. To minimize potential health problems Lincoln Township should consider alternative water supply and sewage disposal systems. Lake Station (Garfield Township) however, hos not token any major steps to pion for its future other than that of a land use pion prepared for the Township in 1976. A zoning program should be undertaken in Garfield Township to ensure that Lake Station's a viable I iving and service oriented area. Large amounts of growth within or adjacent to these concentrations of development should not be encouraged. These areas primarily serve immediate service needs. Their character should not be encouraged to change since it is more economical and beneficial to the County as a whole to promote growth in the Clare and Harrison City areas. Low Density Residential. --It must be recognized that large lot subdivisions ore in demand. The number of families per acre may range up to three. These suburban densities do not always require o full range of urban improvements and municipal utilities. Where all utilities are provided, it may be feasible in certain areas to exceed this density range subject to detailed local site planning and based upon · specific land characteristics and potentials. The low density areas in Clare County are included within the Low Density Development Sector. Rura I Forested-Non-Farm In Clare County, there is considerable evidence of residential development locating in rural areas. Completely preventing this type of development is unrealistic. It, however, should be carefully watched. Urban improvements (e.g., paved roads, municipal utility systems,. fire and police protection and schools) cannot economically be provided as they could be in the urban areas of the County. In these rural areas, lot sizes should be in the range of one and two acres, but no larger than 10 acres. Lot splitting and subdividing should be controlled through zoning and subdivision ordinances. In many cases the rural areas are on the fringe of urban development. Land speculation and promotion con become detrimental to the future development of these areas if and when demand permits such development. It should be the policy of local municipalities to discourage subdivision activity in these areas by requiring large lots through ::oning and to discourage long, narrow lot splits {by requiring a minimum width to depth ratio for residential lots). Conservation Sector Two large areas in Clore County ore suggested as Conservation Sectors (See tvbp 18). Four outstanding features of these areas are the topography, woodiand, wetland and - 103 - �generally large acreage of State owned land, and lakes. In these areas, some land has over 12 percent slope and are not conducive to urban development. Winterfield, Summerfield, Redding, Freeman, Lincoln and Greenwood Townships comprise much of the Conservation area in the northern and western portion of the County. Heavily wooded areas and significant topographic variations characterize this area. Estate development (ten acres or more) and recreation areas (State parks, scout camps and private camps) typify the existing development. Such development preserves the natural beauty of the area and should be preserved and expanded in the future. The Conservation Sector expands into Hatton Township and includes the MidMichigan Community College due to its large wooded site and Camp Rotary a major Scout Camp. Parts of Frost and Franklin Townships comprise another Conservation area north of the City of Harrison. This area has a rolling terrain and is heavily wooded. Clare County has the topography and natural assets to develop as a regional recreation area. Seven mill ion people are within three hour's drive of the County and access by these people to the County is greatly enhanced by the e;xisting freeway system. Recreation and tourism has become one of Michigan's largest industries. It is possible for Clare County to take greater advantage of this industry and provide a new economic stimulus within the County. It should be a policy of the County to establish a committee to further investigate the recreation potential of Clare County. The Clare and Harrison City Chambers of Commerce and other organizations in the County could work with a County recreation committee to promote the idea of a recreation industry in the County. State and Federal agencies could also be contacted to lend assistance in this area. It should be the policy of Clare County and local municipalities to preserve and enhance the natural amenities of the Conservation Sector. Zoning Ordinances should be adopted in Redding and Greenwood Townships; the other townships in the Conservation Sector should strictly implement their existing ordinances. Agricultural Sector The primary agricultural land in Clare County is in the southern and eastern portions of the County. These areas have gently rolling terrain with fertile soils which are presently being farmed in many locations. The biggest problem in the Agricultural Sector relates to scattered residential developments. To help control this situation and protect the agricultural nature of the ar~, small lot residential development should be discouraged on active agricultural land. Two areas in the Agricultural Sector will have urban pressures. One such area is in Grant, Garfield and Surrey Townships. The concept of the Land Use Plan is to provide a broad open space area between the two urban areas in the County. Strong zoning ordinances will be necessary to discourage subdivision activity in this area. Certain areas around Lake Station and the U.S. 115 and U.S. 10 intersection may experience growth, but this growth should be concentrated and I imited. - 104 - �A second area which will hove urban""i:lgricultural conflicts is in the east Grant and west Sheridan Township areas. The soils to the east of the City of Clore are generally not conducive to urban development and a strong zoning ordinance can protect this area. Land Use Control Most townships in Clare County have zoning ordinances in effect. Those townships without zoning as of June 1978 are Garfield, Grant, Greenwood and Redding Townships. Within these townships, there are no regulations regarding the location of land uses. At present only Redding Township has not developed a Township Land Use Plan. The remainder of the townships do have (or will have before 1979) zoning ordinances in effect. Ten of the 12 zoned township's did so through the assistance of the Association of Clare County Local Planning Commissions. In forming the Association the township's were able to prepare their zoning ordinances in a basically uniformed manner. Thus, the district sizes and allowable development for the agricultural, forestry, recreation, commercial and residential areas do not conflict. It is now the responsibility of these townships to equitably enforce and when the need arises to properly update their Land Use Plans and Zoning Ordinances. Each township presently has its own part time Zoning Administrator. Consideration should be given to the cooperative effort of hiring a full time professional Zoning Administrator and enforce al I the zoned Townships in the County. The Townships of Arthur and Frost prepared their own Zoning Ordinances without the help of professional planning personnel. These Townships should consider revising the ordinances to take into account the standards their surrounding Clare County Townships have adopted • The Vil Iage of Farwell is the only incorporated community that does not have a zoning ordinance. In 1976 the Village Council approved a Future Land Use Plan but did not take action to prepare a zoning ordinance. Farwel I should adopt a zoning ordinance immediately, especially considering its high intensity development potential. Conclusion The Sector Theory proposed by the Regional Comprehensive Plan requires a high degree of responsibility on the part of local municipalities to place controls on the development of Clare County. It will take a large effort on the part of the Association of Clare County Local Planning Commissions and the Clare County Planning Commission to encourage loca·I leaders to adopt the concept of the Plan and to implement the Plan through proper land use controls. In some instances, the County will have to supply the needed expertise and I eadership for local municipalities. This may be done by developing model ordinances for local adoption, preparing a series of education meetings on the Association's Planning Program and developing methods for the County to share in the enforcement of local ordinances. As noted earlier, the fact that a particular existing industry, business or subdivision is omitted from the Future Land Use Plan does not mean new or changed land uses in the future cannot be recognized on more detailed, - 105 - �local municipal plans and zoning ordinances prepared under the guidance of the more general Regional Comprehensive Plan. The Future Land Use Plan primarily deals with 11 sectors 11 of land use intensity rather than individual land uses. Some communities may object to the fact that their area is not considered for urban growth. The Association of Clare County Local Planning Commissions and the Clare County Planning Commission must convince such leaders that growth and bigness do not necessarily equate to qua I ity of I iving environment or even progress. Urban growth is a burden. Utility systems, road systems and community facilities must be developed where growth occurs. Problems of pollution, land use controls, increased assessments and taxation and numerous other problems will plague growth communities. Certainly more expertise in government is required. Most communities in Clare County need not be faced with such burdens; other communities cannot escape these problems and must face up to them. This Land Use Plan can only be achieved if County and local community leaders accept its challenge and work towards its accomplishment. - 106 - �ORGANIZATIONAL ANALYSIS �ORGANIZATIONAL ANALYSIS Introduction The Organizational Analysis is part of the implementation phase of the planning program in which definite proposals are made relating to the structure and organization of the present government in Clare County. It is not within the scope of this study to undertake a detailed time-study analysis of the several County departments but rather: to make recommendations relating to the overall structure of the present government organization. Recommendations contained within this study are not meant to reflect the qualifications or capacities of the individuals filling these affected positions. Structure of Counties Counties in Michigan, as in many other states, operate on a series of laws passed over an extended period (150 years in Michigan) even though revisions were made in the 1963 State Constitution. The present structure of County government in Michigan places both elected and appointed officials in office. The State Constitution spells out the functions and powers of these officeholders in Michigan. There is I ittle centralized authority as different government officials are not responsible to a single authority. The fact that County officials have managed to perform their duties so well is a tribute to their capabilities and not a result of the present organizational structure as defined in the Michigan Constitution and State laws. However, counties only have those powers delegated to them by the State. Their administrative structures and financial and service powers are explicitly spelled out in the State Constitution. Few court decisions have been made regarding the implied powers of the County so it is impossible to determine if they may be expanded beyond their present limit. Administrative Offices The State Constitution presently requires that the following offices be filled through a direct, partisan, county-wide election -- Clerk, Prosecuting Attorney, Treasurer, Sheriff, Drain Commissioner and Register of Deeds. 26 The Judges of the Probate, Circuit and District Courts are also elected. The people filling the above offices, with the exception of the jrJ dges, constitute the "executive" branch of the government in Clare County. It is quite evident that the lines of responsibility of these offices are set up to make the holders of the above offices directly responsible to the electorate instead of being appointed as the County residents directly determined who are the officeholders. Legislative Branch The County Board of Commissioners constitutes the legislative body of county government but also holds some administrative powers as delegated to it by the State laws relating to county government. The number of Commissioners within a county is governed by State law, depending upon the resident population as indicated following: 26 The Register of Deeds and the County Clerk offices may be combined . .... 107 - �County Popula t ion 0 - 5,000 5, 00 l - 10, 000 10,001 - 50,000 50, 00 l -600, 000 over 600,000 Ma x imum Number of Commissioners 7 10 15 21 25-35 At present, there are seven members of the Board of Commissioners in Clare County. Each member of the Bo:Jrd represents one geographic district of the County with approximately an equal number of County residents living in each district so that the one-man, one-vote principle is in effect. A committee composed of the County Clerk, County Treasurer, and County Prosecuting Attorney decided in 1971 that there will continue to be seven districts during the 1970 decade but the boundaries of the existing districts will change due to the new 1970 Federal Census. 27 The County Board of Commissioners has the power to set the budgets of most of the departments (a notable exception is the County Road Commission which receives its funds directly from the State collections of gas and weight taxes) and thus exercises financial control over most of them. However, as indicated, the holders of most County offices are elected and in this respect are not directly responsible to the County Board of Commissioners. tv\any advisory committees and boards are also appointed by the Commissioners and report directly to this body. In effect, these committee members do most of the work for the Board and make recommendations directly to it. · County Functions Service Functions of Counties Previously, it was felt by many political observers that with improved transportation and communication and more urban centers that service functions of the County would gradually disappear and give way to the more densely populated municipalities. However, just the opposite trend has developed. tv\any students of government now feel that the County is the best level of government to provide services. This increase in responsibility to County government has occurred as many services can be performed more efficiently and economically on a county-wide basis where economies of scale and possibilities of specialization develop (e.g., water and sewer systems and I ibraries). Also, in rural, unincorporated areas, the County is the logical body to provide these services as many townships do not have the financial resources to cope with the problems. The Federal and State governments have also realized the value of performing certain services on an area-wide basis and have encouraged the County role by providing grants · and aid to counties. In the future, the service function of the counties in Michigan will undoubtedly increase, especially in areas which ore becoming urbanized, as urban problems spill over municipal boundaries into the outlying areas. The services provided by the counties which are mandatory and required by the State consist of holding elections, maintenance of law and order, care of prisoners, providing courts, supervising pub Iic welfare, keeping vital records, maintenance of county roads, care of dependent and neglected children and the relief of indigents. ' 27 Clare County Clerk, April, 1978. �Permissive functions or those which the county is allowed but not required to perform include the construction and operation of parks, I ibraries, airports, hospitals, the provision of other health services, water and sewer systems and port facilities. However, counties cannot perform services for incorporated areas within boundaries unless these areas specifically give the county permission to do so. Financial Powers There are three basic sources of revenue for counties--property taxes, State allocations and Federal aid, and fees, fines and charges. The combined County property tax assessed by the townships, school districts, and the County is limited to 15 mills or $15.00 per $1,000 of State Equalized Valuation. With a referendum vote, the limit may be raised up to 18 mills. In 1974 Clare County voters set a fixed millage I imit of 15 mills to be distributed in the following manner: County Townships Clare County Intermediate School District School Operatinga 6 Mid-Michigan College 5.5 mills 1.0 mills .5 mills 8.0mills l.5mills aThe rate will vary depending upon the respective school district. 6 1ndicates an extra-voted millage. At present, there is no proposal to increase the mil loge over the present 15 .00 mil I I imit. The counties have no control over the amount of State aid refunded to them as the established formula upon which these disbursements are based is applied to the total dollars collected at the State level. Federal aid to counties depends upon the need of the county and the county's awareness of the Federally funded programs and its financial ability to raise its share when required to do so. The counties thus have no control over the amount of State or Federal aid available to them, but can further their own causes by pursuing certain programs (e.g._, State recreation and Federal water-sewer grants). ln relation to charges, fees and fines, I ittle control is established in the county except for the amount of various user charges which it sets. In relation to the total revenue picture, the amount of the property tax is the only area in which the county can influence its revenue intake to any large extent and an upper limit is set on this amount by the voters. At present, counties cannot establish and use non-property taxes such as an income, sales or value-added to obtain revenues~ Thus, no additional sources of tax revenue are available for use at the county level. The amount of debt which a county may pledge its full faith and credit is limited by the State Constitution to ten percent of the State Equalized Valuation of real and personal property, or about $19,000,000 in Clare County as of 1978. -109 - �Charter Counties The next question which needs to be answered is what alternatives and modifications to the present structure of government in Clare County are available? Act 293 of 1966 sets up the guidelines for Charter or Home Rule counties in the State as allowed by the .1963 State Constitution. At present, only two counties have sought to exercise the authority of the Act. Wayne County voters have twice rejected propositions to authorize a charter commission while ~ltas County voters, after having elected a charter commission, rejected, by a wide margin, the proposed charter. Since this alternate form of government exists in Michigan, the provisions of Act 293 are briefly discussed in this study. Administration The County Home Rule Act of 1966, or Charter County Act, requires, as in the statutes relating to general county government I that five offices--Clerk, Sheriff, Treasurer, Register of Deeds and Prosecuting Attorney--be filled by direct partisan elections. It . appears that the Drain Commissioner and Road Commission could be appointed or elected under a non-partisan system. No meaningful changes are made in administration by enactment of Act 293. Service Functions There is no fundamental difference in the service functions of the county under the general county or charter county act. The county is stil I required under the home rule act to provide the same mandatory services as under the existing structure. Also, any countywide services cannot be carried out in vii loges or cities without the permission of such incorporated areas under either county structure. Taxing Powers The cost of county services under County Home Rule would approximate those under the present governmental organization. Salaries and supplies are increasing and will continue to do so under either form of government. Also, the public will continue to demand more and better ser1ices regardless of the type of government which provides them. On the revenue side of the ledger, Act 293 offers the possibility of increased revenue from the same sources. The County could set up a ten mill tax limit in its charter. This is 4 .5 mills more than the present 5 .50 I imit voted in Clare County in 1974. No new county taxing powers are granted under the County Home Rule Act. Conclusion The County Home Rule Act, Act 293,does not have the potential substantially to improve operations in Clare County. This is the case not so much because of the Act's wording but because of the existence and nature of Michigan townships. Since World War II Michigan townships have advanced in legal status to the point that they approach the legal standing of Michigan cities. As a result, Michigan counties have no geographical - 110 - �territory or population over which they have exclusive control (except with respect to certain functions). The Michigan situation, then, provides a special dilemna for county home rule advocates. There are several alternatives. One, which is to confront the issue of township or city legal standings, would require a substantial political fight. A second altern~tive is to limit county powers to so-called "new" functions as they become apparent. Another is to assign certain aspects of individual services and regulatory functions to the county-an approach which could give counties a role as a "producer" or "wholesaler" of services while other units focus on the 11 del ivery II or "retailing 11 aspect of the service or function. County Administra tor One additional topic related to the structure of county government is the issue of whether to have a full-time Administrator, or Control Ier, depending upon the title used. At present, all County Administrators in Michigan are appointed. They obtain their legal power of office from the County Board of Commissioners. Clore County In Clare County, the growth of County services and expenditures has been steadily increasing. The 1978 budget allows for over $2,280,000 in expenditures of County funds, excluding the budget of the rood commission which is a separate entity. Thus, County government in Clare is at the present time a mil I ion dollar plus operation. At present, the administrative function of the government is directed by those members of the County Board of Commissioners on a part:-time basis. The fact that the County has maintained a high level of services at a reasonable expense is a tribute to the efforts of the members of this Board. In approximately 22 counties, a full-time administrative position has been created by the Board. His functions are to review the budget, handle personnel problems, be the purchasing agent and advise the Board on other County affairs. There hc1ve b-aen no studies conducted to determine the effect of such an administrator upon efficiency, costs and the level of government services. Much of · the effectiveness of such an executive is an individual matter which varies from county to county and is dependent upon two basic criteria: the ability of the person fil I ing the office and the power granted to this individual by the County Boord. Unfortunately, no quonti tative measure of these actual benefits exists as efficiency or output per dollar may increase but only with the spending of more money. It is recommended that the County Boord of Commissi.oners consider creating an office for a full-time appointed administrator when the County population and work load demands it. Such an administrator would be directly responsible to the controller or administrator. Also, Gogebic County, whose 1970 population was approximately 20,676 has a control Ier. Prior to 1969, any counties with a population greater than 75,000 could implement the controller act. However, this restriction was removed in that year, and since that time, the concept has been implemented and investigated by some counties with a population less than the 75, 000 figure. - Ill - �It is felt that such an administrator could significantly reduce the work load of the Board of Commissioners and act in an advisory capacity to the members of the Board. The powe rs of this administrator should be as broad as possible and exp! icitly defined. Since this office is created at the wi II of the Board, it can be dissolved if found to be unsatisfactory. No increase in efficiency can be expected if such a position is created but no power is granted to the officeholder. The duties of such an administrator would be to implement the pol icy decisions of the County Boord of Commissioners. He would be responsible for preparing the budget, handling labor negotiations, centralizing purchasing and organizing and staffing those departments over which he would have control. In many instances, an insight into the daily activities of the various departments is required to determine their actual needs and to see what improvements can be undertaken (e.g., shifting of personnel and work loads between various departments and the consolidation or improvement of specific services provided by the County). A county administrator could fulfill such a void that presently exists and would most Iikely more than pay his salary by increased efficiency and output. In effect, such an administrator would implement the pol icy of the County Board of Commissioners. He would perform the administrative functions of the Board and free them to make pol icy decisions. Board of Auditors The County can establish a Board of Auditors consisting of a one-; two- or three-man Board whose members are appointed by the County Board of Commissioners. The Board of Auditors has assumed the role of the full-time administrative agency in counties having such a body. Its functions are to advise the County Board of Commissioners on policies relating to budgets, established a centralized purchasing department, audit all claims against the County and be responsible for other functions not specifically · assigned to any other County departments (if desired. by the Board). The role of the Bo1:ird of Auditors would be one that overlapped considerably with a full-time executive. Therefore, it is proposed that no Board of Auditors be created for Clare County since the functions of such a body would be similar to that of a full-time administrator. ~ounty Board of Commissioners Number of Members The present governing body in al I counties is the County Board of Commissioners. This agency replaced the County Board of Supervisors in 1968 as the administrative board within all counties in Michigan. In Clare County, there were 27 members on the County Board of Supervisors. Included were the Township Supervisors and one or more city supervisors from each municipality, depending upon the population of the incorporated area. The number of commissioners wil I remain at seven during the 1970 but a change in boundaries will occur so that the one-man/one vote principle will remain in effect. It is felt that seven is a workable number for the County Board of Commissioners. It is also recommended that in Clare County, the number range between seven and 13 members, and always consist of an uneven number of members. Thus, the Board would not be too - 112 - �smal I to complete its work nor be too large and cumbersome. It is imperative that an uneven number of commissioners be apportioned so that inequities will not exist on issues coming before the County Board of Commissioners. It is understood that the number of commissioners only changes at the time of each Federal decennial census and that reapportionment is governed by a committee consisting of the County Treasurer, County Clerk and County Prosecuting Attorney. However, many proposals as to the number of districts are usually received. This recommendation, if fol lowed, would place some I imits on the number of commissioners and would estab! ish certain guidelines. Drain Commission This deportment is to a large extent financially outo:iomous as most of the Drain Commission projects ore financed via special assessment levies even though County drains at large ore paid from the County General Fund. Due to the very nature of its functions, it hos many contracts with the Road Commission. Also, it hos close contact with the Register of Deeds office. Planning Commission The Clare County Planning Commission is charged with the responsibility of making studies, investigations and surveys relative to the economic, social and physical development of the County, formulating plans and making recommendations for the most economic, social and physical development of the County; cooperating with all departments, State and Federal governments, and other pub I ic agencies concerned with programs directed toward the economic, social and physical development of the County; and consulting with representatives of adjacent counties with respect to their planning so that conflicting, overall plans may be avoided. A necessary part of any planning program is implementation. This is the stage through which many of the recommendations and policies contained in the Plan are put into effect. It is, therefore, recommended that the County Planning Commission establish workable channels through which planning recommendations can be implemented once the Comprehensive Development Plan is completed. ' These channels could take a variety of forms. A full-time planning staff could be hired and a planning department created. Planning services could also be made available through professional planning consultants. A monthly retainer could be us~d to provide planning expertise to local government for a specified number of days per month. The County Planning Commission could also appoint new committees among itself to study in depth sp~cific problems. Whatever channels are established, the County Planning Commission must remain sensitive to the needs of the local units of government. It is recommended that the Clare County Planning By-Laws be reviewed. Periodic review of such By-Laws can promote revisions which are relevant to the composition and policies of the Commission. Items which should be reviewed carefully are membership, duties of the Chairman, attendance and duties of committees. - 113 - �It is also recommended that membe rs of the County Planning Commission be given nominal per diem compensation for attendance at meetings. This compensation should be commensurate with that amount received by other similar committees. This will not only serve to reinforce the val ue and necessity of planning in relation to other County departments but may also increase attendance at meetings. Regular monthly meetings should be held to keep the County Planning Commission actively involved with the Association of Clare County Local Planning Commissions and al I township planning and zoning changes. A~sociation of Clare County Local Planning Commissions The "Association" is a group of communities in the County which formed for the purpose of having land use plans, zoning ordinances and housing studies prepared. Act 245 of the Public Acts of 1945, as amended, enabled the Association to apply for 701 planning funds, thereby, helping the members afford professional planning expertise. Three annual 701 grants were awarded by the State to the Association in the years 1975-1978. During this period nine land use plans, five housing studies, 11 zoning ordinances and a Regional Comprehensive Plan were prepared (all were adopted except for Grant Township Zoning Ordinance). In most cases very little planning activity would have been completed by the local governmental units had there not been an in-house planning · advisor available to answer daily questions. The members of the Association may also avail themselves to the services of a professional planning consultant who is contracted yearly to perform specific duties. Both the planning advisor and consultant are paid through the 701 Planning Assistance Grant. The Planning Grant helps keep the Association in a sound financial footing. Every dollar collected in Clare County is matched by two federal dollars. This matching money allows many communities who could not otherwise afford to prepare professional quality plans to do so. Bu ii ding Dee9rtment As of November 6, 1974 the State of Michigan's statute mandated that a building permit be required for all structural work. In Clare County the Building Department is located in the County Courthouse in the City of Harrison and is manned by two full-time inspectors (one building and one electrical) and a full-time girl Friday. It is the responsibility of the Building Department to ensure that all structural work meets the State building code. This means that all new construction (including mobile home installation), changing of supporting or bearing sections, additions, demo! itions and the moving of structures cannot be done unless a permit is first obtained. Also, a building permit cannot be issued until the following conditions are met: 1) a zoning permit has been issued by the respective community (if applicable), 2) a sanitation permit has been obtained from the Health Department, 3) a floor plan and the other applicable details have been presented to the Building Official, and 4) a complete application and energy code worksheet had been comp Ieted • Thus, the Building Department makes sure that all new development complies with the applicable local and County regulations. For added insurance a minimum of three on-site - 114 - �inspections are performed after the permit has been issued to insure that the construction wi ll comply with the State building code. If someone fails to obtain a permit before starting construction a fee double the original building permit is charged. If any plumbing changes are needed a plumbing permit is required, the forms are available from the Building Department, but a State inspector is called out to perform this duty. If any electrical work is needed, an electrical permit is also required. The Clare County Board of Commissioners hired an inspector early in 1978 just to handle electrical inspections (he shares an office and secretary with the Building Inspector.) As the Building Department is presently set up it is an efficient organization. An improvement could be made, however, if a zoning administrator was also housed with the Building Inspector. Presently, each community that has zoning has its own zoning administrator. A more efficient system would be to have one professional full time administrator shared by all communities, rather than having 15 or 16 part time, wel I intentional but inexperienced laymen. Treasurer The County Treasurer is an elected County official with a myriad of duties. The Treasurer's office is the one County agency which experiences a peak work load in the spring and a lower volume- in the last two months of the year. At the present time, an additionaly part-time person is employed during the first few months following February 28, to handle this seasonal increase of work. One function of a County Administrator would be to transfer people from one department to another during this peak and slack work months. This could be done in the Treasurer's office but not without the advice of someone who has a day-to-day working knowledge of the various County departments which would be affected. Presently, as required by a Michigan State Statute, the delinquent tax rolls are turned over to the County Treasurer each spring. When the taxes are collected by the County, they ore distributed to the local municipalities and school districts. A State statute allows the County to pay the municipalities the money due them, and collect it themselves with all interest accruing to the County. This action saves bookkeeping for the Co'.Jnty Treasurer as the rolls do not have to be reviewed to determine where the money is to be distributed when collected. From this activity the County receives a four percent col Iection fee and three-quarters of one cent interest for each month of delinquency. Courts Counties in Michigan have little control over the number of judges of the Probate, District or Circuit Courts which are assigned to them. The State pays a large proportion of their respective salaries and determines their respective jurisdictions. Thus, Iittle administrative control is administered over them by the respective counties. Cooperative Extension Service The Clare County Office of the Michigan Cooperative Extension Service is located in - 115 - �the County Building in Harrison. Clare County, I ike other counties throughout the United States, has this educational arm extended from · the Land Grant College or University in their State. The funding of the Extension Service in Clare County is a joint effort by the Federal, State and County Governments. The Federal and State portions of the budget are funded through Michigan State University providing professional staff positions, bulletins, and other educational materials. Clare County supplies the office space~ office supplies, clerical staff, agent travel expenses and other office operational needs. The Clare Extension Office is staffed by a County Extension Director who has responsibility for total program direction and also works with Agriculture and Resource Development, a 4-H Youth agent and 4-H program assistant who work with boys and girls involved in the 4-H program. The extension office also has a Family Living Agent and Nutritional Assistant to work with families on family living programs and consumer marketing. The Cooperative Extension's programs are available to all Clare County residents. Complete support of all the resources at Michigan State University are available to provide these educaHonal programs. The Clare County Extension Staff is directly responsible to Michigan State University but is conscious of Clare County's needs and welcomes input from .Clare County residents on programs, program direction, evaluation, etc. The staff also works closely with other branches of County government, Township government, Churches, local organizations, etc. - 116 - �IMPLEMENTATION �IMPLEMENTATION CONTINUING PLANNING PROGRAM Introduction Due to the nature of urban growth today, increasing population makes continuing comprehensive planning necessary to guide orderly development, and to assure wise investment in future development. Planning must encompass economic and sociological considerations, land use inventories, and forecasts, community facilities plans, transportation plans, and capital improvements programming. Before improvements are made, it is vital to understand and thoroughly consider the interaction of each phase and the complete interdependence expressed by the word "comprehensive . " It is primarily due to this fact that Clare County has begun a comprehensive planning process, supported by County, State and local financing. As a result, many planning 'programs and inventories hove been initiated. However, planning is a continuing and evolving process. After the inventories, various analyses and forecasts ore made and final plans are prepared to guide future urban development. Reason will dictate that a continuing planning program is needed to keep data current and make continuous evaluations of any deviation from the projected course of growth established in the initital Comprehensive Plan and township plans would seriously affect future Goals and Policies as originally conceived. Therefore, the following Continuing Planning Program will guideline a framework for: Watching and charting the growth process in Clare County. Noting and evaluating deviations from the projected and recommended Comprehensive Plan and Township detailed plans. Quickly and accurately evaluating alternative suggestions on land use development. If Clare County's Continuing Planning Program is to evolve, requirements for this program should follow an established guideline. The suggested program consists of the following: 1. Surveillance-Keeping data inventories current while maintaining a continual watch over regional development and spotting and evaluating, as quickly as possible, the implications of any deviation from the projected course of development. 2. · Continuing Reappraisal-Checking for significant land use changes, and updating any corresponding elements. 3. Service Function-Provision of data from the planning program for day-today decisions. 4. Research-The development of improved procedures and forecasting abilities with the possible simplification of data requirements. 5. Annual Report-This phase is elaborated upon iater in this report. ' - 117 - �Throughout this guide of a Continuing Planning Program, time scheduled for the updating of various projects are given a bi-annually, annually, or over a period of several years. Because these time schedules are demanding and untried in Clare County, it may be desirable to alter them to develop a more realistic schedule and stil I conform with the intent of the total planning program. The alteration of these schedules wil I probably depend upon the rate at which urban development occurs in the County. Now that the County and its townships realize the planning pro.c ess is a reality and understand it· to be a necessity, the true success of the program will be the implementation of the recommended plans. If the plan in the Continuing Planning Program is to deal with reality, a procedure for obtaining official endorsements by all involved agencies should be integrated into the program, so that ultimate adoption is emphasized to complement plan preparation. Such endorsement may be generally assured by the following actions: 1. Complete involvement in the plan development by all Clare County, township and municipal agencies. Through such involvement, policymakers will sense the true basis and value of comprehensive planning. 2. Through the thorough understanding of the Goals and Policies of the program, the presence of bias, prejudice, political motive, or mere intuition will be removed as bases for pol icy decisions. 3. Encourage use of inventory and planned data. With the information gathered, private citizens and businesses can benefit directly in day-to-day decisions through their reliance upon available data. Organization One of the most crucial factors in the Continuing Planning Program is the establishment of an organization. In this manner, it can be assured that consideration will be given to all elements, and implementation of the proposed plan will actually occur. Understanding and cooperation between the local municipalities, townships, and the County must exist if they me to provide for the establishment of committees to effectively carry out a Continuing Planning Program. The participating agencies, committees, and commissions must determine the organization and structure of the agency best suited to local conditions. The Organization Chart, Chart 2, indicates the typical coordination of work of each participating agency and charts a flow of responsibility. Since the Association of Clare County Local Planning Commissions and the Clare County·· Planning Commission represents the interests of the aggregate population of the County, they can serve as the Coordinating Commissions or nucleus of the Comprehensive Planning Program. - 118 - ------ - - ------- -~. •. �CHART 2 SUGGESTED ORGANIZATIONAL STRUCTURE County Citizenry I I Local Government County Township Municipal Federal Government I State Government I Coordinating Commissions {Association of Clare County Local Planning Commissions and Clare County Planning Commission) Planning Director or Professional Sublet Services I I I I Technical Committees Ex-Officio Members ' ' I I I . I Planning Department Staff Citizen Participation Advisory Committees 119 ' �Policy formulation and overall direction of a Continuing Planning Program is carried out by the Association of Clare County Local Planning Commissions and the County Planning Commission. Technical committees, which should be composed of professional representatives of various participating agencies, wil I provide technical guidance and assist the Planning Director in directing the program. Technical committees should be established to help handle all phases of Comprehensive Planning such as transportation, land use, open space, recreation, and community facilities. The Planning Director should assist and advise the Coordinating Commissions in reviewing policy matters related to the Continuing Comprehensive Planning Program. The most important function of the Coordinating Commission is to assure that all projects are undertaken in conjunction with development concepts adopted in the Comprehensive Plan. Perhaps the most difficult planning task is determining whether a proposed project is in accordance with plan concepts. This determination must rest with the Coordinating Commissions and the Planning Director as a major part of their functions. In addition to scheduled meetings, the County Planning Commission should meet any time the need arises to formally review and approve or disapprove proposed projects and/or programs. It is recommended that the Coordinating Commission maintain a full time secretary and Planning Director to effectively guide a Continuing Planning Program, and to qualify the area for available federal financial assistance. Depending on financial capabilities, consultants may also be on a retainer basis. The Continuing Planning Process The Continuing Planning Process provides for goal identification and periodic revision, constant awareness of development occurring in the County, maintenance of current data, re-evaluation and revision of the Comprehensive Plan as necessary, annual reviews, and a report. This is the process that continually achieves a useful, meaningful, and current program. This Continuing Planning Program should be organized by the Planning Director to function on an annual basis. The preparation of an annual report based on the various planning elements should culminate each year's work. An analyses of the County's past year's growth should be contained in this report, with recommendations for the ensuing year's course of action. Special studies and analyses of changes in development patterns must be done to meet the objectives of the program •. In many cases, spot analyses can provide a means for updating a program without necessitating major data collection operations. Through the use of technical comm_ittees, local communities as well as townships should update their data so the Coordinating Commissions are aware of changes, development characteristics and patterns. - 120 - . �As the Continuing Planning Program progresses, Clare County wil I undoubtedly develop new and better techniques to perform the essential analyses and updating. Components of a Continuing Planning Program Goals and Policies A major step in a Continuing Planning Program is the periodic revision of Regional Goals and Policies. These elusive Regional desires must be updated to reflect the Regional aims and assure that development progresses as intended. 3ecause these Goals and Policies determine the overal I application of planning recommendations, it is imperative they be reviewed yearly. This review will determine the extent of progress toward achievement and modifications needed to reflect changing desires. As a part of this overall definition and revision, Goals and Policies should be identified for at least, but not limited to, the following items: housing, business, and aesthetics of the Region. Goals and Policies based upon these items should reflect sound principles to meet short- and long-range needs of the area. Total acceptance of the Goals and Policies must be contingent upon period review so that no action taken by the Regional and County Planning Commissions conflicts with overall Goals and Policies. Whatever the Goals and Policies selected, they should be publicized and discussed from time to time to keep the general public informed. These Goals and Policies should have the support of the County and local (township, village, city) officials, as there would be little chance of implementing them without their approval and support. County Value Factors A continuous effort should be made to evaluate attitudes and values held by the County concerning matters that may be affected positively or negatively by the Comprehensive Plan. For example, if the County values a strong recreational system, a continuing planning effort can be made to provide County parks, beaches, fishing sites and recreational facilities, and to provide adequate access to these recreational areas. If the County values the preservation of historic sites, planning can help insure development from disrupting or encroaching upon such areas. It is not a simple matter to keep an accurate account of something as subjective as County value factors, but through contacts with key community groups observing what various individuals do and say, or through attitude surveys, it is possible to gain a workable understanding of those things that can be protected and enhanced through sound County planning. Maintenance and Updating of Planning Data One of the more difficult but necessary work items for a Planning Director is the assembly and tabulation of planning data from various sources. An efficient and reliable method for collecting and fit ing this data must be provided so the Regional and County Commissions are informed of al I new developments and their utilization. It is important that this system ...;-· - 121 - �be designed by the Commissions and their Director to incorporate and produce information useful for the Continuing Planning Program and be readily retrievable. Population-Economic Data It is vital to the Continuing Planning Program that population and economic data be maintained and kept current. Population-economic data form the major yardstick for determining whether the County is developing in accordance with projected patterns. Therefore,. one of the key elements of the maintenance program is to record and compare actual growth with the forecasts contained within this Comprehensive Plan. Further, it is desirable to determine any major changes which,. in the long run, would affect the overal I development of the projected land use pattern. Data should be summarized in tabular form with the incorporated municipalities responsible for their jurisdictions, and the County and Townships responsible for the unincorporated areas. Such as the Michigan tax statistics,. employment data, sales tax data, Motor Vehicle Registration data, building permits, and State and County population estimates would be helpful in maintaining this phase. The annual updating of the County O.E.D.P. would be useful. It is important to emphasize that gathering data and making inventories is costly. Only those items required for proper planning considerations should be inventoried and duplications of studies should be avoided. Land Use Land use should be planned on a parcel-by-parcel basis and continually coded in the same manner used in the initial township plans. All agencies utilizing land use data should agree upon a standard land use code (Michigan Land Cover/Use Classification System) and be requested to use this standard system for identifying and coding land use activities within the County. This procedure would also help simplify later groupings of data. N\apping Inventory The current mapping program should be continued, providing for the annual updating of base maps used in the Comprehensive Planning Program. It is suggested that information be kept current through the establishment of a "chain of communication 11. This communication would involve cooperation between the local township and municipal governments and the County government for reporting changes in inventory information. Keeping base map information current can be costly but, in the long run, it will be beneficial to the County. Without current County, township and municipal base maps, a Continuing Planning Program will have less long-range value. Transportation Facilities All modes of transportation directly or indirectly affect one another, and current knowledge of the status of each mode is necessary for proper operation and forecast of a balanced transportation system. Therefore, a continuing inventory of transportation foci! ities should include streets and highways, airlines, railroads, and any other mode of transportation in use. - 122 - �Because of their predominant role in the transportation system thoroughfares must be fully inventoried. The inventory should cover all physical and operational characteristics and contain functional classifications in accordance with the Comprehensive Plan. Information pertaining to existing capabi Iities, average speeds, and past accident records should also be gathered and analyzed. Such information is vital in recommending and evaluating improvements to the system. Community Facilities New schools, parks, recreational areas, and public buildings should be added periodically to the original Comprehensive Plan. In order to keep a Cont inuing Planning Program abreast of current data related to parks and recreational facilities, it is recommended that quarterly meetings be held by a technical committee consisting of a member of each Municipal Park Board (if established), a member of the County Park Board (if established) and a member of the state Department of Natural Resources. This technical committee should submit quarterly reports to the Planning Commission for recording current data affecting its Comprehensive Planning Program. Likewise, a representative from each school district in Clare County should become a member of a technical committee that would also submit quarterly reports to the County Planning Commission and the Association of Clare County Local Planning Commissions. Financial Resources The status of financial resources is important. In the majority of cases, there are always more improvements needed than funds available. Financial resources and expenditures should be under constant review to determine if the best possible use is being made of existing revenues. County Capital Improvements Program should be made by a technical committee consisting of the Planning Director, a member of the County Board of Commissioners, a member of the County Planning Commission, and a member of the Association of Clare County Local Planning Commissions. If existing revenues ore inadequate to meet costs of improvements recommended, other methods and sources of acquiring additional funds should be investigated. Law and Ordinances As public officials can act only where statutes permit, laws and ordinances are the basic means of protecting and enhancing the overall welfare of Clare County's citizens. This protection is afforded by pol ice regulations, building codes, zoning · ordinances, subdivision regulations, health standards and other resolutions and laws. Without properly planned control through the use of laws and ordinances, the probability of proper development is remote. Therefore, all laws and ordinances should be reviewed annually with recommendations to proper officials for revisions, amendments and/or additions needed to promote development in the best interest. - 123 - �f Annual Review and Report for a Continuing Planning Program The fol lowing are several reasons for recommending an annual report of the Continuing Planning Program: • It would form a permanent reference document for development of the County in terms of population growth and characteristics. • It would form an important source of trend information for all data collected during the Continuing Planning Program. • The annual report would keep all involved agencies informed and, at the same time, ensure the on-schedule undertaking and completion of the many functions of the program. Work completed during any given year by the staff, technical committees, the Regional and County Planning Commissions, as well as by a Planning Director should be condensed into an annual report. After approval by the Regional and County Planning Commissions, this synthesized report may be reproduced in hand-out copies for public consumption. The report wou Id also directly benefit the Board of County Commissioners and other legislative authorities in future decisions affecting Clare County. The fol lowing items are suggested for inclusion in this annual report: • Tabulation of the annual change in population and employment by type of activity. These changes could be compared to the conditions forecast during the original studies. Deviations should be analyzed and followed by recommendations for new courses of action. Continual updating of the original Comprehensive Plan and local plans and ordinances is imperative. • Major new developments should be described in both tabular and graphic form to indicate the direction of shifts in population and employment • • An analysis of public expenditures should include a listing of major projects undertaken in the previous year, and their effect on the economy and growth of the County • • Finally, on the basis of all data collected during the previous year, recommendations should be made for the major emphasis or thrusts in the program during the a, suing year. • These recommendations might include requesting concentrated efforts for delving more deeply into specific areas, or an immediate updating of plans in light of substantial deviations from the original projected trends. Financial Responsibilities of the Continuing Planning Program Maintaining current data in respect to the majority of elements of a Comprehensive Plan has been indicated throughout this repeirt. Maintenance of data can range from full-time, day-to-day operations for the County to part-time or intermittent operations for the local communities, townships, or County,. This maintenance and evaluation is a requisite for proper planning. - 124 - .;;· �Responsibility for coordination of a Continuing Planning Program should be assigned to local governments and to the County Planning Commissions. In order to supplement the Planning Department's budget the County, incorporated cities, communities and townships requiring services within the County should appropriate monies. This cooperation between the County and local governments would undoubtedly make possible the hiring of a qualified, competent planner or firm. It would also achieve coordination of all community, township, and County planning elements. Federal funds may be available for financing portions of a Continuing Planning Program on a matching basis. An investigation should be launched to determine the availability of such funds from the U.S. Department of Housing and Urban Development (HUD) or other government departments. Proper planning does not come cheaply, but the end result of a sound planning program over a period of years will repay the County tenfold. The following table, "Updating Procedures," lists in outline form the procedure, frequency, and responsibility of a Continuing Planning Program for the points previously discussed in Maintenance and Updating of Planning Data . Table 40 - UPDATING PROCEDURES Population Factors Procedures Frequency Responsibility l. Update current population historical trends, including in- and out-migration estimates by age groups. Annually Local, County & Association 2. Update in- and out-migration pattern data. 5 Years Local, County & Association 3. Maintain current population and number of house ho Ids. Continually Local, County & Association 4. Forecast future (5- and 20-years populat-ion by urba nized area, political unit · or census zones. 5 Years Local, County & Association Econof!1iC Factors (Could -be accomplished as part of the Annual O. E. D. P. Updating Process) Procedure l. iVointain current data on labor force for the study area; i.e., employment and unemployment as inventoried by place of residence by the Bureau of Census - 125 - Frequency Responsibility Continually Loco I, County & Association �Procedure Frequenct Responsibil itt 2. Currently M::tintain current data on employment for th e study area by category by place of work. These control totals should then be distributed by zone. (Suggested categories are manufacturing, services, trade, transportation-communication-util ities, and agricu Itura I -resources extraction.) 3. M::tintain current per capita income data (in constant dollars). 5 Years County & Association 4. /v\ointain current average family income by zone (in constant dollars). 5 Years County & Association · 5. M::tintain current truck ownership and car ownership through use of Bureau of lv\otor Vehicle Registration. Annually County 6. M::tintain current state sales tax receipts and bank deposits by city. Continually Association 7. N\::iintain current retail sales. Bi -annua II y County & Association 8. M::tintain current data on land values or tax duplicate of land and structures. Continually Local, County & Association 9. Maintain income consumption patterns. As Needed County & Association . 5 Years County & Association 5 Years County & Association '5 Years County & Association 5 Years County & Association Frequency Responsibility ·10 ~ Review area economic growth and development potential. 11. Forncast future (5- and 20-year) employment by category by zone of work. 12. Forecast future (5- and 20-year) total personal income in constant dollars and calculate per capita income. 13. Forecast future (5- and 20-year) average family income in constant dollars by zone. Local, County & Association Land Use Procedure l. /v\ointain current land usage parcel by parcel. Continually Local, County & Association 2. Prepare current pattern and update coded maps of land use for comparison with previous maps and pub I ic presentation use. 3 Years Association 3. M::tintain current land utilization by category. ,Annually Association 4. Prepare pattern or coded future land use maps. - 126 - 5 Years Association ~.:.· •. �Procedure 5. Document land use forecast procedures. Frequency Responsibi I ity 5 Years County & Association Freguency Responsibi Iity tvbp Inventory Procedure 1. Provide new aerial photographs at fiveyear intervals (stereoscopic). 10 Years County 2. Provide sectional enlargements of aerial photos, l 11 = 400' in intensively developing areas. 10 Years County 3. Prepare aerial mosaic. 10 Years County 4. tv\:i i nta in current County base maps. Annually Association 5. tv\:iintain current base maps of townships. Annually Association 6. Prepare large scale maps of other large . areas of interest and study industrial park development and display maps. As Needed Local, County & Association Note: Aerial photographs may be used to review and check land use maps. Transportation Facilifies Procedure Frequency Responsibility 1. Number new freeways, expressways, major and collector intersections. As Needed County & Association 2. tv\:iintain current map of inter-section numbers. Continually Local, County & Association 3. tv\:iintain current functional classifications of all roads and streets. ·continually Local, County & Association 4. tv\:iintain current physical characteristics of network by I ink on al I except local streets. Annually County 5. Review capacities of, all inventoried streets, and intersections. 5 Years County 6. tv\:iintain a current Ii.sting of deficient intersections for improvement scheduling. Annually Local & County 7. Prepare map showing present usagecapacity relationship of all streets and intersections. As Needed Local & County 8. tv\:iintain current ADT maps of area showing volumes of all streets over 1000 ADT. As Needed County & Association - 127 - I �Procedure Frequency Responsibility Annually Loco l , County & Association 9. Determine dangerous locations from accident spot maps. 10. tvbintain current data on airlines, railroads, inter-city bus· and truck lines as required to balance area transportation system 11. tvbke field reconnaissance of each segment of the proposed network to determine feasibility. 5 Years Local, County & Association 12. Provide current design standards for future network. 7 Years Loco l & County Frequenc}'.: Responsibil itt Annually Local, County & Association Frequenci Responsibil itt Annually Local & County 5 Years Loca I & County Annually Loco I, C aunty & Association Community Facilities Procedure l. tvbintain current maps locating the following community facilities:* Present and proposed churches Present and Proposed schools and school .districts Present and-proposed parks, open space and recreational facilities Historical sites and buildings Fire districts Other community facilities Financial Resources Procedures l. tvbintain current the following financial data: Real and personal property tax Bonded indebtedness Present and committed tax obi igations. Jvloximum tax ra'tes and bonded indebtedness. Other data as necessary 2. Prepare cost estimates of future (5 and 20 years) capital improvements. *Jvlony of these maps are maintained and periodically updated by existing local agencies. This information should be utilized as much as possible. - 128 - ... ~ �Procedure 3. Recommend a 5 year and 20 year fiscal program and implementation procedures. Frequency Responsib i Ii ty 5 Years Local, County & Association Frequency Responsibility Laws and Ordinances Procedure 1. Main ta in current inventory of changes Continually to zoning resolutions, setback requirements, bui !ding codes, and I icensing powers. Loco I, County & Association 2. Local, County & Association Re-evaluate al I development codes and Annually resolutions as they relate to future development plans to determine deficiencies. - 129 - �APPENDIX �ENVIRONMENTAL ASSESSMENT Introduction The Regional Comprehensive Plan for Clare County is an overal I guide for the rational future planning of development in Clare County over the next 20 to 25 years. The Ex:sting Environment Analysis, analyzes the current conditions of the natural environment in the County, including an identification of existing environmental problems and potentials. The Land Use Plan element provides for desirable location of land uses to minimize land use conflicts, maximize economic and natural resources and provide for the County residents' housing, shopping and recreation needs. The Transportation Plan element analyzes the transportation system in the County and recommends future improvements, where necessary, to accommodate anticipated future transportation usage and to increase the safety and efficiency of the system. The Community Facilities Plan element analyzes and identifies deficiencies in the areas of recreation, schools, County administrative offices and pol ice and fire protection. Environmental Impact Clare County is essentially sparcely developed at present with only a few scattered small vacant lots and an increasing trend toward large rural lot development, thus there is virtually no environmental impact related to large scale development of vacant natural areas. However, the Plan does propose certain developmental policies in the Future Land Use Plan which calls for land use changes that would result in development of existing rural areas. High Intensity Development The proposed expansion of high intensity development north of the City of Harrison wil I eventually result in the development of many existing vacant areas. However, these high development uses will be subject to the Hayes Township Zoning Ordinance which requires proper setback and drainage. Also, the land which is presently proposed as Commercial on BR 27 north of the City of Harrison is a deteriorating large lot residential strip of development with interdispersed commercial and retail uses. In fact, high intensity development could improve the natural features through landscaping and planting of additional trees, shrubbery and grass. Low Intensity Development The Future Land Use Plan· also calls for some low intensity development in surrounding communities of Lake Station, Temple, Lake George and Meredith which at present have a number of deficient and substandard homes with small commercial cores providing some basic living services. Development in these areas could cause removal of several homes and the combining of some inadequate lots that in the end wil I benefit the environment by removing deficient structures, improving deficient lots, and providing population concentrations to support existing commercial areas. Additional development along U.S. 10, north of Farwell, Old U.S. 27 north and south of Harrison, approximately -130 - �500 acres directly west of the City of Clare, and the Five Lakes area are all expected to be future low intensity development sites. in Grant Township These areas are also presently in the stage of scattered commercial and more intensive residential use. The corridor on U.S. 10 northwest of the Village of Farwell is currently commercially zoned. High density residential areas abut this commercial corridor. A mobile home community is also included, as are many commercial uses and singlefamily residential lots. The area directly west of Clare has scattered commercial lots with Iittle natural ground cover. The area surrounding the Five Lakes development in Grant Township is also expected to flourish and develop to a more intensive area within the next twenty years. Two, five mile long corridors are expected to develop along Old U.S. 27 both north and south of the City of Harrison. Much of this land is already in small lot development with residential and commercial uses intermingled. Development of these corridors will be control Ied by zoning ordinances in both Hayes and Hatton Townships. Low Intensity Development is not planned to occur on large vacant properties and as such does not mar large acreages of vacant and previously untouched land. These areas are al ready located on the primary transportation system in their area of the County and no new roads would need to be constructed. In its developing stages the Low Intensity Sector will not need municipal services, however, when fully developed, in approximately the next twenty years, water and sewer services will probably have to be developed along the corridors and in the clusters of low intensity development in the various t?wnships. Exceptions to this proposed need might be the localities of Temple, Leota and Meredith which might not develop large concentrations of potential water and sewer users. Rural Residential Development Development in the Rural Residential Sector will be primarily large lot developments of one to ten acre lots and occassional estate-sized ·l ots. Sewer and water needs will not present themselves due to the large lot sizes and.the sandy conditions of much of the sectors soil. This Sector's development merely assumes that the existing pattern of subdividing and developing in these areas wil I continue and in fact that they should continue to al low ample land to be left for conservation and forestry uses. Most of the areas de! ineated as being in the Rural Residential Sector are already generally on smaller lots or larger tracts surrounded by ten acre or less size lots. The Future Land Use Section envisions that these existing residential areas be more fully utilized in the future. · The environmental impact of this development will destroy very little natural beauty of the large lots, which will accommodate an increasingly larger percentage of Clare County residents. If residential land is clustered in this fashion other more environmentally sensitive lands will not need to be developed. - 131 - �Agricultural Development Agricultural Development is expected to occur primarily in the south and south-west areas of Clare County. Much of this land is presently in agricultural use of some kind. The economic feasibility of a forested section of land being cleared for potential farm land is slight. With this fact in mind the Future Land Use Plan is expected to only minimally affect the environment in the Agricultural Development Sector. Conservation/Recreation Development The proposed acreage allocations in the Conservation/Recreation d istrict should be no less than ten acres in size. With lots this large environmental degradation should not occur. With densities this low, public facilities or utilities will not be needed. Wildlife habitats are generally found adjacent river basins and the only such area in Clare County is along the Muskegon River. In the Future Land Use Plan it is proposed that the Muskegon River area be untouched to allow the river basin to remain in its natural state. Concentrating urbanization on land in areas presently in various stages of development will have the effect of keeping the two major Conservation/Recreation areas in the most natural state possible. Unavoidable Adverse Environmental Effects The Plan will have minimal negative environmental effects because most of the Pion elements are aimed at improving the existing urban development. Relatively few changes in land use and densities are planned. The extent of the natural loss is confined to the removal of a smal I number of trees, shrubbery and grass normally associated with building a single-family home. There are no critical natural areas that will be disrupted. The effects on the man-made environment will potentially involve the widening of streets and the increasing of parking spaces in the incorporated communities. Alternative to the Plan The principal alternative to the planning program would be to take no action in the future, thereby allowing development to continue without the benefit of an overall guide or blue print. This is what happened in the past in Clare County. Numerous lake associations have formed to arrange for neighborhood and lake clean-up programs. Both Bud Lake in Hayes Township and Eight Point Lake in Garfield Township have hired a seaweed harvesting firm to improve their lakes. This occurance is the result of waste seeping into the lake in the form of phospherous and nitrogen. Both these elements feed the algea and seaweed growth in the lakes. The existing high density of single-family homes is too great for the lake environment to effectively handle with the implementation of various township zoning ordinances, lake areas and other environmentally sensitive areas wil I be protected from over development. The fact must be realized that Clare County will experience development in the future whether it is planned for or not. ~ 132 - �Relationship Between Short-Term Environmental Use and Long-Term Productivity Al I of the planning elements in this Plan are intended to provide recommendations and to project needs through the Year 2000. All recommendations are expected to be gradually implemented over the next 25 years. The recommendations made in the Plan are aimed at maintaining and enhancing the environment and long-term productivity of the County. Any short-term losses, deficiencies or inconveniences caused by the implementation of these recommendations, such as the removal of a few shrubs or bushes caused by maintenance and construction work, would be temporary and necessary to realize long-term benefits. Irreversible and Irretrievable Committment of Resources Numerous committee meetings and numerous hours of meetings wil I be the major resource committment. The total cost of the Regional. Comprehensive Plan's recommendations has not been calculated, as all of it awaits specific project planning; and much of the land acquisition will take place well in the future when additional people realize the beauty of I iving in northern Michigan. Surrounding the incorporated communities some natural resources (trees, grass and open space) will be lost, although most wil I be replaced through new planting and landscaping. Applicable Environmental Controls 1 Numerous controls are available to minimize any negative environmental effects that might be caused by these planning recommendations. Environmental Assessments with Federal and State review are required for any Federal Aid projects that might be implemented and, as part of these assessments, the Department of Public Works includes planned techniques designed to reduce negative environmental effects of a specific project. Numerous Federal and State agencies (including the Federal Highway Administration, Michigan Department of Natural Resources, Michigan Department of State Highways and Transportation, U.S. Army Corps of Engineers, Environmental Protection Agency, and U.S. Department of the Interior, among others) require environmental review. Two specific County agencies, the Clare County Road Commission and the Clare County Drain Commission, may sometimes be included in review procedures. Finally there is local review through the Clare County Building Department which will not approve a building permit unless a health permit has first been obtained through the Clare County Health Department and unless the local zoning administrator has assured the County Building Department that the development does obey all rules of the township or community. Included within all township zoning ordinances prepared by the Association of Clare County Local Planning Commissions is a section requiring that the local community prepare a wetlands map denoting environmentally sensitive lands and prohibiting development on such lots less than ten acres and only then if the use does not involve any major construction. If major construction is involved a professional engi.neer will have to have to prove that the environmental effects are minimal. - 133 - �VALUE OF HOUSINGa CLARE COUNTY 1970 1~ =-=-=-=-========================-===-=====-----=----=-------------------=--=---------- -----==== -Unit Townships: _. w ~ Arthur Franklin Freeman Frost Garfield Grant Greenwood Hamilton Hatton Hayes Lincoln Re dding Sheridan Summerfield Surrey Winterfield $5,000 Less $5,000 9,999 $10,000 14,999 $15,000 ,$17,500 17,499 19,999 $20,000 24,999 $25,000 J4,999 $J5,000 49,999 7 0 0 0 60 4 7 0 0 0 26 9 $50,000 Total . morP ne: cup ie d (_b) 16 6 48. 27 7 2J 16 14 0 0 0 65 19 26 6 37 14 24 10J 116 27 18 115 59 169 72 12 16 29 225 1J 39 JS 0 JS 14 15 JI+ 59 19 18 97 19 6 20 7 0 12 8 17 5 47 J17 I 6 0 0 12 8 0 21 15 6 6 0 0 0 10 6 0 0 6 6 0 0 20 0 0 0 0 0 0 0 0 0 0 0 0 98 26 31 28 22 0 6 0 0 0 9 115 105 J2 41 J9 68 53 74 21 221 191 0 19 0 0 0 0 0 0 0 0 0 0 187 76 387 1 /_~ 2 5(, 71 f-. 7 450 J4 Cities: Clare Harrison 19 J2 137 County Total 0 415 1155 82 62 615 424 21 0 0 0 ---~v-71 580 321 30 91 County Median= $9,900 * 1970 Census of Housing, U.S. Bureau of the Census, 4th Count Summary Tapes. a Owner Occupied, Data limited to one family homes, detached or attached, vacant or for sal e , on less than 10 acres and no business property. Cooperatives, Condominiums, mobile homes, trailers excluded, Based on 10% sample, b Indicates data suppressed for confidentiality purpo s.e s, C Includes suppre sse·d data therefore County totals· are accurate ·. . �TABLE A-2 HOUSING CHARACTERISTICS CLARE COUNTY 197 o•, ================================== ===========r=========================================== Bu-iJ .t . Unit Occupied I :Vacant · Year Round Seasonal .f or· Sea·s o~al Vacant Migratory i Occupied & Vacant Year Round Year -Eo1~..ohst..rJJ.Ction Vacant For Occasional Use Other Vacant 37 9 · Total TownshiQs: _, w ., (.)1 'r. Arthur Franklin Freeman Frost Garfield Grant Greenwood Hamilton Hatton Hayes Lincoln Redding Sheridan Summerfield Surrey Winterfield t48 150 31 114 ,382 530 135 299 171 604 204 77 218 100 679 120 - 267 .33 5 706 543 159 - 4 .. - 203 155 262 552 1090 689 269 - 218 420 645 145 11 '-~ 358 264 2180 1077 203 265 344 1070 184 67 1270 828 101 32 244 985 JO 5 5 9 21 14 ~o 203 422 262 585 1095 r:;9 3 26 9 19 22 227 24 10 106L~ 2(4 2723 1077 203 8 265 JOO - 60 50 4 344 1229 184 4 985 935 12802 Ci ties: Clare Harrison County Total * 90.5 478 5345 24 - 911 322 24 28 1737 4 11061 4837 499 - 1970 Census of Housing, Bureau of the Census, 4th Count Summary Tapes. ECMPDR Staff Calculations. ~ �TABLE A-3 TYPE OF STRUCTUREa CLARE COUNTY 1970• 1Unit 1 Unit Detached 1 Unit Attached 2 Units J-4 Units 5-19 Units - 7VIooIIe _______ _ 20-More Home Total Townshi.:2,s: w 0- Arthur Franklin Freeman Frost Garfield Grant Gre enwood Hamilton Hatton Hayes Lincoln Redding Sheridan Summerfield Surrey Winterfield . 170 137 0 0 0 0 4 0 0 0 0 0 0 0 11 0 0 0 7 0 0 12 0 13 19 0 0 0 7 13 0 0 0 21 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 750 809 6 124 7 JJ 34 4 23 15 10164 35 247 JS 86 250 528 1046 631 2L/.6 352 229 2039 1031 203 260 336 977 170 0 5 8 JO 0 0 .o 28 18 0 24 27 39 23 6 203 155 262 552 1 09 0 689 2ri 9 J 58 14 264 2180 1077 203 265 . · J4i-11070 184 0 48 /.j,3 985 911 0 L~91 27 104 22 0 5 8 55 Citi e s: Clare Harrison County Total *Census of Housing, U.S. Bureau of the Census, 4th Count Summary Tapes, aOccupied and Vacant Year Round. 0 11061 �TABLE A-4 COUNT OF HOUSING UNITS WITH COMPIETE BATHROOM FACILITI ESa CLARE COUNTY 1970•~ --=================o=============== ======================================================== Unit None or Half Bath 1 Bath 1 1/2 Baths 2 Baths 2 1/2 Baths 141 7 10 0 24 44 36 0 0 0 0 0 0 0 7 0 0 0 0 0 0 0 0 8 3 or More Baths Total Units 0 0 0 0 0 7 147 261 .537 1091 TownshiQs: ....w . ......;J (". Arthur Franklin 1''reeman Prost Garfield Grant Greenwood Hamil ton Hatton Hayes Lincoln Redding Sheridan Summerfield Surrey Winterfield , 57 48 72 15.5 373 34 112 70 532 37 197 71 770 110 15 14 0 6 18 0 0 0 32 4J 0 .5 0 13 7 149 13 689 708 128 52 3682 6.532 496 61 1358 489 159 · 58 2.53 174 47 193 J.58 668 579 155 0 277 201 31 775 23 0 :. 6 0 14 9 97 0 0 0 8 6 205 6 91 267 J78 262 · 219fi 107( 6 0 0 0 8 0 196 274 JJJ 1070 185 96 33 29 0 21 0 976 942 277 50 50 11087 Cities: Clare Harrison County Total * 1970 Census of Housing, U,S. Bureau of the Census, 4th Count Summary Tapes. a Occupied and Vacant Year Round, Based on 15% Sample Calculations, b Includes -bathr~om facilities also used by occupants of another unit. �TABLE A-5 SOURCE OF WATERa CLARE COUNTY 1970* ----------===-----==-=-=====-=-=--==========-==-====-=====-==-==-=~=========~=====-=== Unit Public Systemb or Private Company Individual Well Otherc . ' ., .. .. Total Units Townships; _, w co Arthur Franklin Freeman Frost Garfield Grant Greenwood Hu.m :i.lton Hatton Hayes Lincoln Redding Sheridan Surnmerf ie ld Surrey Winterfield 0 193 147 261 12 0 0 11-1-7 468 1055 54 24 537 0 261 6 7 371 72 2103 998 0 0 15 12 15 10 24 670 2L~L1, 6 0 8 21 54 205 261 1091 691 267 378 262 2196 0 1076 196 5 274 0 0 0 196 269 324 18 722 167 886 586 90 0 349 7 976 942 1969 8897 221 11087 333 o. 24 1·,o 333 1070 185 Cities: Clare Harrison County Total ~~ 1970 Census of Housing, U.S. Bureau of the Census, 4th Count Summary Tapes. ~ Occupied and Vacant Year Round, Based on 15% Cal ·u ulated Sample. Common source supplying water to more than 5 units. c Water directly from · springs, creeks, rivers, etc. �TAB1E A-6 HEATING EQUIPMENT CLARE COUNTY 197 o• i- -----==-=--=---=--=--=-~====-=---=-==-- ======--===-=-=-=--=---=------ =---=--=--=-==--~=-==-===- =Unit Steam or Hot Water Central Warm-Air Furnace Built-in Floor-Wall Electric Pipele.ss Furnace Units Room Heater with Flue Room FireplaceHeater Stoves without Portable Flue Heaters Not He at e d Tot a l TownshiQs: __, w '-0 ,. Arthur Franklin Freeman Frost Garfield Grant Greenwood Hamil ton Hatton Hayes Lincoln Redding Sheridan Summerfield Surrey Winterfield 5 7 0 0 29 19 0 14 16 58 0 0 25 0 JS L1- 68 92 0 116 218 406 SJ 88 72 386 96 0 90 0 J12 13 0 17 6 0 28 4 40 0 6 .30 J2 35 71 37 4 79 37 1J6 114 651 119 160 117 ~-17 511 828 95 ''. 87 161 76 41+9 ,.72 5 238 123 0 14 0 6 21 0 8 1J 22 0 88 33 50 J.1-G 24 0 29 13 15 1Li- 275 0 · 8 35 52 0 86 0 28 18 68 21 10 15 0 5 0 9 0 JJ 20J 155 262 552 J 090 5 ~89 0 14 9 18 358 264 21 80 1077 20J 26 S J4f+ 1070 184 10 209 0 0 5 0 1131 46 62 28 2.50 47 19 319 14 0 0 9 0 911 1080 256 20J8 129 1106 1 ·' 66 I+ 5 J 0 18 0 Ci tie 2 : Clare Harrison County Total * 1JO 51 396 47.5 4JJ . 2948 29 190 '70 . . •· , 0 985 :· 1024 1970 Census of Housing, U.S. Bureau of the Census, 4th Count Summary Tapes, �TABLE A-7 YEAR STRUCTURE BUILT CLARE COUNTY 1949 to 1970* ====================-=======-==================-===~==========================~==-====-· Unit 69-70 6 5-68 60-64 . 5' 7 36 7 33 27 6 71 79 183 159 41 80 79 245 60 31 45 309 177 15 26 131.J, 33 1,191 293 51 21 50-59 40-49 1939 or earlier Total Tow nshi.:2.§.1.. 1, _. ~ 0 ,. Arthur Franklin Freeman frost Garfield Grant Greenwood Hamilton Hatton Hayes Lincoln Redding Sheridan Summerfield Surrey Winterfield 11 56 6 35 10 113 90 67 18 27 98 54 22 39 294 231 203 155 26 2 184 35 186 31 12 43 235 245 114 38 68 1 O5 318 382 51 27 127 311 33 JO 1-1,3 67 97 112 105 150 211 109 11-1-2 517 313 985 911 421 1,643 2,768 2,.526 1,198 2,505 11 , 061 58 35 6 12 50 24 0 24 16 35 0 86 l-1,6 32 . 63 552 105 39 23 68 90 12 92 64 73 96 47 144 21-1264 73 1,090 089 2(9 358 2(.4 2,180 1,077 203 265 J44 1,070 184 5 239 ()0 Cities: Clare Harri -s on County Total Source: 1970 Census of Housing U.S. Bureau of the Census l-1-th Count· Summary Tapes. * Bases on 20% Sample, �TABLE A-8 COUNTY AND STATE MEDIAN VALUES a CLARE COUNTY 1970* =---------==-=-=-=---=-=-==============-=----=--===-=-=-------------------=-----------=--=-----County State Median Value $9,900 Unit Total No. Number Owner Below - .. Occupied .· · _·$1 o, ooo .% Total Median Value $17,600 Number Above $10, 000•,• Number Below % ·. , · $17, ·500_ -~otal . ,,... . ' Number Above $17,500 Township_s: ~ _, r Arthur Franklin Freeman Frost Garfield Grant Greenwood Hamilton Hatton Hayes Lincoln Redding Sheridan Summerfield Surrey Winterfield 60 23 JS 47 269 317 22 151 14J 1-J,7 187 76 J87 142 142 76 68 71 67 450 N/A 16 67. 239 N/A 321 580 156 11,4 3064 1542 56 52 228 111 · 50 56 5J 88 7 2-.5 36 229 234 77 85 74 11 40 SJ 29 20 6 62 . 6 0 25 . 0 87 N/A 118 174 45 :··43 -: 24· 159 . 59 78 89 23 100 53 N/A 37 : . . Jl_ .. 6. . ·_ :55 167 70 325 1J6 56 )2 f.4 96 100 65 . 211 .- N/A 46 · 67 J6J N/A 424 207 376 208 .65 11J 1522 2400 78 664 :. 0 . 100 81 N/A Citieg: Clare Harrison County Total • i- 27 J6 . 50 1970 Cens u s of Housing, U.S. Bureau of the Census, 4th Count Summary·. aOwner Occupied, ECMFDR Calculations, 65 204 �Clare County True Cash Value of Real and Personal Property as determined from Assessment Roll TABIE A-9 _____ 1972 __________ 197J __________ 1974 __________ 1975 __________ 1976 __________ 1977 ____ _ Real Pro:Qerty 16,101,439 Agricultural $13,881,664 16, 1% % of yearly change % of change '72-'77,, ,,,, 120,57% Commercial 14,359,166 $12,726,71.3 % of yearly change 12.8% % of change '72-'77,, ,,., 85, 1+% Industrial $4,644,875 4,574,855 -1,5% % of yearly change % of change '72-'77, ,, ,,, 37 • 1+% Residential $122,109,168 143,063,975 17,2% % of yearly change % of change '72-'77, ,,,,, 114,7% Timber Cut Over11,061,9J? 17 l 146- ! i 5z % of yearly change 55,0% % of change 0 72-'77,, .,,, 96,9% $162,456,191 Total Real yearly change 1 ..... % of change '72-'77, •,,,, % of ~ 197,587,350 21.6% 91,8% 22,213,003 .38.1% 30,127,364 37,7% 28,77.3,814 -5,9% .30,619,1..1-26 18,485,867 28,7% 21,275,229 17, 5% 22,06.3,838 1.6'.1- 23,592,944 6,9% 4,809,958 5. 1% 1+,527,416 -5,9% 4,878,828 7,7% 6,J80,9JO .3 O. 81, 18.3 ,616 l 930 215,356,661 17.6% 217,080,5.32 228,iS08,J21 5,.3% 20,961,186 22.2% 2J,6J0,885 .1J,9%· 23 f 290 I 01+6 21,777,715 -6. 51- 247,167,932 25, 1% 297,503,8.36 20,3% 295,886,102 ,541 28.J% , 51 -2.4% 6. 4ot J11,64J,411 5,.3%- �City of Clare True Cash Value of Real and Personal Property as determined from Assessment Roll TABlF A-10 _____ 1972 __________ 197] __________ 1974 ____ --~--1975 __________ ;976 _____ ~ ____ 1977 _____ .. Real Pro:Qerty Commercial $7,638,942 198 If of parcels % of yearly change % of change '72-'77,,, ••. $2 J 464,606 Industrial 11 # of parcels % of yearly change % of change '72-'77,,,, •• Residential $13,203,421 11·19 # of parcels % of yearly change % of change '72-'771 I I I I I 7,757,654 197 1,6% 8, 346., 874 194 7,6% 9 ;;088 ·, 599 •.· 189 8,9% 9,080,335 191 -, 1% 9,554,459 189 5,2% 2,268,822 14 -7,9% 2,707,480 16 19,3% 2,818,179 15 4.1% 2,933,924 15 4,1% 2,384,015 14 -18,4% ~J,3% 13,426,746 1129 1,7% 38,3% 15,197,428 11J8 13.2% 15,424,358 1128 1,5% 17,354,601 1134 12,5% 18,26J,JJ9 1135 5,2% 26,251,781 11,9% 27 I 331J136 4. 1% 29,368,860 7,5% 30,2 04,813 29,4% 3,366,300 412 3,969,200 421+ 1,580,144 343 1,657, /+34 168 3,809,600 23 4,682,400 23 1 J 8/+1 216 18 1,708,2L~O 10 1,472,399 2 1,495,399 2 1,528,465 2 1,579,839 25. 1% Total Real 23,453,222 $23,306,969 % of yearly change .63% 2 % of change '72-'77, ••• •• I , __, Personal Pro:Qerty ts $J,080,882 Commercial 2,970,775 206 202 II of parcels -46,2% % of change '72- '77 2 ,695,Lwo $3,271,000 Industrial 8 6 # of parcels % of change '72-'77,,, ,, , · -47,8% 1,J.38,163 Utilities $1,333,580 1 2 # of parcels % of change '72-'77,,, •• ~ 18,5% IO I I I I I 2 �City of Harrison True Cash Value of Real and Personal Property as determined from Assessment Roll TABIE A-11 _____ 1972 __________ 1973 __________ 1974 __________ 1975 __________ 1976 __________ 1977 ______ Real Pro:2ert;y $2,188,400 Commercial 110 # of parcels % of yearly change % of change u72-'77. $4,463 Industrial 1 # of parcels % of yearly change Residential $9,353,767 # of parcels 1151 % of yearly change % of change '72-'77,,, ,,. 000,0 $11,546,630 Total Real % of yearly change ~ of change '22-'22·· ,.o, 2,408,199 117 2,874,779 127 19. 1+% 4,433 1 - . 71% 10,083,199 1157 7,8% 51, 1% 4,433 1 0,0% 12,013,674 1155 19 .1% 98.2% 10o0% J2 o7% . 4,040,363 121 5,9% 4,338,274 122 7.4% -- -. 14,048,083 1145 17,8% 13,661,489 1147 -3,5% 14 120 434 1146 3,1+% 17,862,180 19.9% 17,701,852 - , 1% 18,458,708 4,J% 1,535,372 76 1,587,551 74 632,146 ?1 7 J4, 105 78 738,302 772,633 2 788,222 ,... 806,785 2 . 12 , 1+9 5, 8J 1 14,892,886 8 ,2% 19,2% 52,22£ Personal Pro~erty 1,280,274 $1,092,349 Commercial # of parcels 78 76 % of change '72-'77,.,,,, -32,8% $567 ,21.~4 · Utilities 635,705 2 2 If of parcels % of change,o,,,o 42.2% 3,814,097 127 .2 c., J J �Arthur Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABIE A-12 --~--!22~ __________ !22) __________ 122~----~-----1225 __________ 1226 __________ 1922 ______ Real Pro12erty Agricultural $2,124,092 2,339,000 230 # of parcels 20.5 10, 1% % of yearly change % of change '72-'77•••••• 122,5% 688,807 Residential $68.5,707 86 # of parcels 90 ,4.5% . % of yearly change % of change '72-'77,,., ,, 172,0% 714,267 Timber Cut Over $881,167 106 # pf parcels 117 % of yearly change 18,9% % of change '72-'77,,.,,. 14. 5% 45,000 . Commercial 1 ·# of parcels % of yearly change % of change '72-'77,,,, ,, .5. 8% ....; .p... u, , Total Real . $3,690,966 3,787,074 2,6% % of yearly change ~ of change '22-'22•••~•• 102,2~ Personal Pro~erty $11,604 Commercial 1 # of parcels Utilities $224,894 236,149 # of parcels 9 9 % of change '72-'?7.,, •• , 17.4% 3,443,123 244 47,2% 4,327,4-37 239 25. 7% 4,448,100 245 2,8% 4,72.5,286 247 6 .2% 929,533 96 34,9% i , 1$87., 761 114 81.6% 1,646,300 11.5 -2,5% 1,865,284 119 13. 3% 849,022 106 18,8% 1,004,745 92 18,3% 991,600 90 -1,3% 1,008,600 91 1.7% 63,042 1 40, 0% .5.5,823 1 -11,5% 47,600 1 :..14. 7% 47,600 .5,284,720 39,.5% 7 ,07.5,706 33°9% 7,133,600 ,8% 7 I 646,770 7 .1% 248,657 259,133 8 266,427 8 269,847 8 1 0.0% 8 1! �Franklin Township True Cash Value of Real Personal l'roperty as determined from Assessment Roll TABI E A-13 _____ 1972 __________ 197J _________ 1974 __________ 1975 __________ 1976 __________ 1277 ____ _ _. ~ Real Property Agricultural $151,074 155,365 # of parcels 12 12 % of yearly change 2,8% % of change '72-'77,,,,,. 162,3% Residential $3,477,628 4,086,022 # of parcels 782 925 % of yearly change 17,4% % of change '72-'77,,,.,, 114.1% Commercial $172,.760 197,200 # of parcels 10 10 % of yearly change 14,1% % of change '72-'77., •••• J0,5% Ti mber Cut Over·· t,448,607 1,630,425 # of parcels 156 155 % of yearly change 12,5% % of change '72-'77,,,, .. 41.6% , Total Real $5,250,069 7,699,437 % yearly change 46,6% % of change '72-'77, ••••• 85,2% Personal Property Commercial $37,289 32,512 . If of par c e 1 s . 9 9 % chan~e '72-'77,,.,,, -J7.7% Utilities $677,616 767,188 II of parcels 8 · 8 % change '72-'77•••• ., -10,1% 487,000 22 213,4% 138,230 8 -71,6% 139,651 6 1,0% 396,201 9 183,7% 4,160,149 961 1,8% 6,~17,120 '1093 54,3% 6,964,670 · 1143 7,445,429 . 1174 6,9% 267,812 12 35,8% 241,08?. 11 10,0% 210,958 11 -12,5% 225, 40 0 11 6 . 8% 2,325,026 155 42.6% 2,340,37) 129 ,7% 2,294,945 126 -1,9% 2,05 0 , 600 117 10. 6% 7,239,987 -5,9% 9,i36,805 26.2% 9,400, 22 4 2,9% 9 , 72 1, 628 J, 4% 49,963 18 64,979 24 t6,093 19 23,221 821,943 8 808,054 8 608, 464 8 60 9 , 014 6 8,5% 1O �Freeman '1:ownship True Cash Value of Real and Personal Property as determined from Assessment Roll A-1 4 _____ 1972 __________ 197J __________ 1974 __________ 1975 _________ 1976 ___ ________ 1977 _____ Real Pro:12ert;y 665,200 Agricultural $517,400 21+ 24 If of parcels % of yearly change 2805% % of change '72-'77,,, ••• 135.6% Timber Cut Over 1,432,001 2,759,826 # of parcels 238 23~ % of yearly change 92,7% % of change '72-'77,,,.,. 100.5% $8,102,590 8,479,082 Re side ntial 2010 # of parcels 1999 % of yearly change 4. 6% % of change '72-'77•••••• 10,4% 72·,·000 Commercial ~ :•_: ~ '. ¢64 I 404 4 4 If of p·a rcels 11,7% %of yearly change ..... % of change '72-'77,,,,, • 15,2% ~ '-I 11,599,61{'.S Total Real $9,650,735 20.1% % of yearly change J.2,8~ ~ of change '22-'72,~•••• ~ersonal Pro:12erty 11,200 ·. :. -$11,200 Commercial 2 # of parcels 2 , % of change '72-'77,,,,,, J12.4% $1,980,853 2,915,495 Utilities 10 # of parcels 0 9 0 83,2% % of change 72- 77•••••• 5,000 Residential $5,000 1 . 1 # of parcels % of change '72-'7?,, •• ,. 0% 1,219,223 Jl+ 59,,4% 1,218, 801..J, 2,616,522 219 6,9% 2,860,555 223 9,3% 2,871,710 227 .38% 7 I 460 I 605 2020 -13,2% 7,906,274 2022 6,0% 8,943,667 2028 1J, 1% 7~-,430 64,865 74,200 750,200 24 1207% 1,i95,s13 JI+ 2,771,262 234 . l}1% 8,600,064 2012 1_,4% . ...,"' . .74 I OOQ . 4 2.7% 12,074,544 4.0% TJ\BIE 4 I 6% 11,347,370_. -6.0% . L/, -12.9% Jh -,'JJ% 4 :1.1.~. Ji,, 12,050,917 6.2% 1J,108,38i 8, 7% 4,876 14,276 12,788 46 ,1 88 4 5,305,571 5,562,412 15 3,045,580 13 3,629,532 10 5,000 1 5,000 5,000 1 5,000 4 . 15 4 1 4 1 �Frost Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABlE A-15 _____ 1972 __________ 197) __________ 1974 _________ 1975 __________ 1976 __________ 1977 _____ Real Pro12erty Agricultural 367,140 $326,223 # of parcels 34 37 % of yearly change t2,5% % of change '72-'77•••• ,. 126% 727,280 Timber Cut Over $795,570 81 # of parcels SJ -8,5% % of yearly change . % of change 0 72-'77, .,.,, 26.3% 7,736,763 $6,991,911 Residential 1312 II of parcels 1239 10.6% % of yearly change % of change '72-'77,,, •. , 7L~, 2% 217,300 Commercial $225,550 16 16 II of parcels -36,6% % of yearly change % of change '72-'77, ,,,,, 71,5% 26,001 Industrial $21,634 # of_ pn~cels 2 2 .% of yearly change 20.2% % of change '72-'77, ,,,,, 91.5% Total Real $8,360,888 % of yearly change 0 ~ of change '22- 22••• ,,. Personal Pro~erty Commercial $59,280 # of parcels · 13 % of change '72-'77• ,i••• Industrial $37,944 # of parcels 1 % of change 0 72-'77, ,,,,, Utilities $1, J81, 006 4 # of parcels % of rh qnge '7?.-' 77, • , , , , 422,759 39 15.1% 828,808 39 96.0% 731,100 40 -11.8% 737,371 38 ,85% 957,261 83 31,6% 1,043,585 80 9,0% 917,761 1,005,055 73 8,769,030 1411 13.3% 12,079,743 1427 37,D;½ 11,420,686 1452 -5,5% 12,18J,J75 11+72 6 .7% 21~,5,188 19 12.8% J87, 891 20 58,2% 311.L~, 1 91 22 -11.3% 386,8 58 22 12,4% J0,047 2 15,6% 43,494 3 44.8% 38,211 3 -12,1% 41,438 9·, 074,484 8,5% 21.7~ 10,424,285 11+, 9% 14,383,521 38.0% 13,451,949 -6,5% 14,354, 095 6.7% 76,774 16 77.J% 44,909 1 91,539 32 100,5:1.9 36 31,887 26 105,080 16 82,678 2 82,678 2 1,819,392 1,847,572 4 1,847,572 4 1,333,936 4 1,546,166 4 12,0% 4 75 -12, 1% 9,5% s·.a% �Garfield Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABI.E A-16 _____ 1972 __________ 1972 __________ 1974 __________ 1975 __________ 1976 __________ 1977 ______ ..... .t,:.. '° Real Pro:2ert;y Agricultural 974,194 $491,994 68 # of parcels 37 % of ·yearly change 98,0% % of change '72-'77, ,,,,, 221,9% Commercial 26.) I 46 5 $239 I 995 26 # of parcels 27 10 ,6% % of yearly change % of change '72-'77,,,,,, 125,3% Industrial $10.5,670 112,977 ·3 If of parcels 3 % of yearly change 6.9% % of change '72-'77,,,,,, 34.2% Residential $13 I .574, 522 13,959,903 2089 # of parcels 22.50 2,8% % of yearly change % of change '72-'77,,.,,, 51,5% 1,084,860 Timber Cut Over $660,957 116 # of parcels 91 64, 1% % of yearly change % of change '72-'77,,,,,, 131,1% Real $ 1_5I07J11 J8 16,397,399 8,8% % of yearly change ~ of change '22-'27,,,,,, 60,7~ Personal Pro:2ert;y Commercial $118,987 138,199 # of parcels 29 . JO % of change '72-'77,,, ••• -17,4% Utilities $1,605,403 1,862,801 # of parcels .5 .5 % of change '72-'77., ,,,, -25.2% '11 otal 1,220,799 76 2.5,3% 2,116,938 73 73,4% 379,400 521, 01 .5 34 37,3% JO 42,9% • 1,.580,401 95 23,3% 1,583,504 95 9% 427,418 34 -18.0% 540,700 9 ~- __, 1~ 26. S?;,, 141,026 3 24·, 8% 137,172 17,184,265 . 2342 23, 1% 21,2.5.5,486 2J45 23,7% 19,981,846 2J84 -6,0% 20,564', JOO · 2389 1,J01,400 1,759,61$ 96 35,2% 1,55.5,931-J96 -11.6% 1 ,5?.7, 801 97 -1,8% 20,226,890 2J,4% 25,790,229 27,.5% 23,687,365 -8.2% 24,216,305 2, 2%, 14J I .599 .59 174,299 61.J, 109,499 .52 98,299 26 - 1,992,201 .5 2,086,701 .5 1,602,601 1,201,301 95 20,0% 3 -2,7% 141,766 2 3,J% 5 -3,3% 5 �Grant Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABIF A-17 · _____ 1972 __________ 197] __________ 1974 __________ 1975 __________ 1976 __________ 1977 _____ -u, 0 Real Pro:2erty 2,444,600 Agricultural $2,112,454 146 # of parcels 173 % of yearly change 15.7% % of change •72- 0 77.,, •.• 104.8% Commercial $917,691 972,974 # of parcels 49 49 6,0% % of yearly change % of change •72-•77.,,,,. 130,8% 9,244 Industrial $9,244 # of parcels 7 7 0.0% % of yearly change % of change '72-'77•••••, 42.4% Residential 12,850,932 $9,374,698 1586 1510 ll of parcels % of yearly chan~e 37, 1% % of change '72-'77,,, ... 105,9% Timber Cut Over $178,651 305,545 # of parcels 17 . 25 71,0% % of yearly change % of .c hange '72-'77, ...• , 99-9% Total Real 14,637,347 $12,592,738 %· yearly change 16.2% fo of change '22- 0 72•••••• 102,4~ Personal Pro:2erty Commercial $299,049 265,677 # of parcels 34 31 % of change '72-'77•••••• -24.4% Industrial 34,622 · . $15,504 # of parcels 2 3 % of change '72-'77,, ,,,,5807.2% 780,248 Uttlities $718,62.5 # of parcels 7 . 7 % o~ change '72-'77,,,,,, 36.8% 2,703,400 157 10. 6% 4,2.56,585 151 . 57, 5% 3,968,576 159 -6.8% 4,326,201 144 9.0% 1,295,000 50 86,7% 1,416,039 51 9,3% 1,849,899 54 30.6% 2,118,400 9,759 7 5,6% 11,640 7 19. 3% 13,158 7 13,0% 13,160 7 ,02% 14,103,029 1685 9,7% 15,743,560 1682 11.6% 17,773,840 1686 12,9% 19,298,114 1713 325,569 17 16,6% 357,200 17 9°7% 311,751 21 2. 0% 279,279. 17 -10.4% 59 14,5% S. G,Y,. 16, 1+22, 939 12,2% 21 I 707 ! 053 32.2% 23,931,042 10, 2% 26,113,119 9, 1% 996,225 75 618,356 78 200,982 54 226,123 35 48,844 6 49,836 6 450,306 7 915, 8.56 848,862 · 7 890,619 7 926,342 7 982,822 7 5 �- - " ~ -- I Greenwood Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABI.E A-18 _____ 1972 __________ 197] __________ 1974_________ 1975 __________ 1976 __________ 1977 _____ I ~ Real Pro:2erty 629,400 Agricultural $583,140 # of parcels 55 57 % of yearly change 7,9% % of change '72-'77,1,110 , 282,9% $18,800 21,400 Commercial 1 1 # of parcels % of yearly change 13. 8% % of change 0 72-'771.,1,1 480,9% $2 ,-6 00 2,600 Industrial 1 1 If of parcels % of yearly change 010% % of change '72-'771••1•1 29014% Residential $ 2,50.3,97.3 3,341,889 616 II of parcels 505 % of yearly change 33,5% % of change 0 72-'77• 111• 1 193,.3% Timber Cut Over $581 , 809 574,544 124 # of parcels ·124 % of yearly chahge -1,2% % of change '72- 1 77111111 118,9% iotal Real $1,690,322 4,569,833 % of yearly change 2J,8% ~ of change '22-'Z21, 111• 192,J~ Personal Pro:2erty 15,600 Commercial $7,000 # of parcels 2 1 % of change '72-'77;., •• , 172.1% 19,600 $12,000 Industrial 1 II of parcels 0 .3 % of change 72-'77, .00 581J% 1,804, 7.36 Utilities $1,792,090 # of par·cels 5 5 % of change '72-'77100101 18.3% I I 1,492,717 67 2,073,020 67 38.9% 2,135,931 68 ·310% 2,233,000 69 · 4 . 5% 48,000 2 73,237 1 109,200 5216% 87,000 1 18. 7% 10,457 4 .302 .1% 12 ,47.3 4 1913% 10,150 4 -18.6% 1 O, 150 4 0,0% 4,591,505 632 37 11-l-% 6,384,636 703 39, 1% 6,920, Oi-J-7 730 8, L~% 7,344,721 75 5 6 . 1% 1,20.3,807 127 10916% 1,358,726 110 12,9% 1,272,580 96 -6.J% 1,273, 6 00, 93 . 08% 7,303,286 5918% 9,902,092 l.9.J% 10,425,708 5,3% 1 O, 970 , 671 9,986 27,840 7 20,376 19 ,0 46 19,000 6 19,000 6 19,000 2 19,000 2 1,885,840 6 2,064,883 6 2,119,.336 6 2,120,3 94 13712% 1241.3% 5 6 1 25. 6% 5.2% 5 I 6 I ( I 11 �Hamilton Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABlE A-19 _____ 1972 __________ 1972 _________ 1974 __________ 197 2__________ 1976 __________ 197z ______ Real Property 1,367,200 Agricultural $1,371,800 # of parcels 131 132 % of yearly change ,34% % of change '72-'77,.,,., 124,7% 417,000 . Commercial $345,200 22 II of parcels 23 20,8% % of yearly change % of change '72-'77,,,, ,, 76.,?% $140,800 140,800 Industrial 2 2 # of parcels 0.0% % of yearly chan~e % of change '72- 77,, ,,., 74,J% Residential $8,541,399 9,073,999 # of parcels 1606 1725 6,2% % of yearly change % of change '72-'77,,, ,, , 80,4% I ~ Timber Cut Over 481,000 695,999 42 "'1 # of parcels 42 44,7% % of yearly change % of change '72-'77,, ,,,, 6,9% 12,962,198 Total Real $10,880,199 19, 1% % of yearly change ~ of change '22-'22••••• • 82.6~ Personal Pro~erty $211,861 Commercial 238,833 # of parcels 15 13 , 17% % of change 9 72-'77,. ,,,. Utilities · $3,024,022 3,374,657 10 # of parcels 9 % of change '72-'77,,,,. JO, 1% 1,704,759 144 24.7% 3,435,493 139 101,5% 3,074,891 136 -10,5% 508,352 22 21,9% 680,005 22 33,8% 605,823 22 -j.0,9% 609,836 22 .66% 169,271 .2 20,2% 167,946 2 .--:,8% 171,675 2 2.2% 245,395 11,171,047 1750 2J,1% 14,809,545 1807 32,6% 14,972,005 1820 1.1% 15,411,545 1841 2,9% 719,645 38 3.4% .582,577 32 -19,0% .571, 597 32 -1,9% 514·, 192 27 -10,0% 14,273,074 10, 1% 19,675,566 37,9% 19,¼03,770 -1.4% 19,863,638 2,5% 244,179 282,555 30 271,011 21 212,219 15 J .,6.52·,631 9 3,325,9.53 9 3,933, 205 7 JO 3,546,323 9 3,082,670 138 ,OJ% 2 42.9% �Hatton 'J.1ownship True Cash Value of Real and Personal Property as determined from · Assessment Roll TABlE A-20 _____ 1972 __________ 1973 _________ 1974 __________ 1975 __________ 1976 __________ 1977_____ Real Pro12erty 1,039,780 Agricultural $759,984 21-8 # of parcels 57 % of yearly change 36.8% % of change '72-'77 • . , . , . 1JJ,O% $ J44, 800 Commercial 470 I 560 12 14 # of parcels % of yearly change 36,5% % of change '72-'77, .,,,, 55,5% 32,000 $31,200 Industrial # of parcels 4 3 2,6% % of yearly change % of change '72-'77,, .,,, -89,6% 2 , 86J,018 Residential . $2I8451 990 J 44 II of parcels J48 ,60% % of yearly change % of change 0 72-'77,. ,,,, 62,9% 1,055,847 Timber Cut Over $567,864 # of parcels BJ 79 % of yearly change 85~ 9% · % of change '72-'77,, ,,, , 149,9% $4,549,838 Total Real % of yearly change · ~ of change 0 22-'72,,, ,,, 5,461,205 20,0% 8J,9~ Personal Pro12erty $204,834 Commercial 255,442 16 17 II of parcels % of change '72-'77,.,,,. -52,0% Utilities $340,465 366,255 6 6 II of parcels % of change '72-'77, ,,,,, 22.7% 1,297,644 59 2,164,592 59 .1,804,935 5/-1- 1,770,509 53 . -1, 9%, 24. 8% 66.0% -16,6% 594,211 17 26.3% 535,498 14 -9,9% 529,905 536 ,31 8 15 1. 2% 37,488 4 17,2% 2,805 J -92,5% 3,243 J 15.6% 3,2 44 J ,OJ% J,425,581 352 19 ,6% 4,794,439 355 40,0% 4,294,570 415 -10, L~% 4,636 ,72 9 427 8, 1% 1,141,283 2 065 578 1, 417,842 92 · -J1. 4% 1,419,2 01 93 ,09% 85 8, 1% I I 8T' 81.0% 15 -2'5-7% 6,496,207 19 1% 9,562,912 47 ,2% 8,050,495 -15,8% 8 ,366, 001 39, 2%, 228,J04 35 293,782 37 '.1.J4,JJ4 15 98 ,384 12 374,386 461,126 395,659 417,821 I 6 6 6 6 �Hayes Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABLE A-21 ---- 1972 __________ 197] _________ 1974 __________ 197j __________ 1976 __________ 1977 ______ Real Pro32erty Agricultural $146,597 150,599 12 # of parcels 12 2,7% % of yearly change % of change '72-'77,, •••• 268,4% Commercial $1,315,962 1,235,534 62 # of parcels 72 -6, 1% % of yearly change % of change '72-'77,,,,,, 77,3% Industrial 9,517 $9,517 1 1 # of parcels 0,0% % of yearly change % of change '72-'77,,,, .• -J0,7% 21,549,690 Residential $20 I 607 536 lf of parcels 4495 ~-719 % of yearly change 4.6% % of change '72-'77,, ,,,, 84,7% 1,151,193 Timber Cut Over $433,968 110 # of parcels 113 %, of yearly change 165,3% % of change '72-'77, ••••• 324,8% 1 I Total Real $22-,STJ, 580 24,096,533 7,0% % of yearly change % of change '72-'22·•• ,,, 20,o~ Personal Pro~erty 41o,17 5 · $366, 01+7 Commercial 42 44 # of parcels % of change '72-'77••••·· 97,8% 117,000 · Industrial $117~000 2 2 # of parcels % of change '72-'77,,,,,. -40.2% $1,870,252 2,315,472 Utilities ' 6 ' 6 . # of parcels % of change '72-'77,,,,,, 26.8% 525,700 51+4, 683 533,297 16 -2, 1%• 540,009 16 1,3% 2,158,800 72 74,7% 2,203,373 70 2,1% 2,290,098 70 3,9% 2,332,811 72 1, 9% 6,600 1 -30.·7% 6,534 1 -1,0% 6,600 1 1.0% 6,600 1 0.0% 32 I 97 0 I 880 4974 53, 1% 33,240,386 · 5018 6,9% 37,528,279 38,057,655 5073 1,983,500 116 72,3% 1,780,431 124 -10,2% 1,877,377 127 5,4% 1,843,576 127 -1.8% 37,645,480 39,775,407 5,7% 42,235,651 6,2% 42 I 780 1651 1,J% 458,429 42 409,188 94 290,429 77 721+, 602 54 70,000 4 · 70,000 1 70 000 1 2,437,237 6 2,157,729 2 370 931 3 12 249, 1% 56.2% 2,339,806 6 16 3,6% 50JL~ 6,5% 6 - /+%·' 1 ' 1 I I �~ Li n coln 'l 'ownship True Cash Value of Real and Personal Propert y as determined from Assessment Roll TABlE A-22 _____ 1972 __________ 197] __________ 1974 __________ 1975 __________ 1976 __________ 1977 _____ "\ u, u, Real Pro}2ert:y $16,260 49,981 Agricultural 2 1 # of parcels 20'7. 4% % of yearly change % of change '72-'77, ••••• 646,0% 169,480 $189,691 Commercial 14 # of parcels 19 -10.7% % of yearly change % of change '72-'77•••••• 10J,4% 563,561 Industrial $735,179 · 10 2 # of parcels -23,3% % of yearly change % of change •72..:. 0 77,,. .. ,,211,.3% $12 I 404 I 44/+ 15,151 , 500 Residential 2960 3088 # of parcels 22, 1% % of yearly change ·% of change '72-'77, ,,,,, 76, 1% 1,650,329 Timber Cut Over $800,800 46 98 # of parcels 106 1% % of yearly change % of change '72-'77,,,;,, 271,8% I Total Real $14,146,374 , % of yearly change ~ of change '22-'22•••••• 17I.58/+I851 24.J% 97,600 2 95,3% 124,051 3 27, 1% 122,1+00 3 -1,J% 121,JOO 3 -,90% 235,200 18 38.8% 383,925 19 63.2% 396,472 22 J,4% 385,900 22 2,7% 206,100 2 -63.4% 247,625 2 20.1% 208,800 2 -15,7% 2,288,428 3 996 .1% 22,416,376 3451 -8.4% 24,479,750 3446 9, 2% 20,938,480 31+56 -14,5% 21,850,119 3498 4.4% 2,231,poo 121 35,2% 2,799,570 123 25,5% 3,115,859 118 11,3% 2,977,635 118 4,4% 25,186,276 4J,2% 28,034,921 11,.3% 24,782,011 -11. 6% 27,625,382 11. 5% 80,086 40 76,609 45 42,102 JO 58,570 18 16,000 2 20,000 2 20,000 2 1 J, 60 0 1 22°1~ Personal Pro12ert:y 79,860 Commercial $45,290 20 24 # of parcels % of change '72-'77•••••• 29,3% .12,600 Industrial · $6,1+19 1 1 II of parcels % of change '72-'77,,,,,, 112,0% Residential $2,600 II of parcels 4 Utilities $16,723,400 17,890,454 # of parcels 8 8 %of change '72-'77•••••• 27.4% 17,499,5~8 · 9 21,053,920 9 22,228,124 . 8 21,297,664 7 �Redding Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABIE A-2J _____ 1972 __________ 197} ___________ 1974 ________ ·_197~ __________ 1976 __________ 1977 ____ _ Real Property Agricultural $143,000 354,200 # of parcels 29 29 % of yearly change % of change '72-'77,,.,,. 294,8%147,7% Commercial $14,000 17,000 2 # of parcels 2 % of yearly change 21.4% % of change '72-'77,,,,,, 131.6% 1,711,400 Residential $830,520 # of parcels 417 394 . 106, 1% of year~y fhan~e 1/o. .of chg,nge 72- .7'2.~ ,_,., t,,-- 364 1~11s, ooo Timber cu~ Over ,8~~,5oo # of parcels 150 . 154 % of yearly change 37,4% % of change '72-'77,~, .• , 57,8% 1 ~ 1 J,200,bOO 'rot al Real $ 1,801,106 yearly change 77,7% % of change _'72-'77,,,,,, 212.~ Personal Property 25,400 Commercial $24,245 # of parcels 5 5 % of change '72-'77,,, ••• 210.0% 1,091,801 Utilities $1,226,782 # of parcels 7 7 % of change 0 72-'77•••••• 43,8% 429,891 539,849 29 25.6% 536,883 -,5% 29 5,2% 28,627 2 34,6% 28,914 2 -1,0% 32, 42.7 2 12 .1% 2,462,746 428 43,9% 1,104,594 154 -1.2% 3,303,823 473 31+. 2% 1,317, /+34 148 19,3% J,290,4JJ 517 -,4% 1,185,773 142 -10,0% 3,855,460 1 , 281+, OL!-O 1J4 8,J% 018, 500 25,6% 5,189,733 29, 1% 5,042,003 -2,8% 5,636,527 11.8% 28,160 15 26' 041+ 17 49,638 i2 75,168 12 1,306,202 8 1,1+23,385 8 702, L1,40 8 688,951 5 JO 21,L!-% 21,269 2 25,1% /..j,, ' % of .. / ' JO 56L1-,600 5L1-2 17.2% �Sheridan Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABI.E A-24 _____ 1972 __________ 197] __________ 1974 __________ 197j __________ 197G __________ 12Z7 ______ ..... ,u, ·'-J Real Prc~erty Agricultural 4,065,381 $4,093,406 228 # of parcels 225 -,68% % of yearly change % of change '72-'77,, •••• 57,4% $22,400 Commercial # of parcels 1 % of yearly change $2,462 2,600 Industrial 2 2 # of parcels % of yearly change 5.6% % of change '72-'77, •• ,,, 354,9% 1,321,000 $1,221,130 Residential # of parcels 134 135 8,2% % of yearly change % of change '72-'77, ••••• 120,3% Timber Cut Over $311,752 72.5,2.5.5 II of parcels 4-8 59 13·2,6% % of yearly change % of change '72-'77•••••• 138,0% 6, 1J6, 6 J6 Total Real $4,529,750 % of yearly change 35,.5% % of change '22- 0 22• ••••• 118,]% Personal Property Residential $111,446 118,507 # of parcels 26 24 % of change '72-'77••••••, 21-8% Utilities $. $29j,7$3 _. . .336' 063 # of parcels J J % of change '72-'77,,,,,. 31,9% , ' Commercial 66,400 II of parcels 2 % of change '72-'77,,,, •• 42.0% 5,885,714 235 4L1-, 8% 5,187,695 227 -11.9% 5,750,772 237 10.9% 6,41+2,931 21+2 12. o~r 11,18.5 2 117,.5% 9,431 2 -15,7% 11,200 2 18. G% 2,217,8.57 157 67,9% 2,129,252 186 -4. 0% 2,349,307 202 10,3% 2,690,199 216 14,5% 842,286 64 16, 1% 676,849 49 19,6% 841+, 271 43 24,7% 74-1 , 993 41 -12.1% 8,982,999 Li-6. 4% 8,004,982 -10,9% 8,953,781 11.9% 9,886,323 1 O. 4%• 176,377 125,123 131,937 32,000 1 42,9% . 5,142 2 97,8% 25 25 :J67,795 J 99,800 4 -365,095 I 25 135,788 . 24 3 372,595 J 387,595 98 It QQ 4 94,JOO 2 94,JOO 2 J I I �Summerfield Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABlE A-25 _____ 1972 __________ 1973 __________ 1974 ______ · ___ 1975 __________ 1976 __________ 1977 ____ _ u, Real Property Agricultural 79,600 $33,300 10 11 # of parcels % of yearly change 139, 0% % of change '72- 1 77,, •.•• 157,7% Commercial $31,000 53,000 2 II of parcels 2 % of yearly change 71,0% % of change '72-'77••••••· 67,7% Residential $2,503-,731+ 2,910,999 fl of parcels 579 577 % of yearly changes 16,3% % of change '72-'77, •.••• 125.6% d; 6 00 Timber Cut Over i;)322, 564,002 64 . 64 II of parcels % of yearly change 74.8% ,% of change '72-'77,, •••, 173,3% 105,650 14 · 32, 7% 126,436 12 19,7% 83,704 7 -JJ,8% 85,800 7 . 2,5% 42,000 3 -20,8% 52,923 3 26.0% 52,000 3 -1.7% 52,000 3 0.0% 4,694,053 5,510,750 5,649,502 65 9 25,2% 881,700 62 • 25% ,t(- 3,822,509 590 6L1,5 31.3% 22.8% 651 17, I+% 581,040 68 1, 5% 710,194 63 879,500 61 2J,8% 4,551,199 26.2% 5,583,606 22,7% 6,525,950 16,9% 6,669,002 2,2% 29,932 12 35,253 12 15,920 6 14,JOO 4,520,390 7 5,085,742 2,559,178 2,619,01 4 10 22.2% 0) rrotal Real $2,890,634 3,607,601 24,9% ~ o.f change '22-'22··· ••• 1JO~7% Personal Property Commercial $16,951 20,058 # of parcels 7 7 % of change 0 72-Q77, ••••• -15,6% 3,605,501 Utilities $3,752,259 # of parcels 7 7 % of change '72-'77, .••.. -30,2% % of yearly change 8 8 3 �Sur r ey 'l'ownship True Cash Value of Real and Personal Property as determined from Assessment Roll TABIE A-26 · -·___ 1972 _________ 197] __________ 1974 __________ 1975 __________ 1976 __________ 1977 ______ Real Pro:r2ert;y Agricultural $271,342 20 # of parcels % of yearly change % of change '72-'77,••·•• Commercial $1,025,538 66 # of parcels % of yearly change % of change '72-'77 ••••• , Industrial .$292,000 # of parcels ,3 . % of yearly change % of change I 7 2- I 77 o Residential $12,670,704 # of parcels 1961 % of yearly changes % of change '72-'77., .• ,, Timber Cut Over $,596, 900 116 # of parcels % of yearly change % of change 0 72-'77 .••• ,, 'l'o±al ' Real . $14,856,h84 ~ of yearly change 0 ~ of change '22- 22, ..... Personal Property Commercial $ 517,778 62 # of parcels % of change '72-'77,,,, •. Industrial $ 5'-1-2, 899 II of parcels 3 % of change '72-'77.,, ••• $6,000 Residential # of parcels 1 % of change '72-'77 ••••• , Utilities $2,1.34,840 # of parcels 0 9 % of _phange 72- '77_..,., t _, lJ1 -0 I, JIIIIJ .... •· t I : I 493,600 42 81,9% 266,9% 1,129,000 73 10, 1% 119,3% 575,000 5 96.9% 141.7% 13,206,205 2068 4.2% 86.0% 1,102,681 116 84.7% 212,2%. 16,506,486 11,1% 633,266 41 28,3% 1,269,704 38 105,0% 882,794 J8 -30.5% 995,480 38 12 8% • 1,299,940 83 15.1% 2,218,.665 80 70.7% 2,008,262 8:L -9,5% 2,248,560 81 12, 1% 606,891 6 5,5% 872, .060 6 43,7% 671,370 705,800 7 5, 1% 17,398,_540 2119 31.7% ·22, 7 39, 4·54 2164 . 30, 7% 21,801,955 2152 23,563,464 2175 8 .1% 1,224,660 :·.119 11.1% i , 510, ·559 1,863,333 1Li,7 : 2J.~-% 1,863,662 14,5 ,02% 21,163,297 28.2% 28.·, 6"1 o ,.'-l'.42 35 ·. 2% 27,227,714 -4.8% 29,376,966 7 9%. 650,175 TJ4,·97l 137 592,331 109 773,89/1 71 12'-~ 23,3% 6 -2J.O% -'-1-, 1% I 0 22 -2~ 561,108 64 ··49,8% 686,007 4 -37-3% 1,000 1 -66,7% 2,193,878 10 146 1,910,801 14 i ,261,927 360,283 10 340,571 5 1,000 1,000 1 2,560 1 2,000 1 ,3;188,667 11 3,013,190 11 3,402,759 1. 2,407,776 11 111 12 �Winterfield Townsnip True Cash Value of Real and Personal Property as determined from Assessment Roll TABLE A-27 _____ 1972 __________ 1972 __________ 1974 __________ 1975 __________ 1976 __________ 1977 _____ Real Pro12ert;y Agricultural 926,199 $739,598 fl of parcels 95 99 25,2% % of yearly change % of change '72-'77,,,,,, 142,8% Industrial $825,500 827,JOO 16 16 # of parcels % of yearly change . 022% % of change '72-'77,,,,o, -1807% 1,276,799 Residential $1 I 197 973 262 /j of parcels 275 % of yearly change 6.6/o % of change '72-'77,,,,., 1J9,2% 1,286,699 Timber Cut O.ver ~)754,700 162 162 fl of parcels ·% of yearly change 70. 5% % of change '72-'77,,,,,, 74,1% J 0 ,. 0 1,012,781 102 9,3% 1,798,030 105 77,5% 1,761,160 114 -2,0% 1,795,760 11 4 2 .1 % 875,264 16 5,8% 1,096,303 16 25,3% 670,500 17 -38,8% 671,500 18 .15% 1,421,576 295 11,3% 2,664,607 2,765,000 '349 J,G% 2,865,021 357 1,419,960 187 . . 1 O,4% 1,880,935 176 32,5% 1,315,550 12L1, -JO, 1% 1,31 4 ,1 50 124 -. 117" 4,729,581 9,6% 7,439,875 57°3% 6,512,210 -12,5% 6,646 ,431 2. 1% 18,652,262 11 20,149,868 11 11,66_5,146 11 11 , 942 , 56.6 11 299 87, {-1-% 3. 6% ' 4,J16,997 $3,517,771 Total Real . 22 07% % of yearly change 88,2~ ~ of change '22-'22•••••, 14,159,656 Utilities $15,539,178 10 10 II of parcels % of change '72-'77,,, ,,, -2J,1% �TABLE A-28 TOWNSHIP SCHOOL MILLAGE CLARE COUNTY, MICHIGAN 1277 •~ SCHOOL DISTRICT BEAVERTON CLARE 32.106 42.116 EVART FARWELL GLADWIN HARRISON 32,206 36~ MARION MCBAIN TOWNSHIP ARTHUR FARNKLIN 36. 5.26 FREEMAN 3J,45 JS. 716 FROST 36. 526 GARFIELD J9.416 42.116 GARNT 35.416 . J6 .596_ GREEN\!IJOOD _, O• _, HAMILTON ~ ___42 ._116_ _ _ _ HATTON ____ ~- __ 6 I I -~--- --~ . 22-226 I 16. S96 HAYES _JL!._2_16 LINCOLN REDDING _ J2.22 42.116 SHERIDAN SUMMERFIELD }2.!...226 _]6 .416 SURREY WINTERFIELD J2.22 · J6. 596 JJ.2 41.116 CLARE HARRISON J 2• 296 a 0 c=, 0 E:l E:l OD ~ a::=J ~ • • • �Clare County Drains Clare County, Michigan 1978* NAME ANKNEY ALLEN BAILEY CORNWELL CROSTON COURTWRIGHT COOK COATS FLYNN FARWELL GILMORE JT GIB SON -- HICKOK HOWE HARVEY HERRING °'N HUTCHINSON JORDAN LOWER LARSON & ELLIOT LOOMIS JT LITTLE TOBACCO LAMONT LEITNER LAP0 LLOYD MARK BRAND MARION * • ~** MURPHY JT McGRAY McGIVERN TOWNSHIP ARTHUR GRANT SHERIDAN ARHTUR FREEMAN FREEMAN SHERIDAN ARTHUR Jb ARTHUR WINTERFlELD REDDING SURREY FARWELL CITY - TILE GRANT WINTERFIELD FREEMAN SHERIDAN SHERIDAN GRANT SHERIDAN GRANT SHERIDAN JO HATTON SHERIDAN ISABELLA CO. CITY OF CLARE CITY OF CLARE & VERNON TWP ARHTUR GARFIELD GRANT ARTHUR WINTERFIELD SHERIDAN LINCOLN SHERIDAN LENGTH SECTIONS J6-J 5-34 1- 2 15-22-21-lb 2-18 JO JO 1 2b-2 26 10-2-·]""4 . J0-Jl 2 5-b 2t 2 JJ 2200 ft t700 ft, Br 1 JJOO, 50 rds 120 rds b200 ft 22 ft 11,220 ft 4200 ft 20,845 ft 2840 ft CITY OF CLARE 12 1 ob6 ft 228 rds --rB'o rds in Clare Co. J2lb ft 2725 ft 12 2 rds SO rds 00 ft 22-15-15-21 22 24-2] 28 17-18 JiS 12-18-2 14-11 4b JO ft 2a20 ft tile .5.!± 00 ft lJ0 rds 2J7b ft 871 tile 2J48 ft Br zoo East '? �Clare County Drains (con't) NASS GRANT NASH FRANKLIN RANDALL WINTERFIELD RILETT SHERIDAN SHERIDAN SHERIDAN-CARROW STATE TRUNKLINE ARTHUR TONKIN JT ARTHUR TONKIN BRANCH REDDING & WINTERFIELD WHISKEY CREEK SHERIDAN WARNER * Clare County Drain Commissioner, April, 1978, _, ~ .I 10-11-1 2 2 12-1 14'--15-22-2] 22-20-21-12 18 16-12-8-5 10-11-2 ~o rds O rds J,200 ft 9 29J rds ]222 ft 108 ft I I I ' i, �CLARE COUNTY, MICHIGAN CONSTRUCTION CODE AUTHORITY APPL!CATION FOR PLAN EXAMINATION AND BUILDING PERMIT PROPERTY LOCATION_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _~--~NUMBER_ _ _ _ _ _ _ __ CITY_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _TOWNSHIP_ _ _ _ _ _ _ _ _ _ _~ - - - . I BErnEEN_ _ _ _~---~-------'AND_ _ _--,-_ _ _ ___, _ _ _ _ _ _ __ _ (cross street) (cross street~ LOT SUBDIVISION- - - - - - - - - -LOT- - -BLOCK- - -SIZE- - - - - - - - - - DIRECTIONS TOSITE -----------------~-------------- 1- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - . - - TYPE OF IMPROVEMENT HOUSE CABIN ADDITION ALTERATION REPAIR FIREPLACE PORCH COST MOBILE HOME GARAGE CARPORT POLE BARN WRECKING MOVING OTHER COST OF IMPROVEMENT (INCLUDING LABOR) --TOTAL VALUE OF IMPROVEMENT ......•....- - PERMIT FEE .•...............•. : •.•...•- - - RESIDENTIAL BUILDINGS ONLY DIMENSIONS I WIDTH ........... -.................·.. LENGTH ............................. TOTAL SQUARE FEET FLOOR AREA ....... TOTAL LAND AREA, SQUARE FEET ....... NUMBER OF STORIES ........•......... TYPE OF FOUNDATION BASEMENT SLAB , - - CRAWLSPACE I - - POLES - - PIERS FOOTING DEPTH _ __ PRINCIPLE TYPE OF FRAME MASONARY (WALL BEARING) WOOD FRAME - - STRUCTURAL STEEL - _- REINFORCED CONCRETE OTIIER NUMBER OF BEDROOMS .•. NUMBER OF BATHROOMS: - - - - - FULL ... ·.............• PARTIAL .............. - - - - - ---_ _ __ _ _ __ _'_ __ _ _ __ MOBILE HOMES SIZE ...................••..• YEAR ........................ TYPE OF SET UP: PIERS ....................... SLAB ....................... . RIBBONS ..................... TYPE OF TIE DOWNS .......... . NUMBER PERSONS OCCUPYING .... TYPE OF SEWAGE DISPOSAL PUBLIC OR PRIVATE COMPANY PRIVATE (SEPTIC TANK, ETC.) 164 _ _ _ __ _ _ _ __ _ _ _ __ --~------ r. I �LOCAL GOVERNMENTAL AGENCY TO COMPLETE THIS SECTION: ENVIRONMENTAL CONTROL APPROVALS NOT REQUIRED REQUIRED 1 - ZONING 2 - FIRE DISTRICT 3 - POLLUTION CONTROL APPROVED DATE OBTAINED NUMBER BY .. 4 ....,. NOISE CONTROL 5 - SOIL EROSlON 6 - FLOOD ZONE i - WATER SUPPLY 8 - SEPTIC SYSTEM 9 _: VARIANCE GRANTED 10 - OTHER" NOTES and Data -(For department use) ' . : i - �ZOHIHG PLAN EXAMINERS NOTES DISTRICT USE FRDIH YARD SIDE Y AR D SIDE YARD REAR YARD NOTES IX. SITE OR PLOT PLAN - For Applicant Use t. =r .~=1· · _..,_ . ---~- - ; ~ ~ -I-- ··-. ·t::;::!::-,. ·- ,.._-r _... �!DEIHi FICA TION ~- --- - To be completed by all applicants Nome Moiling address - .\"umb e r. strt>f'l, city. and Stace- ZIP cod" T.,J. No. ' Owru,r or Lit>sse~ Bui Ide-,•'$ .L ie~nu, No. 2. Cor.tror::to, 3. A,chit-,ct or Engineer I hereby certify that the proposed work is authorized by the owner of record and that I have been autho.rized by the owner to make this application os his authorized agent and we agree to conform to all a pplicable lows of this jurisdiction. Signature of applicant Address OTHER REQUIREMENTS IF NO SEPTIC IS IN, A SANITATION PERMIT IS REQUIRED BY THE HEALTH DEPARTMENT BEFORE WE MAY ISSUE A BUILDING PERMIT. HAVE A SEPARATE DRAWING OF THE STRUCTURE SHOWING FLOOR PLAN, AND DIMENSIONS OF STRUCTURAL MATERIALS. SET BACKS AND Lor RESTRICTIONS MUST MEET THOSE OF LOCAL ZONING ORDINANCES. ALL APPLICATIONS FOR PERMIT IN LINCOLN TOWNSHIP ARE REQUIRED TO BE SIGNED BY THE LINCOLN TOWNSHIP CLERK. I l I- - ~----- Application do,-,. �Michigan Land Cover/ Use Classification System* Existing land use classifications, as presented in the Clare County Regional Comprehensive Plan, correspond with the Michigan Land Cover/ Use Classification System. The Classification System presented below is intended to help provide standardized terminology, by means of a numbering system, for describing land use classes. and types of ground cover. Through use of this System all levels of government can be aided by means of s~andardized and organized land use information. Clare County's existing land uses, as illustrated·on Map 13, are compared below to the Michigan Land Cover/ Use Classification System. Clare County, Existing Land Use Nomenclature Corresponding Michigan Land Cover/ Use Classification Number Agriculture 291 113 Residential 124 Commerical Recreation 193 146a Industrial 431 Foresty aLimited amounts of Use Classification Number 139 are also included. * "Michigan Land Cover / Use Classification System" as developed by the Michigan Land Use Classification and Referencing Committee, reprinted May, 1977. � 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 Clare-County_Regional-Comprehensive-Plan_1978 Creator An entity primarily responsible for making the resource Association of Clare County Local Planning Commissions, Clare County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1978-06 Title A name given to the resource Regional Comprehensive Plan Description An account of the resource The Regional Comprehensive Plan for Clare County, Michigan was prepared by the Association of Clare County Local Planning Commissions and Parkins, Rogers & Associates, Inc. in June 1978. Contributor An entity responsible for making contributions to the resource Parkins, Rogers & Associates, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Clare 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/cd34319847c12b7f96c7bdc52523c873.pdf 32ca7890165790e27eac517d470ef871 PDF Text Text •II GoR fassociates Inc. 0 �• : • • • • • • •• • •• •II , ,,...ny OF r.f \:·Y,;\ .,/~ • p\a\i, ,. ,,II .;,·1 .\., ·C I1 .J'. •' \ • ,.:. ...- · r · . ,'r .,\· or vv11 .. ~ , 0 - i l.1 ,..., . nC., . Cl -·- LAND USE PLAN Prepared for: BANGOR TOWNSHIP, MICHIGAN JUNE 1991 Prepared By: GOVE ASSOCIATES INC. 1601 Portage Street Kalamazoo, Michigan 49001 �• •' • • • • • "• CHARTER TOWNSHIP OF BANGOR LAND USE PLAN I " "IJI "ill Township Officials C. Joseph Carland, Supervisor Sharon Russell, Clerk Ruth Charbonneau, Treasurer Clarence Bennett, Trustee Frank Rechsteiner, Trustee Henry Schumann, Trustee Duff L. Zube, Trustee Planning Commission Duff L. Zube, Chairman Dan Hatton, Ph.D, Vice Chairman Edwin R. Davis, Secretary Janet Causley, Member Jerry S. Kaczynski, Member William P. Schubert, Member Richard D. DeMara, Member William H. Darbee Attorney Gove Associates Inc. Planner �• "• • • • • • • • • •II • •II EXECUTIVE SUMMARY This Plan is an update of the 1980 Bangor Township Land Use Plan. It is a prescription for the most appropriate uses of land within the Township to the year 2010, as determined by the Planning Commission. The Plan is designed to accommodate a target population of approximately 21,400 by the year 2010, which is an increase of more than 5,000 residents over the next 20 years . There are two major parts to this text. Part I describes the existing development in terms of the Township's historic population growth, its overall housing conditions, economy and natural resources along with the distribution of land use. Bangor Township, while essentially an urbanized extension of the City of Bay City, is a self contained political entity with a wide variety and density of housing, a substantial commercial base that is becoming a major retail shopping area in east central Michigan, a range of industries from Dow chemical to small machine shops, and its own school system along with police and fire protection. Historically, much of the river shoreline in the Township has been used for industrial storage and shipping. Although the Township is blessed with an expansive shoreline along both the Saginaw Bay and Saginaw River, there is very limited public access to the waterfront outside of the Bay City State Park in the northern part of the Township. Because of its close proximity to the Bay, and its low, flat topography, the Township has had to construct a fairly comprehensive drainage system to sustain residential development. Wetlands also exist within the northern half of the Township. There is, however, more than enough developable land within the Township to accommodate the target population . Part II describes the proposed future land uses for the Township over the next 20 years. An overall description is given of how various land uses should be distributed and each land use component is then described in more detail. To accommodate the target population and accomplish the goals and objectives defined in the Plan, an additional 1,440 acres of single-family and 27 acres of multiple-family will be required (using existing densities). Approximately 175 additional acres of commercial activities and 217 additional acres of industrial development will take place over the life of the Plan. New local and collector streets will also be constructed and existing roads expanded to accommodate new residential and commercial development. More recreational development, including public access to the shoreline, as well as commercial/recreation activities is also included in the Plan. Finally, specific projects and associated implementation measures are defined to assist in making the Plan a reality. Overall, this Land Use Plan is pro-active. That is, it prescribes that the Township Board, Planning Commission and residents take an active role in ensuring the desired results are achieved . �• • • • • • • •II • • TABLE OF CONTENTS PART I EXISTING DEVELOPMENT INTRODUCTION Description of Planning Area 1 Introduction 3 5 7 7 Age/Sex Composition 9 Basis for Township Analysis POPULATION Household/Family Composition Population Projections HOUSING Housing Characteristics Synopsis ECONOMY Introduction Regional Economy Local Economy State Equalized Valuation NATURAL RESOURCES AND EXISTING LAND USE Introduction 11 14 20 20 26 27 27 27 29 31 33 33 Natural Resources 33 Land Use Classifications Analysis of Land Use Patterns Residential 39 43 Commercial Industrial Public/Semi-Public Uses Undeveloped Lands Synopsis Road and Railroad Analysis Synopsis 43 53 56 57 61 62 66 70 �Page PART II FUTURE LAND USE INTRODUCTION OVERALL LAND USE Incremental Development Patterns RESIDENTIAL DEVELOPMENT Goal Land Use Qualitative Description Implementation Policies Financing Program for Housing COMMERCIAL DEVELOPMENT Goal Land Use Qualitative Description Implementation Policies Financing Program for Commercial Development INDUSTRIAL DEVELOPMENT Goal Land Use Qualitative Description Implementation Policies Financing Program for Industrial Development PARKS AND RECREATION Goal Land Use Qualitative Description Implementation Policies Financing Program for Parks and Recreation TRANSPORTATION Goal Land Use Qualitative Description Implementation Policies Financing Program for Transportation 72 74 78 83 83 84 87 88 90 92 92 92 95 96 98 101 101 102 104 105 107 108 108 110 111 112 118 119 119 119 122 124 125 • • ~ : • • • • • • • • "'• • • �11111 • "• "II • • "-II "II Page PUBLIC FACILITIES, SCHOOLS AND SERVICES Goal Land Use Qualitative Description Implementation Policies Financing Program for Public Facilities, Schools and Services NATURAL RESOURCES/ENERGY CONSERVATION Goal Land Use Qualitative Description Implementation Policies Financing Program for Natural Resources/ Energy Conservation SHORELINE LAND USES RECOMMENDED SITE SPECIFIC CHANGES Specified Land Use Changes DEVELOPMENT PRIORITIES IMPLEMENTATION 126 126 126 132 132 133 135 135 137 137 137 138 139 143 143 145 149 �• ~ • • • • • •II • • • • • 1111 PART I - EXISTING DEVELOPMENT LIST OF TABLES Page TABLE 1 BANGOR TOWNSHIP AGE/SEX COMPOSITION 10 2 BANGOR TOWNSHIP AGE COMPOSITION (BY AREA) 12 3 BAY COUNTY AGE/SEX COMPOSITION 13 4 HOUSING TYPE (YEAR-ROUND) SELECTED COMMUNITIES PLANNING AREA HOUSING UNITS 21 5 23 6 REAL PROPERTY VALUATION (S.E.V.) 1980-1990 32 7 BANGOR TOWNSHIP LAND DISTRIBUTION BY AREA 1979-1980 8 TOWNSHIP SCHOOL FACILITIES - BANGOR TOWNSHIP, BAY COUNTY 1989/1990 50 58 LIST OF MAPS MAP 1 LOCATION MAP 2 3 CENSUS BLOCK GROUPS - 1990 FLOOD PRONE AREAS 4 WETLANDS 5 AREAS OF ENVIRONMENTAL CONCERN EXISTING LAND USE 6 4 6 35 37 40 44 7 PARCELS FOR POTENTIAL COMMERCIAL/ INDUSTRIAL DEVELOPMENT 8 55 TRAFFIC COUNT (24 HOUR PERIOD) 68 LIST OF FIGURES FIGURE 1 HISTORIC POPULATION GROWTH TRENDS 2 BANGOR TOWNSHIP POPULATION PROJECTIONS MEDIAN HOUSING PRICE ASKED 3 8 19 25 �PART II - FUTURE LAND USE LIST OF TABLES Page TABLE 9 10 FUTURE LAND USE ALLOCATIONS 77 PROJECTED ADDITIONAL RESIDENTIAL UNITS AND ACREAGE REQUIRED 11 12 13 14 15 86 PROJECTED COMMERCIAL LAND USE (ACRES) 93 INDUSTRIAL LAND USE ALLOCATIONS (ACRES) 103 BANGOR TOWNSHIP RECREATION PLAN SCHEDULED PROJECTS 114 SCHEDULED PLANNING DEVELOPMENT 146 IMPLEMENTATION SCHEDULE 150 LIST OF MAPS MAP 9 10 11 FUTURE LAND USE SEWER SYSTEM MAP RECOMMENDED LAND USE CHANGES 73 131 144 • • •Ill • • • • • • • �: • • • • • PART I EXISTING DEVELOPMENT �Iii •ill • Introduction �INTRODUCTION II This Comprehensive Development Plan for the Township of Bangor, in Bay County, Michigan, is an update of the Township's most recent plan which was adopted in 1980. While many of the Township's physical characteristics remain much the same today as they did in 1980, and the number of people living in Bangor Township has actually decreased, 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, walking and biking and increased use of the automobile are examples of the changes that have occurred since 1980 that impact upon the needs and characteristics of the Township. To effectively keep pace with, and accommodate, these changes, the Township needs to consistently review and change, as necessary, its physical, social and economic structure. At the same time, it is important to recognize the qualities of the Township's natural environment, particularly its shoreline, and retain that quality in future development. This will ensure a community that is both vibrant and 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, Bangor Township 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 elements of community planning that this text addresses: What is Community Planning? Community planning is planning by municipal government. It is concerned with • •I 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 -1- �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 programs 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. • • • -• • • • • • "'• "II • " 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 achievable 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. -2- �.. • • "• II II -~ • • • • • •I I Description of Planning Area Bangor Township is located in the "Thumb" Area of Michigan near the southern end of Saginaw Bay. It is bounded on the northeast by Saginaw Bay, on the southeast by Bay City, and on the west by Monitor and Kawkawlin townships (see Map 1). Because of the Township's proximity to Bay City, with an estimated 1990 population of 38,730, and its own estimated 1990 population of 16,031, it is considered an urbanized area. Bangor Township encompasses approximately 15 square miles with over 13 miles of lake and river shoreline, making it a highly desirable area for waterfront activities. Consequently, much of the Saginaw Bay shoreline in the Township is densely developed with single-family housing. At the same time, a large portion of the Saginaw River has traditionally been, and still is, devoted to industrial/storage/shipping facilities. The combined high density residential and industrial land uses along the Township's shoreline has in effect precluded much of the shoreline from public access. The Bay City State Park and Tobico Marsh, as well as the Department of Natural Resources boat launch at the mouth of the Saginaw River, are the most predominate public access sites within the Township. Commercial activity in Bangor Township is currently the fastest growing segment of land development in the Township. A regional mall is currently being built along the Township's common boundary with Bay City and a community shopping mall is being planned adjacent to the regional mall. These developments can be expected to spur further commercial/office and possibly multiple-family construction in this vicinity. In addition, the Euclid Avenue commercial corridor has been a major shopping area for Bay County . In essence, Bangor Township has historically been a "bedroom" community, comprised primarily of residential land uses, with a substantial commercial base, particularly along Euclid Avenue and an expansive storage/shipping complex along the Saginaw River. Although the western (particularly southwestern) portions of the Township are fully developed, the northcentral sections of Bangor Township still contain a large amount of developable lands, particularly the interior portions of large blocks containing perimeter development. This Plan concludes that there is more than enough available vacant land in Bangor Township to accommodate additional growth over the next 20 years. -3- �1N _I __ J MOUTH -• MERRITT 1--7~~M=U~O~£N_j__ I I MAP 1 LOCATION MAP • • • • • •1111 ... • • • • -111 ~~cr-:-G-ove- A- . ssoc1ates Inc. \=7 -4- �Basis for Township Analysis ~ -II II II While Bangor Township encompasses a relatively small geographic area, its population density, substantial development and varied natural resources create a relatively diverse political jurisdiction. The Township can more easily be studied if it is subdivided into smaller "sub-areas" or "districts" for which information is easily available. To facilitate a more detailed inspection, much of the data identified in this Plan is derived from the 1980 Census using the block group as the basic unit. In 1980, there were eight Census block groups identified for Bangor Township. These are depicted as A through H in Map 2 (see Appendix A for individual Census Blocks), and will be frequently referred to throughout this Plan, both in the analysis of existing conditions and the determination of future land uses. The following sections describe the population, housing, basic economic structure, natural resources and land uses in Bangor Township using this "sub-area" concept. II "• • • • • • • •I -5- �_ _____ , H 9EAV£R CENSUS BLOCK GROUPS - 1980 RoAO i ~ 90Y SCOUT !! ! ,,,, t~~- l ~I ;ii ~~ I~, ~L l_j[ ~ I "™' 00.0 I I - ~i '\, j ~ 1l1 I Ii, ~' OTY Of' 9AY QTY ~ ---.!: ~ 6 $AQIHAW aTV 0, ~ BAY aTY I °' I • MotfTOIII TW> • MAP 2 CENSUS BLOCK GROUPS - 1980 @I Gove Associates Inc. �•I •II II -~ -- I I I 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. • • • • • : • •I I I - The characteristics of Bangor Township's population determine the quality of life available within the Township. Local residents through individual 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 Township. 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 Township. 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 1990 preliminary 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 Bay City SMSA had a total 1980 population of 119,887 inhabitants representing an increase of 2,542 persons or 2.1 percent, over 1970. Population growth within the entire Bay City SMSA has occurred at a faster rate than within the City of Bay City which actually lost 419 persons between 1970-1980. In essence, the remaining townships and cities in the county actually added 2,961 people to their population base over that 10 year period. Bangor Township, which added 1,598 people, represented 54 percent of that total. That is, over half of the population growth in Bay County between 1970 and 1980 took place in Bangor Township. Since 1980, on the other hand, Bangor Township's population has decreased by over 1,400 people, or approximately eight percent. The population growth trends for the 1960-1990 (estimated) period for Michigan, the Bay City Standard Metropolitan Statistical Area, which is essentially Bay County, Bay City, Hampton Township, Essexville, Monitor Township and Bangor Township are presented in Figure 1. -7- �- FIGURE 1 HISTORIC POPULATION GROWTH TRENDS 10 (/) 9 z 0 ::J 8 __J ~ 7 6 130 ,339 2. 11 ,849 (-2.1) 11 7,300 110 90 70 53,604 - 50 3 ,730 (/) 30 z<( 20 a (/) :::::> 0 ~ TWP. 15 10 6,770 5 3,857 3,476 3,167 0 1950 1960 1970 -8- 1980 1990 (ESTIMATED) " • • • • • • • •I •I I �1111 Age/Sex Composition '• = • • • • • • •I I • -I The age and sex composition of the Township'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 general area, especially retail trade and public services. Table 1 depicts the 1970 and 1980 age and sex composition of the Township's population . Table 1 indicates that the number of residents under the age of 14 decreased between 1970-1980. This coincides with a national trend of declining birth rates and implies a low population growth or perhaps even decline over the next 1O to 20 years. On the other hand, the Township's retired population increased substantially during the 1970's and that increase is likely to have continued through the 1980's. The second largest rate of increase occurred in the 25-34 year age group, which by 1990 will be the 35-45 year age group. At least for the near future, community land uses and services that are oriented toward the established family and retired age groups might be increased in number and scope. The increase in the college age group also reflects the potential for an increase in the number of young families (or at least young married couples) living in the Township during the next 10 years . 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 Bangor Township and the public services and facilities (particularly park and recreation) in Bangor Township are also dependent upon the general characteristics of the population living in the immediate vicinity, outside of the Township's border. Consequently, the size and characteristics of this population group is also an important factor in planning for Bangor Township. That is, the Township and its surrounding environs interact with, and impact upon, each other especially because of the increase in regional retail development in Bangor Township. Therefore, Bay County is included in the analysis of population. -9- �' ~~~~ -- ~ ___:::_-: __ _ .. __-_ ... ~. TABLE 1 BMG)R 'IDWNSHIP AGE/SEX COMPOSITION 1970 1980 Total % of Total Pop. % of Total Female Female Pop. M3.le Aqe Total % of Total Pop. Pre-School 5 and Under 2,025 12.7 1,578 9.0 757 8.5 821 Elementary 6-13 2,862 18.0 2,618 15.0 1,278 14.3 Secondary 14-18 1,583 10.0 1,764 10.1 856 College 19-24 1,419 8.9 1,744 10.0 Young Family 25-34 2,191 13.8 2,917 Established Family 35-54 3,653 23.0 M3.ture Family 55-64 1,276 % of Total M3.le Pop. Change in Total Age Group 1970-1980 % Number 9.6 -22.1 -447 1,340 15.7 -8.5 -244 9.6 908 10.6 +11.4 +181 900 10.1 844 9.9 +22.9 +325 16.7 1,529 17.1 1,388 16.2 +33.1 +726 4,019 23.0 2,025 22.7 1,994 23.3 +10.0 +366 8.0 1,486 8.5 797 8.9 692 8.1 +16.7 +213 887 5.6 1,365 7.8 794 8.9 571 6.7 +53.9 +478 15,896 100.0 17,494 100.0 8,936 100.0 8,558 100.0 +10.1 +1,598 I _, .:::> I Retired 65+ Total (%) Median Age SOURCE: t-- - • 25.2 28.6 1970, 1980 U.S. Census of Population �Table 2 depicts the age composition of the eight "sub-areas". This table shows that the distribution of age groups in all the sub-areas in 1980 is fairly similar. There are a few notable differences, however, that should be identified. Areas A and G tended to have a higher proportion of pre-school children included in their population base than other areas. The relative concentration of elementary school age children also appeared to be higher in those areas. The proportion of high school age population tended to be highest in Area H (18.1%), compared to 9.5 percent in Areas A and B. Area D, likewise, contained a higher percentage of college age students than other areas. Area D also had the highest proportion of retirees as part of its population base. Area F, because of its larger population, obviously had the most number of residents in each age group. Table 3 describes the age and sex composition of Bay County, which provides at least a portion of the employees and customers for businesses within the Township. Table 3 shows that the population of Bay County grew at a slower rate (2%) between 1970 and 1980 than Bangor Township. The population under 18 years of age declined in total numbers as well as in percentage of total population. "• • • • • • • •I While college and young family age groups increased over that 10 year period, and by 1990 will be in the young and established family categories, older age groups (55 and older) also increased substantially. In general, the county, as the Township, will continue to experience increases in its older population groups. Marketing strategies and land uses (e.g. retirement communities, multiple-family housing, etc.) should be oriented toward, or at least increased among, this segment of the population . 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 Township. 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 Bangor Township, there were 4,655 households in 1970, or 13 percent of the county's 35,865 households. By 1980, the number of households in Bangor Township increased by almost 27 percent to 5,903. This represented 14.2 percent of the county's 41,455 households in 1980. This increase of 1,248 households between - 11 - �1 ~~~~~~~---------- n~~- - - - TABLE 2 BANGOR TOWNSHIP AGE COMPOSITION (By Area) I __. N I H % of Total Area Aqe A Total Area B Total Area C Total Area D Total Area E Total Area F Total Area G % of Total Area Pre-School 5 and Under 391 11.2 46 5.1 159 8.0 39 3.5 96 7.8 603 4.1 236 10.8 38 8.4 Elementary 6-13 669 19.2 127 14.2 248 12.4 95 8.5 132 10.7 816 14.1 358 16.4 56 12.4 Secondary 14-18 329 9.5 85 9.5 194 9.7 138 12.3 140 11. 3 593 10.2 227 10.4 82 18.1 Co 11 ege 19-24 252 7.2 104 11.6 138 6.9 .. 174 15.6 145 11. 7 630 10.9 208 9.5 19 4.2 Young Family 25-34 597 17.1 156 17.4 333 16.7 120 11. 5 151 12.2 1012 17.5 401 18.4 73 16.1 Established Family 35-54 855 24.6 228 25.5 551 27.6 299 26.7 342 27.6 1212 20.9 456 20.9 126 27.8 Mature Family 55-64 175 5.0 74 8.3 192 9.6 80 7.2 94 7.6 487 8.3 159 7.3 44 9.7 Retired 64+ 213 6.1 74 8.3 181 9.1 164 14.7 138 11.1 445 7.7 140 6.4 15 3.3 % of % of Total SOURCE: 3481 1980 Census STF3 ~-- • • 894 1996 1109 % of % of % of % of 1238 5798 2185 453 �~111 • ·• • • -· · - -- -- · --· TABLE 3 BAY O)UNI'Y AGE/SEX O)MPOSITION 1970 1980 % of % of % of Total Ferrale Ferrale Pop. M3.le % of Total M3.le Change in Total Age Group 1970-1980 Number % Aqe Total Total Pop. Total Total Pop. Pre-School 5 and Under 13, 799 11.8 11,022 9.2 5,419 8.8 5,603 9.6 -20.1 -2, 777 Elerrentary 6- 13 21,414 18.2 16,156 13.5 7,866 12.8 8,290 14.2 -32.5 -5,258 Secondary 14-18 12,428 10.6 11,812 9.9 5,788 9.4 6,024 10.3 -5.0 -616 College 19-24 10,411 8.9 13,354 11.1 6,860 11.2 6,494 11.1 +28.3 +2,943 Young Family 25-34 14,007 11.9 19,079 15.9 9,543 15.6 9,536 16.3 +36.2 +5,072 Established Family 35-54 25,545 21.8 25,098 20.9 12,703 20.7 12,396 21.2 -1.7 -447 Mature Family 55-64 10,187 8.7 11,239 9.4 6,011 9.8 5,228 8.9 +10.3 +1,052 9,458 8.1 12,120 10.1 7,169 11. 7 4,951 8.5 +26.9 +2,572 Total(%) 117,339 100.1 119,881 100.1 61,359 100.0 58,522 100.0 +2.2 +2,542 M=dian Age 25.4 Pao. I ....., w I Retired 65+ 28.7 �1970 and 1980, compared to a growth in population of 1,598 persons indicates a disbursement of existing households as well as inmigration of new households. That is, the low person per household ratio of 1.28:1 (1,598:1,248) that occurred in the Township between 1970-1980 reflects a national trend whereby older children are leaving their families and beginning their own households and higher divorce rates have resulted in a larger number of single parent households. Overall, the Township's household density decreased from 3.2 persons per household in 1970 to 2.94 persons per household in 1980, slightly above the 1980 county average of 2.87 persons per household. In effect, the Township experienced a disbursement of household members and an increase in smaller households resulting in a gain of housing units and an average decrease in the number of persons living in each household. Each community has households consisting of married couple families, single parent families, individuals and two or more unrelated persons. These different types of households affect the type and quantity of local services and facilities available, retail merchandise and the physical composition of the community. In Bangor Township, there were 3,957 married couples in 1980, comprising 67 percent of all households. Within the County in 1980, there were 26,820 married couple families making up 64.7 percent of all households, compared to 26,231 married couple families in 1970, when they comprised 73.1 percent of all households. By 1980, the number of families with a female householder and no husband present increased to 3,562 (or 8.6% of all households) from 2,679 (6.5% of all households) in 1970. Non-family households increased from 6,900 in 1970 to 9,823 (23.7% of all households) in 1980. These statistics verify the earlier statement that households in general are changing in composition and becoming smaller. Population Projections The quantity and composition of the population of the Township and surrounding townships over the next 2u 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 Township over the next 20 years. The following depicts three methods used to estimate the projected population for Bangor Township to the year 201 o. -14- : • • • • • • •I I �Method I: Past Growth Trends (Least Squares Method) - Based on actual Census counts over past 40 years. Year Population 1950 6,710 1960 11,686 1970 15,896 1980 17,494 1990 16,031 Growth rates vary from 72.6% between 1950 and 1960 to 36.0% between 1960 and 1970 to 1.0% between 1970 and 1980 and preliminary census counts indicate an 8.4% decrease between 1980 and 1990. The 1960-70 growth rate was approximately 1/2 the 1950-60 growth rate. The 1970-80 growth rate was about 1/3rd the 1960-70 rate and the 1980-90 rate shows an actual decline of over 8%. Utilizing a projection method called "Least Squares", which is based upon past trends, and calibrating the resultant forecasts to the 1990 Census, the following projections are identified: Year Population : • • • • • •I •I 1990 16,031 1995 17,098 2000 18,160 2005 19,223 2010 20,285 This method projects the Township's population to grow over the next 20 years at an average rate of 6.6 percent every five years. Method II: Population projection using new housing construction and household densities . The following are median household densities taken from Census data: 1960 1970 1980 1990 3.57 3.22 2.94 2.65 persons persons persons persons per per per per household household household household There has been an average decrease of 0.23 persons per household for each 10 year period between 1960 and 1990, which is equivalent to an average 8.6 percent decrease per each 1o year period . Assuming that this decrease will continue at an average of 0.23 persons per household for each 10 year interval through the year 2010, the following projection of household densities (at 5 year intervals) reflects that decrease: 1990 2.65 1995 2.53 2000 2.42 2005 2.30 -15- 2010 2.19 �Preliminary Census counts indicate there are 6,006 occupied housing units in the Township in 1990. One hundred eighty-seven housing units have been added to the Township's housing stock between 1980-89. It is estimated that 180 are occupied (applying a 4% vacancy factor). This is an average increase of 18 units per year over the past 10 years. However, over the past 50 years (1940-1990), the Township has added an average of 100 occupied dwelling units each year to its housing stock. This method assumes a slight increase in the 1980-1990 new housing occupancy rate to 25 units per year, or 1/2 of the average 1940-1990 annual growth in occupied dwelling units, that will be added to the Township's housing stock each year. The projected future occupied housing stock (based on a slight increase in 19801990 construction activity in the Township, resulting in a new average housing occupancy rate of 25 units per year) is: 1990 6,006 1995 6,130 2000 6,256 2005 6,380 ~ ~ • • •,. 2010 6,506 Multiplying the estimated number of occupied units by the estimated average household density for each five year interval yields the following household population projections: Year Population 1990 15,908 1995 15,509 2000 15,140 2005 14,674 2010 14,245 In addition, there were 54 residents of the Township who did not live in households in 1970 (these individuals resided in institutions or group quarters) representing 0.3% of the Township's population. By 1980, there were 147 individuals not living in households, or 0.8% of the population. By 1990, the 0.8% proportion remained, with 123 people living in group quarters. Assuming that rate (0.8%) will continue over the next 20 years, there will be 124 residents living in group quarters in 1995, 121 in the year 2000, 117 in 2005, and 113 by 2010. Adding those residents to the residents living in households results in the following total population projections: 1990 16,031 1995 15,633 2000 15,261 2005 14,791 -16- 2010 14,361 : • • • • • �~ : • • " Method Ill: Population projections based upon Bangor Township's population as a proportion of Bay County's total population. This method incorporates the historical comparison of the Township's population as a proportion of the county's total population and projects those proportions (ratios) over the next 20 years. In 1960, Bangor Township contained 10.9% of the county's population. In 1970, this proportion increased to 13.5%, by 1980 it was 14.5%, and in 1990 it remained at approximately 14.5%. Assuming a 1% increase in the Township's proportion of the county's population (the rate of increase between 197089) over each 10 year period through the year 2010, the Township's projected population would comprise 15.5% of the county's estimated 2000 population, and 16.5% of county's 201 O population. This is based upon Bay County's projected population to the year 2010 from Population Projections for Michigan to the Year 2010, adjusted to 1990 preliminary Census counts. Year Population 1990 16,031 1995 17,020 2000 18,008 2005 19,037 2010 20,065 Method IV: East Central Michigan Regional Planning and Development Region population projections for Bangor Township (adjusted to conform to the 1990 preliminary Census count). ,. "• • • • • • Year Population 1990 16,031 1995 16,201 2000 16,373 2005 16,252 2010 16,179 Method I represents the highest projected growth in population (4,254 people) and Method II projects a decrease in population of 1,670 persons. The most accepted projection, given past trends is that shown in Method II, which is based on actual housing starts and household densities. Even though this method projects a decrease of 1,670 people in the Township over the next 20 years, it is the most realistic given lower birth rates, and the overall trend of migration from the northcentral and northeast portions of the country to the south and west. Overall, under any of the four methods, the Township is not expected to undergo the dramatic growth in the population it experienced up to 1980. It must be emphasized that this forecast is based upon historic growth patterns. The ability of the Township to implement the goals established in this Plan, along with the strength of the region's long-range economy and the Township's "carrying capacity" will define the �actual population growth rate. A continued decrease in population is not considered desirable. Therefore, a "target" population, which will enhance the overall stability and quality of life of the Township is presented in Method V. Method V: A 7.5% increase during each five year period (or 1.5% per year) over the preceding 5 year increment. This is a projection method that, unlike the other four, is based on an economic growth scenario rather than past trends. This reflects an accelerated growth dependent upon the regional economy and includes individuals not living in households. This accelerated growth scenario assumes the area's economy will do well over the next 20 years and the projection reflects a "target" population the Township would prefer to reach. Therefore, this is the population projection upon which this Plan will be based. It is predicted upon regional and local conditions and policies that will, in effect, reverse the overall decline in population in this area of the State in recent decades. Year Population 1990 16,031 1995 17,233 -18- 2000 18,525 2005 19,918 + • • • • • 2010 21,411 • • • • • • • �FIGURE 2 BANGOR TOWNSHIP POPULATION PROJECTIONS 25,000 ..... , 20,000 z 0 ~ --- 17,233 17,090 17,020 15,201 18,0J"I 1133 1S,S2.5 18,110 -' ~ - - ,..... 18,373 ~· ~r+~BB 1,, METHOD V 285 20.000 11,037 14.262 18,179 METHOD IV 15,201 15,000 ... METHOD II 14.311 14,7111 <( _J • =:) o_ O 10,000 o_ 5,000 • • • • • • 0 1990 1995 2000 YEAR -19- 2005 2010 �• Housing • �HOUSING 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 within 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 Type Bangor Township's housing stock consists primarily of single-family units, as does the rest of Bay County. The proportion of single-family housing in the Township is slightly higher than the county in general. Mobile homes comprise the second largest proportion of housing units within the Township, followed by multiple-family housing. • • • • Table 4 profiles the characteristics of housing types, including changes between 1970 and 1980, for Bangor Township, Bay County, Bay City and selected comparable townships. The most dramatic change in single-family housing took place in Bangor and Hampton townships, where each increased by 1,000 units, although the proportion of single-family units within Hampton Township actually decreased by 1980. Hampton Township experienced a relatively larger rate of growth in multiplefamily housing than other jurisdictions, while Bay City actually lost multiple-family housing during that decade. The increase in mobile homes in Bangor Township was minimal, while the other jurisdictions (except for the county) doubled or tripled the number of mobile homes placed within their boundaries. This trend has essentially continued through the 1980's, with new housing construction being primarily singlefamily. The rate of growth, however, especially in Bangor Township has decreased substantially, with new construction between 1980-89 representing about 12 percent of the new construction that occurred in the Township during the 1970's. Hampton and Monitor townships experienced less of a decrease in new construction during the 1980's, with new residential building representing approximately 20 percent and 37 percent, respectively, of those township's building activity during the 1970's . -20- �t TABLE 4 HOUSIN3 TYPE (YEAR-ROUND) SELECTED O)MMUNITIES 1 Unit Unit of Government % of 1970 1970 'Ibtal % of Co. Bangor Township 3,964 81. 7 Harcpton Township 1,597 z.t:>nitor Township z.t:>bile Hones 2+ Units % of % of 1970 1970 'Ibtal % of % of % of 1980 1980 'Ibtal % of Co. 1980 'Ibtal % of 562 9.2 9.4 493 10.2 29.4 507 8.3 22.7 10.2 966 24.8 16.1 104 4.6 6.2 333 8.6 14.9 1.6 0.7 131 3.8 2.2 160 6.5 9.5 311 9.1 13. 9 3,910 24.1 74.3 3,562 21.8 59.5 46 2.8 2.7 172 1.1 7.7 5,261 14.6 100.0 5,985 13. 9 100.0 1,679 4.7 100.0 2,236 5.2 100.0 % of 1980 1980 'Ibtal 13.6 5,020 82.4 14.4 395 8.1 7.5 71.4 5.5 2,589 66.6 7.4 536 24.0 2,264 91.9 7.8 2,961 87.0 8.5 39 Bay City 12,262 75.6 42.1 12,577 77.1 36.0 29,121 80.8 100.0 34,949 81.0 100.0 Co. % of 1970 'Ibtal % of Co. 1980 Co. 1970 Co. I N _. I Bay County SOURCE: 1970, 1980 Census of Housing _____ ,,,-1--- �Housing Occupancy Housing occupancy refers to owner-occupied, renter-occupied or vacant housing that is available for occupancy. In 1970 there were 4,957 total housing units in the Township (of which 4,852 (97%) were year-round) and 4,665 were occupied. At that time, 3,364 or 69 percent, of the year-round units were occupied by households that owned their own residences, 1,114 units (23%) were renter-occupied and 187 units (3.5%) were vacant. There were 105 seasonal units in the Township in 1970. The Township's rental activity decreased during the 1970-1980 decade. By 1980, the total number of housing units in the Township increased to 6,142 (an increase of 1,185 units, or 23.9%), the year-round housing increased to 6,089, or 99.1 percent of the total supply, indicating that the majority, if not all, of the units that were removed during the 1970's were seasonal, or that seasonal units were converted to yearround housing. During the same 10 year period, the number of owner-occupied houses increased by 1,469 units while the number of rental units decreased by 42. Of the total number of units in the Township in 1980, about one-third were in Area F, with Areas A and C containing about 18 percent each of the Township's housing stock. Conversely, Area H only contained about two percent of all housing units. Countywide, rental housing decreased substantially as a proportion of total housing. This may be partly due to the declining economy of the area, which created an impetus for migration out of the county. Renter households have more flexibility in this ability to move. By 1980, therefore, owner-occupied housing comprised almost 82 percent of the supply of occupied housing, while countywide, owner-occupied housing accounted for about 79 percent of all occupied housing units. New housing in the Township between 1980 and November, 1989 continued to be oriented toward owner-occupied units. Of the 182 new units built during that period, all (except for 5 mobile homes) were single-family site built units. Table 5 Planning Area Housing Units - depicts the changes that have occurred over the past 19 years within the Township, Bay City and Bay County. "• • -22- �TABLE 5 PLANNING AREA HOUSING UNITS City of Bay City 1970 Total Units 16,622 Year-Round 16,618 I of Total 1980 100.0 16,320 99 . 98 16,311 % of w 1989 100.0 16,460 99.94 16,451 Occupied 66.9 11,321 72.8 11,760 Renter--Occupied 5,233 33.l 4,224 27.2 3,925 % of Year- YearRound 73.8 12,577 2 Units 2,047 12.3 - - 3 or M::>re Units 2,263 2.8 3,562* 46 0.2 172 I »:>bile Hares or Trailer 99.9 -1.0 -1.0 4,959 100.0 6,142 97.8 6,089 4,852 N:>v. 1980 100.0 6,288 99.11 % of 1989 6,235 % of 72.l 4,831 81.8 4,959** 25.0 -25.0 1,301 27.9 1,072 18.2 1,089** 7.3 3,964 81.7 5,020 100.0 26.8 36,579 100.0 43,395 99.2 28.5 36,061 98.5 43,170 47.4 22,699 65.7 32,771 18.0 -16.3 11,872 34.3 8,577 % of YearRound YearRound - 5,156 82.7 - % of YearRound ' % of N:>v. Total 1989 % of Total ChangE 70-85 100.0 44,942 100.0 22.9 44,717 99.5 24.0 99.4 % of Occueied % of Occupied % of Occueied 82.0 % of 82.4 1980 Occupied 3,364 80.0 1970 I of Total % of Occupied I of YearRound Est. ' Olange Total 70-89 11.l 75.0 YearRound 77.l 13,161 Bay County I of Total % of O::cueied % of Round Single-Family 12,262 100.0 1970 I of Total Occupied 10,585 % of ' I of OlangE Total 70-85 % of CM!er--Occupied No. of Units in Structure: Year-Round I N:>v. % of Oc~ied N · I of Total ~or Townshie 79 . 3 32,911** 80.0 45.0 8,228** 20.0 -30.7 20.7 % of YearRound % of YearRound 30 . l 29,121 80.8 34,949 80.9 36,221 81.0 24.4 - - 2,370 6.6 - - - - - N.A. N.A. N.A 53 1.1 - 21.8 N.A. N.A. N.A. 342 7.0 562* 9.2 567* 9.1 43.5 1,552 4.3 5,985* 13.9 5,949* 13.3 51.6 1.1 N.A. N. A. N.A 493 10.l 507 8.3 512 8.2 3.9 1,679 4.7 2,236 5.2 2,549 5.7 51.8 *Includes 2 Unit Residences **Gove Estinates SOURCE: U.S. Census 1970 Census Tract I:ata; 1980 STF3A; Field Survey; O:msuner Q.Jestionnaire; Building Permit I:ata ~ '. -l__ ,1,111 �• • • • " Age of Housing Stock An important indicator of the quality and cultural significance of a community's housing stock is its age. In 1970, 19 percent of the Township's housing was built before 1940, that is, these units were 30 years old or older. By 1980, 11.5 percent of all housing units in the Township were built before 1940 and of those, eight percent were rental units. About seven percent of all rental units were constructed prior to 1940, compared to 16 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. Overall, there were 933 units in the Township in 1970 that were constructed before 1940. By 1980, the Township contained 842 pre-1940 housing units indicating 91 older units were removed from the housing stock during that 10 year period. According to the 1980 Census, the largest proportion of the Township's oldest housing units are located in the Areas E, D and B, each with over 60%-70% of their existing units having been built prior to 1960. The largest number of newer dwellings (built since 1975) have been built in Area F. 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 1980, the median value of an owner-occupied residence in the Township was $42,400, which was 118 percent of the county's median owneroccupied housing value. However, it represented only 93 percent of Hampton Township's median value of $45,700 and 87 percent of Monitor Township's median value of $49,000. This can partly be attributed to the larger number of older (pre1940) homes in Bangor Township than in those two townships. In 1980, the median price asked for vacant homes for sale in Bangor Township was $50,000, or 93 percent of the $53,800 asked in Hampton Township, 102 percent of the $48,800 asked in Monitor Township and 189 percent of the $26,400 asked in Bay City. In 1989, the current value of owner-occupied housing for sale in Bangor Township is $69,916, compared to $70,333 in Monitor Township, $57,754 in Hampton Township and about $37,000 in Bay City. These figures indicate that the value of housing in the real estate market in Bangor Township has increased 40 percent over 1980, compared to a 44 percent increase in Monitor Township, a seven percent increase in Hampton Township, and a 40 percent increase in Bay City . -24- �FIGURE 3 MEDIAN HOUSING PRICE ASKED 80 70 n n n ,,---...._ 0 0 0 0 60 ,- 50 <( 40 w u er: - 0) c..o ffl -tjlJ) r------- ffl - lJ) Q_ 0 0 0 ....... ······· 0 0 20 r------- n ffl -tj- c..o- N ffl 10 z 0 IQ_ 2 <C I . Q_ er: w 1- I- 1- 3 . >- >OJ u o_ <( I- o:S z er: . Q_ 03 0 z I- <( 0 2 OJ AREA SOURCE: 1989 lJ) ...... . 0 . w .. ..... 30 ED 1980 ~ r------- n - ffl ~ U) 0 0 co w - r---- ffl .._____,, 0 c..o ,0) BAY CITY BOARD OF REALTORS ,25- • • • �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 units. In 1980, the median contract rent in Bangor Township was $302, compared to $219 in Hampton Township and $223 in Monitor Township, indicating that, in general, rental housing is of a relatively higher quality in Bangor Township. Rental housing in the area is currently in demand, with low vacancy rates and an average rent of $350-$400 per month. Within the Township in 1980, the median value of owner-occupied (primarily single-family) housing varied from $30,868 in Area H to $52,940 in Area C. In general, housing in the western portions of the Township, Areas A, B, C and D averaged about $48,883 compared to approximately $33,054 in the remainder of the Township. Areas A, B, C and Dare more established areas of conventional yearround housing, some being newer subdivisions of larger single-family homes. Much of the balance of the Township is comprised of smaller homes on larger, irregularly split parcels. Synopsis Bangor Township, which experienced substantial residential development in the 1970s has, during the 1980's, become a 'maturing' residential community. Although the growth in single-family housing in the Township has continued at a relatively high rate during the past decade, other townships such as Monitor and Hampton seem to have surpassed Bangor Township in housing starts. This 'stabilization' - that is, the moderate growth in housing the Township has experienced during the 80s - is desirable in that it permits a steady growth in the Township's tax base, while creating minimal impact upon the Township's resources. This is reflected in the 40 percent increase in the sale prices of owner-occupied homes in the Township . • • • ..:26- �• • "• " Economy �ECONOMY Introduction The development of a community is influenced to a great extent by economic activity within its boundaries as well as the economic vitality of the region in which it is located. 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 impact upon land use and 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 region is prospering, this prosperity is reflected in local communities. For this reason, regional economic trends need to be assessed before local trends are evaluated. Bangor Township is in Bay County, which is the Bay City Standard Metropolitan Statistical Area (SMSA). The Bay City MSA is part of the larger East Central Planning and Development Region, which contains 14 counties in what is referred to as the "Thumb Area" of Michigan. The Region's economic base has historically been associated with automobile manufacturing and agriculture. Although the automobile industry has been declining it still remains a major employment source within the Region. As with the country as a whole, the Region's economy is becoming increasingly oriented toward nonmanufacturing industries, such as professional services, motel and restaurant employment. • In October 1989, there were 192,500 people in the labor force living in the Saginaw Bay City - Midland Labor Market Area (LMA). At the same time, there were 162,600 people engaged in wage and salary employment in the LMA, with 52,300, or 32 percent, in goods producing industries and 110,300, or 68 percent, in service producing industries. The largest manufacturing category was transportation equipment, followed by chemicals and petroleum. These are associated primarily with General Motors operations in Saginaw and Bay City and Dow Chemical in -27- �Midland. The largest service-producing industry was general services, such as medical, professional, social and other similar activities, with 38,100 employees, followed by retail trade (31,700 employees) and government (20,900 employees), most (including school teachers) of whom were employed with local governments. As the automobile industry - a major economic force within the region - enters the 1990's, it is expected to undergo substantial changes, including possible reduction in size of operations and employment. At the same time, the start-up and expansion of new small businesses will likely continue providing greater opportunities for additional employment than the area's major manufacturers. As a matter of fact, data available in County Business Patterns shows that over 50 percent of all firms in Bay County employ one to four persons. In Michigan, small firms enjoyed a net growth of 91,866 jobs between 1979-84, while employment in large firms declined by over 383,000 during that time. To facilitate this trend, and promote economic and employment diversity for residents of the Township as well as the Bay City area, Bangor Township should orient and design its industrial land uses to accommodate small manufacturing and service industries (i.e. incubator programs). The Region has identified issues and trends pertaining to economic development within the east-central portion of the state. These trends are important to the future of Bangor Township, as they will impact the type, quantity and location of land use activities the Township must provide to accommodate future economic development. These trends are: Retail and service industries will continue to grow, although they will provide a relatively low wage scale. Manufacturing operations will continue to downscale but the slack will be taken up by new small businesses. Job training programs continue to be important. Diversification will continue to be pursued. This includes tourism, service and retail businesses. Recreation development particularly on the Saginaw Bay, should also be sensitive to the environment. -28- �Boating, fishing and waterfront access and recreation are key elements in the state's and region's effort to bolster tourism and recreation development. Bangor Township is in a position to capitalize on this effort (i.e. access to water). Water quality issues related to the Saginaw Basin can have a significant negative effect on the tourist industry. These issues must be addressed on an areawide basis. Providing water and sewer systems on an areawide basis contributes to coordination and cost-effectiveness in development. Aging infrastructure, especially roads and bridges, need to be upgraded. These can be deterrents to economic development (new roads also need to be developed). Local Economy An assessment of the local economy of Bangor Township provides an insight into the role that the Township plays in the Region. In 1980, approximately 52 percent of all employed residents of the Township worked in Bay City and 45 percent of all employed Township residents worked in either the durable goods manufacturing industry or in retail trade. Most of the retail trade employment is either in downtown Bay City or in the Euclid Avenue strip commercial corridor. Within Bangor Township, service and manufacturing industries provide the largest employment base. Major employers include Bangor Township School (300 full and part-time employees), Dow Chemical Plastic Line Pipe Plant (132 employees) on E. Wilder Road, Made-Rite Potato Chip Company (100 employees) on N. Euclid, Euclid Tool and Machine (36 employees) on N. Euclid, Schmidt Tool and Machine (26-30 employees) on Patterson, Dobson Heavy Hau,I, Inc. (25 employees) on N. Euclid, and Bay Health Systems (2,000 total employees in the Bay City area). In addition, there are approximately 200 other employees in the Dow Chemical complex in the Wilder Road area. These companies are fairly randomly dispersed within the Township and except for the Dow Chemical complex, do not require large parcels -29- �for their activities. Other major employers include Bay Medical Center West Complex; Bayshores Nursing Home; K-Mart (with 135 employees, mostly part-time) . Retail trade is an important component of the Township's economic base, with the existence of retail and service establishments within the Euclid Avenue corridor, including the North Pointe Mall. The construction of a new regional mall at the intersection of Wilder and State roads, will enhance the Township's position as a major commercial retail and service center in the Bay City area, as well as the TriCounty region. The mall will likely have "spin-off" effects, creating a market for additional retail and service businesses, and perhaps multiple-family housing, along Wilder road, as well as State Street. The overall effect will be a substantial increase in service employment, especially retail trade, within the Township. At the same time, the Township, as well as Bay County, is analyzing the potential of the Saginaw Bay and Saginaw River as major economic resources, particularly for recreation oriented activities. The Bay County Growth Alliance has formed a Waterfront Steering Committee to oversee the development of the County's waterfront resources, including those in Bangor Township. The Committee has developed a strategy that essentially calls for a greater enhancement and diversification of the waterfront, including fishing, hunting, parks, commercial shipping, storage and processing, boating, housing and infrastructure improvements. These are all to be accomplished in a manner sensitive to the waterfront's natural environment. Many of the activities that the Committee will be addressing are located in Bangor Township adjacent to the Saginaw River, as well as the shoreline of the Saginaw Bay. While portions of this shoreline area are lowland and consequently not developable, there are sites that are buildable or conducive to recreational access and could be used to enhance the shoreline's economic viability, which in turn will contribute to the diversity of the Township's economic base. This will be addressed in more detail in a separate section of the Plan pertaining to shoreline development. -30- "• �State Egualized 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. Egualized 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. Between 1980 and 1989, the Township's total state equalized valuation increased by 28.5 percent from $147,920,400 to $190,078,500. Equalized valuation for real property only increased by 28.7 percent from $131,154,500 to $168,835,800 during that period. In 1980, the Township's real property valuation accounted for 11.6 percent of the total county valuation. By 1989 the Township's real property valuation was 14.3 percent of the county's. Table 6 displays the change in real property values for the Township and other jurisdictions in the county. The table shows that, Bangor Township's equalized valuation for all real property grew at a higher rate than other comparable jurisdictions. The Township's real property valuation also increased as a portion of the entire county's real property SEV between 1980 and 1989 (from 11.6% to 12.2%). Overall, the Township has the third highest SEV in Bay County, behind Hampton Township and Bay City. Hampton Township's real property valuation actually decreased as a result of a decreasing or re-adjusted industrial property valuation. ~ •I In 1989, Bangor Township's real property valuation consisted of commercial ($37,802,300 or 22% of the Township's total real property), industrial ($11,012,800 or 6.5%), residential ($118,878,600 or 70.4%), and developmental ($1,142,100 or 0.7%). Obviously, residential land use is the greatest contributor to the Township's economy. As a matter of fact, except for Bay City, Bangor Township has the highest assessed residential property valuation in the County. It also has the third highest industrial and second highest commercial valuation in Bay County. As commercial development continues to grow in the Township, it is expected that this property valuation will likely increase at a faster rate than residential. Overall, Bangor Township's economic base, in terms of real property value, is healthier than most other jurisdictions in Bay County . -31- �TABLE 6 REAL PROPERTY VALUATION (S.E.V.) 1980-1989 Unit Bangor Twp. Hampton Twp. 1980 $131,154,500 %of Total 1989 11.63 %of Total % Change 1980-89 $168,835,800 12.2 28.7 328,426,400 29.1 320,576,650 23.3 -2.4 Kawkawlin Twp. 22,313,800 3.6 48,206,600 3.5 120.0 Monitor Twp. 87,319,100 7.7 109,029,900 7.9 24.9 223,460,939 19.8 254,840,600 18.5 14.0 $1,127,957,361 100.0 $1,378,554,676 100.0 22.2 Bay City Bay County Total SOURCE: Bay County Equalization Department -32- �• •,. • Natural Resources and Existing Land Use �NATURAL RESOURCES AND EXISTING LAND USE Introduction Any decisions that impact upon or change the physical development of the Township must be done in the framework of existing development. Residential, commercial, industrial and other land use patterns will greatly influence such decisions. 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 existing needs for municipal services 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 problems of zoning and subdivision review Along with the relationship of various land uses within the Township, 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 shoreline areas, will also be discussed. Natural Resources The specific land uses of any area are often determined, in large part, by the existing natural resources. This includes factors such as topography, soil types, climate, vegetation, groundwater, and wildlife. Because Bangor Township is a part of a much larger area - i.e. Bay County and the "Thumb Area" 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, forest areas and shoreline, are much more specific to various parts of the Township, and can be mentioned independently. -33- �Bangor Township covers only 15 square miles, less than one-half of a standard geographical Township, which contributes to its high population density of 1,195 persons per square mile - the highest in Bay County. It has a level topography throughout. The residential portions of the Township are located around a strip commercial business district, and there are dispersed woodlots and wetlands within the Township. 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, relief (topography) 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. Bangor Township contains 16 different soil types and associations, primarily consisting of the Pipestone, Tobico and Belleville associations and areas designated as Urban Land. Except for a small portion of the Township comprised of the Rousseau series, running in a northwest - southeast direction south of the Kawkawlin River, an overwhelmingly large proportion of the Township has soils with severe limitations for development. These limitations are due primarily to wet soils and potential flooding. The fact that a good portion of the Township is already developed with single-family dwellings and commercial and industrial businesses on these soils, obviously indicates that these limitations have been overcome through various engineering and construction processes, primarily the placement of storm sewers and retention basins during the 1970's. Topography The topography of the Township is representative of the county and surrounding areas in general. The relatively flat land varies only from a low point of 585 feet above sea level in the northern portion of the Township, to a high of 600 feet above sea level in the southwest corner of the Township. Generally, elevations range around 585 feet above sea level, which is only about five feet above the average 580 feet mean sea level of Lake Huron. This slight difference between the level of Lake Huron and the elevation of much of the Township creates a substantial potential for flooding. As a matter of fact, a large portion of the Township is in the 100 year floodplain (see Map 3). Almost all of the Township south of the Kawkawlin River is subject to 100 year flooding for about a mile and one-half inland from the Saginaw -34- " �·-- - - - - ~ ---- 11 • • • • • • • • -------- \ - ~ ! i ~ ..,.,_ ! j•· ~Q-1'~"' 9-il- ! ' ,tf ! !) -., • ., lf=d en -· I w II~~/= (JI I - ST II OffYf6M'f'CffY I~ ! ,, • ...IYbl,4. I I ill i ~ J~ legend ~ 100 YEAR FLOODPLAIN ~ 500 YEAR FLOODPLAIN MAP3 FLOOD PRONE AREAS _,,. .... @I Gove Associates Inc. �II I II I I I I I I I -I I a I I • •I Bay and the Saginaw River. Most of that land is currently vacant and zoned for industrial use. There are, however, a number of residential plats that are also within the 100 year flood zone. This includes parcels of both sides of the Kawkawlin River and along the Saginaw Bay shoreline between the Kawkawlin and Saginaw rivers. Water /Wetlands Water plays a predominant role in the natural (and man-made) environment of the Township. There are five and one-half miles of Lake Huron (Saginaw Bay) shoreline, five. miles of Saginaw River shoreline and 5. 7 miles of shoreline on the Kawkawlin River. In addition, Tobico Marsh, the largest inland body of water, and Tobico Lagoon are surrounded by approximately four and one-fourth miles of Bangor Township shoreline. These bodies of water and shoreline areas are important resources for a wide variety of activities, from wildlife habitats to boating and swimming, to Great Lakes shipping and storage, as well as select residential development. Because of their impact upon the Township's economy and environment, shoreline land uses will be treated as primary components of this Plan. Tobico Marsh is a shallow body of water/woodland covering approximately 660 acres in Kawkawlin and Bangor Township. About 200 acres are open water. Approximately 80 acres of open water within the Marsh are in Bangor Township. Tobico Lagoon, which covers about 30 acres, is southeast of the marsh and has direct access to Saginaw Bay. This open water /woodland system is part of the 2,000 acre Tobico Marsh State Game Area. The Game Area also contains the Tobico Marsh Interpretive Areas, a wildlife refuge containing a wide variety of water fowl, as well as natural vegetation ranging from cattail marshes to stands of oaks and maples. The Tobico Marsh is a registered natural landmark of the U.S. Department of Interior. In addition to Tobico Marsh and Lagoon, there are over 600 acres of wetlands (primarily shrub and hardwood) distributed throughout the Township (see Map 4). These wetland sites are protected by Michigan law and consequently it is difficult to alter them to accommodate development. Climate Because Bangor Township is on the Lake Huron shoreline, the influence of Lake Huron is substantial. Lake Huron's most noticeable influence is its capacity to moderate temperatures during the summer and winter. The average temperature -36- �- • 1111 • • • - ••••• Ill • ,i;.9, \. ,g .,._. LEGEND ~ OPEN WATER E!] SHRUB, EMERGENT, AQUATIC BED ~ LOWL AND HARDWOOD -t.. <il\-..., ill , ... ! "''"* •• ~j 1111111 1,Y·f~..... ~ "8m&• n,.~ c::i ··......... % --•:•:•:•.:•.. %, ~ ~/~///////// ::. : /::;,/ :::. . • • ,W//, IP~ ~ - I ftQ Y • lllf, , ~ ¥• ... .,. ': •• :-. . .)iW-.". . . /b'l"": ·--·: :=: : : : :X~ , I ~i;i,,,..,,. 9-1>- ~ DR ! I ----'sf' I L-...U..._ILJL I ~r--,r-- • ST u.) --.I 1, I 'i MAP4 WETLANDS . _,,. , @I Gove Associates Inc . �• • • • • • • • • • • • • • • • • • during January is about 23 degrees F., and in July, the hottest month of the year, the average temperature is about 72 degrees F. The Township's location on the eastern side of the state protects it from the lake effect snows of Lake Michigan. Consequently, the area receives relatively less snow than most of the state. The Township's climate is continental. 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 . Precipitation averages approximately 28 inches a year, with the majority falling in June (about 3. inches). More snow falls in January (11 inches) than in any other time of the year. There are 147 frost-free days during the year, and 197 days when the temperature is 28 degrees F. or higher, allowing for a relatively longer growing season than many parts of the state. Again, this is primarily due to the tempering effects of Saginaw Bay. Vegetation When the Bay City Area was first settled (about 1831), lumbering and farming were the major enterprises. Lumbering reached its pinnacle in the mid-1880's, giving rise to agriculture. Trees common to the area include Red Maple, White Ash, Eastern Cottonwood and Pin Oak. Existing soils lend themselves well to plantings of White and Norway Spruces, Eastern Cottonwood and Eastern White and Austrian Pines. Although much of the Township is urbanized there is still a large amount of woodland, particularly in the Tobico Marsh State Game Area, within the Bay City State Park, near the mouth of the Kawkawlin River, near the mouth of the Saginaw River and on the northside of the Kawkawlin River on the westside of the Township. In addition, there are several large woodlots in the southwest portion of the Township . The Township also contains several protected plant communities, all located either within the Tobico Marsh State Game Area or the Bay City State Park. Special Areas A portion of the Saginaw Bay shoreline in Bangor Township is designated as an Environmental Area under the Shoreland Protection and Management Act (P.A. 245) of 1970. This area (see Map 4) is currently subdivided and improved (Shady Shores -38- �Subdivision) and activities such as earthfilling are reportedly occurring within this area without permits which is a concern to both the Michigan Department of Natural Resources and the Army Corp of Engineers. Environmental areas are designated as such for the preservation and maintenance of fish and wildlife, including spawning, nesting, migration, shelter or refuge. Permits must be obtained for any dredging, filling, diking, soil or natural drainage alteration, removal of vegetation or construction of permanent structures. Bangor Township also contain two stretches of shoreline, approximately 1.25 miles long that are designated under Act 245 of 1970 as High Risk Erosion Areas (see Map 5). These areas, one within the Bay City State Park and the other within the Shady Shores and Sunset Shores subdivisions near the mouth of the Saginaw River, are unstable and present a degree of hazard and risk for development. Under the Act, permits for construction or enlargement of a permanent structure on a site is required. Shoreline recession rates (erosion) vary from an average of 0.9 feet per year to 3.5 feet per year along the State Park Shoreline and from 1.6 feet per year to 5. 7 feet per year near the mouth of the Saginaw River. Protection of these areas from further erosion is important for the maintenance of a viable beachfront and shoreline. Land Use Classifications A classification of land uses is necessary to ensure 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 include the following subcategories: Single-Family Residential - An area in which a single-family dwelling unit and its accessory buildings are located. -39- • • • • �--11111111 ~~ 1:,~ l LEGEND i lffl ~ .,.,_ • HIGH RISK EROSION AREA ENVIRONMENTALLY SENSITIVE AREA 2 6 h~ ~ ~ O()~ '· ~ ~ ~ ~ fl ~Gl'J,.. ,,_ ~ DR l I n CllYflMY«rn" Il * ... ., •• "==fl 1,d, ~If!!!;~~ • OTYifl-MTCITY ~~~ I I ST 1r +:> 0 CIT"fflU't<ffY' I U [Jil m;:;m 1 MAP 5 •• AREAS OF ENVIRONMENTAL CONCERN _,,.,,,, @I Gove Associates Inc. �• " • • • • • • •I I I I I Duplex - A building containing two separate living quarters for occupancy by two households. 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 Semi-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 . Recreation and Open Space 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. Planned Unit Development (P.U.D.) A Planned Unit Development refers to a residential, commercial, industrial land use (or mix of any or all of those three) that encompasses a fairly large area, is designed -41- �• and presented in substantial detail as a single entity and is not necessarily subject to local zoning regulations, but rather is approved and constructed within specified standards and agreements with the local governing body, and in effect contains substantial capacity for design flexibility. 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 and other waste materials, or enclosed storage areas, such as store houses, depots or other warehousing. Manufacturing and Utility Plants Manufacturing includes land areas with or without buildings where new or semifinished 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 rights-of-way, including 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. -42- "• �• Analysis of Land Use Patterns The land use categories defined above are essentially similar to those used in the Township's 1981 Future Land Use Plan. The distribution and quantities of land uses defined in that plan were used as the basis for determining the quantities of land uses in the updated plan. That is, new residential, commercial, industrial and public improvement acreages between 1980 and 1989 were added to the 1979 land use inventory to determine current land use quantities. The updated inventory was obtained through building permit data and 1989 aerial photographs of the Township. The comparative 1979 and 1989 tabulations are displayed in Table 7. The distribution of these land uses in 1989 are shown on Map 6. • • • •I I I I I I I I Overall, the Township's land use is devoted primarily to residential development, with substantial amounts of industrial acreage in large tracts and an increasing volume of vehicular-oriented commercial corridor development. There are 75 recorded singlefamily residential subdivisions distributed throughout the Township as well as a substantial number of larger parcels (5 or more acres). Bangor Township contains approximately 180 privately owned parcels of five or more acres, not including blocks of large acreages, particularly along the west bank of the Saginaw River owned by corporate (industrial) entities . The following analyses describes each land use classification within Bangor Township in further detail. Residential Single-Family Residential Within Bangor Township, approximately 2,126 acres or 22 percent of the Township's total area is devoted to single-family use. Single-family development in the Township has occurred in three distinct patterns. These include the small lot subdivisions along the Bayshore and the mouth of the Kawkawlin River, the splitting of metes and bounds acreage into parcels throughout the central portion of the Township, and larger lot subdivisions located in the southwest corner of the Township. Metes and bounds parcel development is prevalent throughout the central portion of the Township, along the major roadways and backing onto the Kawkawlin River. This type of development creates, in many places, a confusion of properties and -43- �········-----•-,,,, ~~ ...... ...... LEGEND II f~:i SINGLE-FAMILY m Wfm MULTI-FAMILY , II MOBILE HOMES • mi 111n INSTlllJTIONAL CONVENIENCE COMMERCIAL WAREHOUSING/STORAGE Ill PUBLIC RECREATION OFFICE RETAIL/SERVICE COMMERCIAL • PUBLIC FACILITY COMMERCIAL RECREATION INDUSTRIAL . ~~ ,., e.,,_ -- ~ _p. art•·-M.v MAP 6 EXISTING LAND USE @ Gove Associates Inc. �I I I I I I I I I I I I I I I I I rights-of-way. Many larger parcels with river frontage have been divided and subdivided into smaller, irregularly shaped parcels with frontage on the water. Several parcels appear to be landlocked. Parcel divisions along the roadways generally contain more acreage than those parcels with river frontage. The original parcel splits on the major roads averaged 1,320 ± feet in depth and contained five to ten acres in area. Many parcels were further segmented. Thus, there are a multitude of parcels of one-third to one acre in area fronting on the roadways. This type of metes and bounds parceling has almost precluded the development of any future improved subdivision development because of the difficulties of combining enough acreage to make platting feasible. There are, however, a few larger parcels of yet undeveloped land between State Road and Patterson Road and in Sections 30 and 31 in the northwest portion of the Township, north of Lauria Road. More intensive development has occurred in the southwest area of the Township. Some older plats, located along Euclid Avenue, have lots averaging 50' x 100' (5,000 square feet) and were developed in a now outdated grid pattern. Over the past ten to fifteen years many of the platted properties along Euclid Avenue have undergone a transition, changing from residential to commercial uses. Between Euclid Avenue and Two-Mile Road, the Township' westerly boundary, there are many subdivisions which are developed around 1,300-foot cul-de-sacs, with no provision for vehicular and pedestrian access between subdivisions. The more recent subdivisions contain lots of 90' x 110' (9,900 square feet) and larger. Many of the newer developments have also been developed with curvalinear street patterns, with connections between adjacent subdivisions, thus allowing for a better internal traffic flow and providing alternative routes for public safety vehicles. The subdivisions in this area of this Township are more fully developed, with many at 100% capacity. The eight "neighborhood" areas of single-family use, based upon census tract data, are described in further detail in the following analysis. Area A, bounded by the Michigan Central Railroad tracks on the north, Euclid Avenue on the east, Kiesel Road on the south and Two Mile Road on the west, encompasses approximately 886 acres with a mixture of single-family, multiple-family, public, commercial and vacant land uses. About 50 percent of this "neighborhood" I I -45- �is platted into small residential lots in 14 single-family subdivisions. This area contains 1,220 housing units, of which 840 (69%) are single-family. Area A is one of the highest average density areas in the Township for single-family housing (one single-family house per 0.35 acres overall). The majority of housing units are on 1/4 to 1/2 acre parcels. Twenty-one percent of all single-family housing in Area A were constructed during the 1950's, 55 percent were built between 1960 and 1979 and 12 percent between 1979 and 1989. Only 12 percent were built prior to 1950. About 75 percent of those lots are currently developed with larger, modern houses with a 1980 median price of $50,978. Using the 40 percent average Township-wide increase in housing prices between 1980-1989, the current median value of a house in Area A would be $71,684. Between 1980 and 1989, 34 (18%) of the 187 singlefamily residences constructed within the Township were built in this Area, primarily within the Allen, Northgate #1, 2, 3 and West Central Park subdivisions, north and south of Wilder Road. These subdivisions contain 1/4 to 1/2 acre lots and have full public services and utilities, including sewer, water and natural gas. Area B is an area of older homes adjacent to the City of Bay City municipal boundary and is defined by the Mid Central Railroad tracks on the north, Wenona Street on the east, North Union Road on the south and Euclid Avenue on the west. This area contains about 462 acres, comprised of vehicular commercial, single-family residential and vacant (undeveloped) lands south of Wilder Road and a more complex mix of single-family, commercial, industrial and undeveloped parcels north of Wilder Road. There are four single-family subdivisions in Area B containing 291 single-family homes with an estimated 1989 median value of $54,982. The overall density for single-family housing in this Area is one unit per 0.30 acres, although about 90 percent of all single-family units are located between Gary Street on the north and North Union Street on the south. Forty-three percent of the single-family residences in this Area were constructed during the 1950's, with only 28 percent constructed during the past 30 years. Most of these units are situated on smaller, standard residential lots of 1/9 acre to 1/2 acre. Since 1980, one new single-family structure has been built in Area B. A connecting spur of the Michigan Central Railroad runs north and south in this Area, in effect separating single-family residences into two neighborhoods. The single-family neighborhood north of Wilder Road is also adjacent to a railroad right-of-way and is surrounded by industrial and commercial land uses. In effect, this neighborhood is defined by a relatively high degree of incompatible land uses. -46- • • • • • • • �• • • • • • • • • • • • • • • • • •~ Area C contains a predominantly single-family residential area bordered by Kiesel Road on the north, Euclid Avenue on the east, Midland Road on the south and Two Mile Road on the west. This area contains 12 single-family subdivisions incorporating 577 single-family units, with a mean value of approximately $75,025. These are homes that are predominately located on 1/4 to 1/2 acre parcels, although there are a number of 5, 10 and 20 acre parcels that are also improved with single-family residences. The overall single-family density in Area C, which encompasses 587 acres, is one unit per 0.38 acres. Most of the single-family residences are within the designated subdivisions. There is approximately 100 acres of larger undeveloped, unplatted land within Area C that could be developed as single (or multiple) family residential. Seventy-nine percent of the single-family residential housing in this Area was built between 1950 and 1980, with another 15 units constructed between 19801989. In Area D, which is bounded by Midland Road, Euclid Avenue, Fisher Road and Two Mile Road and encompasses 293 acres, there are 300 single-family units, with an overall (gross) single-family density of one unit per 0.32 acres. There are five singlefamily subdivisions in Area D that contain about 2/3 of all residential units. Many of these, to the west of Euclid Avenue, are on small lots of less than 1/4 acre, while others, along Two Mile Road, are an acre or larger and some parcels along Midland Road are approximately .5 acres in size. The estimated 1989 mean value of these units is $53,513, with most (62%) constructed before 1950. Thirty-seven percent were built between 1950 and 1980 and two new units have been added to the singlefamily inventory in this Area over the past 10 years . Area E is located near the Saginaw Bay shoreline, primarily north of the Kawkawlin River. This is an older area of small platted parcels in two subdivisions. There are approximately 300 single-family housing units in this Area, which covers about 264 acres, with an overall (gross) density of one unit per each 0.44 acres. Almost half of these units were built prior to 1950, while 10, or 23 percent have been constructed within the past 10 years. The mean value of pre-1980 housing in this Area is estimated to be $35,676. Single-family housing built in 1989 has averaged $81,675 in value . The Bayshore area was developed with a water orientation and has lots which front the Bayshore or the Kawkawlin River. Interior lots have access to the larger bodies of water through canals or accessways. Lot sizes at 25' x 80' and 20' x 125' (2,000 and 2,500 square feet, respectively) are small when compared with today's -47- �standards. Two or more of these small lots must be combined to provide adequate area for the construction of a dwelling unit. In the past, seasonal dwellings were developed on the 40 foot lots and subsequently converted to year-round living quarters. The lots fronting the Bayshore appear to lie along the ridge while those interior to the subdivisions are lower in elevation in areas which tend to be wet and swampy. .. • Development of the lots along the Bayshore area is nearly 100 percent complete, with very few waterfront lots available for construction. Development will require special attention, however, because of the majority of this vicinity has been designated as a flood hazard area by the Department of Housing and Urban Development Flood Hazard Study. Area F is the largest census block area in the township, covering approximately 4,750 acres, most of which are platted into lots of one acre or more, including numerous five acre parcels. There are seventy single-family subdivisions in this Area with lots ranging from being small parcels along the Saginaw Bay that must be combined to obtain a large enough site to be buildable to larger one and two acre parcels within the third addition to Lagoon Beach Subdivision. Because of the Kawkawlin River and the alignment of major transportation routes, such as Old Kawkawlin Road, a number of lots in this Area are irregular in shape. Many parcels of five acres or more also have a long and narrow configuration. Most of the land east of Patterson Road is in industrial "holding," that is, only a portion of this Area is actually used for industrial/storage purposes. Excluding these industrial lands, the balance of Area F, which is used primarily for residential activities, covers approximately 2,960 acres and contains 1,740 single-family dwellings, with a gross singlefamily density of one unit per each 0.43 acres. About 47 percent of these units were built prior to 1950, with another 47 percent constructed between 1950 and 1980, and the balance, (six percent) were built since 1980. The estimated mean housing value for 1989 in this area is $43,050. In Area G, which is bordered by Lauria Road and Boy Scout Road on the north, the Kawkawlin River on the south and Two Mile road on the west, there are five singlefamily subdivisions, along with a substantial number of larger parcels ranging from five to 13 acres as well as one to five acre lots. As in Area F, most of the singlefamily housing borders major section and half section roads, with a core interior land mass that is undeveloped. There are approximately 709 acres in Area G, housing 703 single-family units, and an overall single-family density of 0.40 acres per unit. -48- " '• • • •• �• •II • • • • • • • • • • • • • • •I The estimated 1989 value of single-family housing within Area G is $52,878, with 41 percent being built prior to 1950, 53 percent constructed between 1950 and 1980, and six percent. constructed since 1980. Area H, which is essentially that portion of the Township north of Lauria and Boy Scout roads, contains 1,730 acres, much of wh_ich is in State Park ownership. Subtracting State Park property from the total acreage results in 930 acres used for private land uses, including single-family. There are 129 single-family units in this Area, with an overall density of one unit per each 2.0 acres. There are 1O singlefamily subdivisions in Area H, with eight of those located between the MCRR Railroad right-of-way and the Saginaw Bay. As with other plats along the shoreline that were recorded many years ago, these contain lots that are not individually wide enough to develop. Many of the housing units in Area H, however, are located along this waterfront. Inland parcels are long and narrow, with 'ring' development along major section roads and little or no interior development. The estimated mean value of single-family housing in this Area is approximately $46,800, with 32 percent constructed before 1950, 61 percent built between 1950 and 1980 and nine (7%) having been constructed since 1980. Table 7 provides a comparison of land use acreage by category and area over the past ten years (1979 and 1989). The 1979 acreages as taken from the 1979 Land Use Plan, with the figures redistributed from composition by Section to composition by Area and the 1989 tabulations are based upon aerial photographs. This table indicates that Single-Family Residential developments account for 22 percent of the Township's total area, and 43 percent of the Township's developed land, encompassing 2,126 acres or an increase of 61 acres over 1979. Area F, because it is the largest geographic Area in the Township, also has the largest amount of acreage (755 acres) devoted to single-family use. This Area accounts for 36 percent of all single-family acreage in the Township . Multiple-Family Duplex units are included in the analysis of multiple-family residential land use. Bangor Township contains approximately 650 multiple-family units, which accounts for nine percent of the Township's total housing stock. These units are generally adjacent to, or within, single-family residential areas and are compatible with singlefamily activities. Area A contains 300 units in four apartment complexes and eight duplex units. The largest of these is Bangor Downs, a 180 unit complex located off -49- �• • •II TABLE 7 BANGOR TOWNSHIP LAND DISTRIBUTION BY AREA 1979-1'989 Total A II Ill Ill II II • • • • • • • • • • B 1979 1989 % of Acres Acres Change % of Total Area 1989 C 1979 1989 % of Acres Acres Change E 0 % of Total Area 1979 1989 % of 1989 Acres Acres Change % of Total Area 1989 1979 1989 % of Acres Acres Change F % of Total Area 1979 1989 % of 1989 Acres Acres Change % of Total Area 1989 G 1979 Acres 1989 % of Acres Change 733 . 0 6.0 94. 9 755.0 5.0 91 . 6 3.0 -16.7 % of Tota l Area H 1989 1979 1989 % of Acres Acres Change · 3. 5 15.9 0.1 1.0 270.0 1.0 0.0 282.0 1.0 0.0 4.3 0.0 0.0 7.0 113.8 1.1 34.6 267.8 449.8 ·26.7 -32.2 0. 1 2.4 0.0 0.7 0.4 15.9 0.0 18.2 14.5 % of Total Area 1979 1989 % of 1989 Acres Acres Change % of Total Area 1989 1979 Acres % of Tot al Twp. 1989 % of Ar ea % of Acres Change 1979 Twp . Residential Single-Family 275.0 Mult i -Family 21.8 Mobile Home Parks 4.6 284 . 0 21.8 4.6 3.5 0.0 0.0 32.1 2.5 0.5 87.0 3.6 0.0 87.0 3.6 0.0 0.3 0.0 0.0 18.8 0.7 0.0 29.0 4.9 2.9 -20.3 227.0 0.0 0.0 3.2 0.6 0.3 3.0 58.9 2.8 0.0 0.6 58.9 2.0 9.8 ·80.0 0.0 ·28.6 222.0 16.4 a.a 1.1 0.0 a.o 37.8 2.8 o.o 219.0 16.4 a.a 0.1 12.7 0.4 2.1 0.6 23.6 17.9 3.2 2.2 25.2 1.5 1.6 267.0 6.7 -91.6 -so.a 95.0 6.3 0.0 1.1 a.a 0.0 32.4 2.2 a.a 137.0 0.0 8.8 140.0 0.0 8.8 1.8 0.0 51.3 0.0 0.0 94.0 6.3 a.a 0. 0 3. 2 0.4 4.3 0.3 0.3 a.a 6.4 4.0 6.9 0. 0 0.0 7.8 62.5 0.0 2 .3 1.2 0.0 0.2 0.5 -83.3 6.9 6.5 0.0 0.1 0.2 0.0 3.2 0.2 0.0 39.8 250.0 0.1 1.0 o .o 0.0 261.0 1.0 0.0 4.2 0.0 0.0 15 .1 0.1 0.0 2065 . 0 56.1 108 . 3 2126.0 55. 1 105 .0 2.95 -1.8 -3.2 21.3 0 .6 1.1 22 0 1 14.3 0.0 0.0 324.0 0.2 0.2 0.1 2.3 11. 7 165.5 29.3 13.2 256. 1 17 .6 12.8 54.7 39.9 0.1 1.7 0.3 0 74.7 90 . 0 20. 5 0.8 0 0.6 486.3 527 .9 8.6 5.0 5 0.3 45.9 1.9 11 4 .3 785.0 114 . 3 832 . 0 0.0 6 .0 88 .5 88.5 0.0 8 0 0.0 113 . 7 119.9 5.5 1.1 8.1 0.9 1.2 3.2 0.0 0.0 0.0 578.0 161.2 322.7 80.7 578.0 40.9 322. 7 80.7 0.0 -74.6 0.0 0.0 28.1 4456.0 4328.0 -3.0 Comr.ercial Convenience General Office Amusement 1.1 36.4 1.5 2.9 Industrial 49.2 36.1 -26.6 4. 1 0.0 1.2 0.2 a.a o.o a.a 0.0 1.2 1.2 0.0 0.4 2.6 20.7 1.5 51.1 -93 . 6 0.7 0.0 0.0 0.0 0.0 433.3 480.0 10.9 10.1 0.6 0.6 0.0 0. 0 0.0 9.8 0.0 0.0 0.0 6.9 6.9 0.0 4.4 0.0 0.0 0.0 20.2 0.0 27.0 24.6 20.2 38.0 27.0 24.6 0.0 100.3 0.0 0.0 0.4 0.6 0.6 0.0 0.0 0.0 6.2 794.0 33.0 0.5 20 . 0 20.0 0.0 0.0 6.2 0. 0 785.0 0.0 33.0 2.8 12.1 221.0 68.5 273.3 66.a 221.5 0.0 273.3 66.o 0.0 26.3 0.0 26.2 26 . 3 0.0 26.2 0. 0 0.0 0.0 a.a 4.7 0.0 5 .8 1.3 3.7 0.0 3.7 -4.3 54.3 349.0 2.2 0.0 0.9 2. 6 0.0 0.0 2.8 3.6 1.6 9.4 3.2 3.6 1.6 39.9 2 1 Public/Semi-Public Schools Parks Public Semi ·Public 72.5 72.5 0.0 8.2 0.0 0.0 0.0 0.0 0.0 21.2 27.4 29 . 2 3.1 4.5 4.5 0.0 0.0 a.a a .a 1.0 7.8 1.02 18.6 7.8 1.02 18.6 0.0 a.o a.a 1.3 0.0 0.2 3.2 0.0 14.5 24.8 14.5 24.8 0.0 0.0 4.9 8.5 0.0 1.1 0.0 Rights·of-1./ay Roads Railroads Rivers Utilities Undeveloped or Vacant 92.0 8.1 14.3 285.0 92.0 8.1 14.3 288 . 0 0.0 0.0 0.0 1.0 0. 1 0.9 0.0 1.6 32.5 38.6 27.6 38.6 27.6 0 .0 0.0 8.4 a a.a 6 0.0 236.0 228.0 -3.4 49.4 52 . 7 s.2 0.4 221.0 52.7 5.2 0.4 233 . 0 0.0 o.o 0.0 5.4 8.9 0.9 a.a 0.1 39.7 58 . 7 74.0 58.7 80 . 0 0.0 8.1 20.0 0.0 0.0 0.0 27.3 33.1 3.0 23.2 46.0 33.1 0.0 23.2 47.0 0.0 0.0 0.0 1.9 8.5 a.a 19.8 2703 2588 0.0 55.1 48.8 55.1 0.0 0.0 0.0 335.0 -4.0 45.8 534.0 523.0 -50- -2.0 6.0 1. 7 6 3.3 0 3 0.8 0 46.0 44 �of Alaire Drive, west of Euclid Avenue. This complex consists of 41 units on 16.5 acres and is approximately 20 years old, having been built in 1971. Other apartment complexes in this Area include Bay Manor (96 units in 2 buildings) located on the corner of Kiesel and North Euclid, Bramblewood Apartments (49 units) located off of Kiesel road, and an eight unit complex on Two Mile Road about one-half way between Wilder Road and Wheeler road. Area A, in effect, contains almost one-half of the multiple-family housing units within Bangor Township. There are 63 multiple-family units in Area B, including one six unit building and three four unit buildings on North Chilson, two four unit and two six unit apartment buildings on Webb Drive and one four unit complex on Mosher Drive, as well as other four unit apartments distributed within this Area. Area C contains 188 apartment units, the largest being Orchard Manor (77 units in 7 buildings) located east of Morningside Drive off of Midland Road. Other multiplefamily housing in Area C includes a 49 unit co-op on Kiesel, a 24 unit on N. Woodbridge, an 18 unit on N. Union, and a 1o unit on Columbian Street. There are also several four unit complexes in this Area. Area D contains 93 apartment units, most of which are in three and four unit buildings. The largest is Brennan Apartments, consisting of 44 units in seven buildings on Shirwinjo Drive. There is also a 28 unit complex comprised of seven buildings on Gies Street near U.S. 10, as well as other smaller three and four unit structures within this Area. "• • • • • • • Area E contains no multiple-family units and Area F has 60 apartments in complexes of three, four and five or more units. There are two six unit and two five unit apartments as well as a number of three and four unit complexes spread throughout this Area. Area G has one five unit complex and Area H contains one seven unit complex. Most of the multiple-family dwellings within Bangor Township were built during the 1960's and 1970's, with several having been constructed during the 1940's and 1950's. There were no multiple-family units constructed during the 1980's. Most duplex and triplex housing units are older large single-family buildings that have been converted to apartments. Map 6 displays the general distribution of multiple-family housing within the Township, excluding two and three unit structures . -51- �In total, multiple-family housing encompasses just over 56 acres and accounts for only 0.6 percent of the total Township area. The largest amount of acreage devoted to multiple family development is in Area A, west of Euclid and north of Kiesel. This Area accounts for almost 40% of all land which contains multiple-family housing. Mobile Homes Mobile and modular housing, because of its affordability, has become a popular alternative to "site" built housing over the past 20 years. Traditionally, mobile homes have, in most communities, been restricted to mobile home parks, which are regulated by the State of Michigan. The Michigan Supreme Court, within the past 1O years, has in effect lifted that restriction by ruling that mobile homes must be treated equally with site built homes in the application and administration of local ordinances. Consequently, mobile homes can legally locate anywhere within the Township, subject to reasonable restrictions that would require such homes to meet the same general standards that would apply to site built homes. The result is that the character of mobile homes as an alternative housing type could change from a restricted mobile home park setting to being more incorporated into standard residential neighborhood settings. The Township has, through its current zoning ordinance, in effect restricted all new mobile homes that do not meet specific requirements to mobile home parks, while allowing existing mobile homes located outside those parks to be "grandfathered" in under the existing ordinance. There were 541 mobile homes in the Township in 1979. Since that time, several new mobile homes have been located on lots outside of mobile home parks. Six State certified mobile home parks are located in Bangor Township, four in Area F, one in Area A and one in Area E (see Map 6). These parks contain a total of 583 spaces and there are currently no vacancies. In 1979, Area A contained 23 mobile homes, all in Valley Circle Mobile Home Park and each occupied by the owner. In 1989, there were 25 mobile homes in this Area. No mobile homes are located in Area B, Area C, Area D, Area E and Area G. Area F contained 454 mobile homes in 1979, of which only 28 were occupied by renters. The majority of these mobile units were in the five mobile home parks existing at that time. In 1989, there were an estimated 514 mobile homes in Area F, including about 20 that were outside of mobile home parks on individual lots. Area E housed 64 mobile homes, all in Oak Ridge Mobile Home Park in 1979. Presently this Area -52- ' : • • �contains 65 mobile units. The acreage within the Township devoted to mobile home parks decreased from 108.3 acres in 1979 to 105.0 acres in 1989, due to the closure of a 3.3 acre park on State Park Road between Wheeler and Wilder roads. Mobile home parks comprise 1.1 percent of the Township's total acreage. Commercial In 1979, commercial parcels (retail, service, office) covered 261 acres (or 2.7% of the Township's land area). By 1989, commercial properties had developed or were proposed for development on 377 acres (4% of the Township). The majority of these properties are located along South Euclid Avenue/Huron Road and Wilder Road. Both of these thoroughfares are major arteries with "vehicular" highway oriented retail and service businesses that have their own off-street parking. Euclid Avenue is an established commercial corridor with businesses consisting of general merchandise and specialty stores, including food stores, restaurants, department/variety stores, lumber and building material stores, household appliance stores, mobile home and boat sales, furniture stores, and other similar outlets, as well as service-oriented businesses (banks, automotive repair), and recreation-related businesses (bowling alley, skating rink). These include businesses located within the 20 ± acre North Pointe Mall at the corner of Euclid Avenue and Wilder Road. ~ • • • Wilder Road, running east and west through the Township, and bordering the City of Bay City, is an evolving commercial corridor, with newer convenience service outlets recently constructed on the south side of the street (in Bay City) and the 600,000 square foot Bay City Mall, which is currently being built on the majority of a 74 acre parcel at the corner of State Street and Wilder Road. This regional mall, which will contain 93 stores, including three anchor stores is expected to serve a multi-county area. Consequently, the "spin-off" effects of this development, in terms of additional commercial and possibly multiple-family housing development in the general area should be substantial. As a matter of fact, a new shopping center, the Bangor Plaza, has recently been proposed on the west side of State Street at the intersection of Wilder Road. This facility will contain over 280,000 square feet of retail space on 29.63 acres and is being constructed by the developer of the Bay City Mall as a complementary shopping area. Other commercial activities occur in "spot" locations throughout the Township, many within the general vicinity of the State Park to serve the convenience/recreational needs of Park visitors as well as local residents along the shoreline. These activities are often interspersed among residential land uses along major streets . -53- �In addition to existing improved commercial properties, there are 49 undeveloped parcels that are either zoned commercial or zoned residential and could presently be considered by the Township for use as commercial or industrial property. These parcels total almost 341 acres and are mainly concentrated along Old Kawkawlin Road, Wilder Road and North Euclid Avenue (see Map 7). If these were all developed as commercial properties (excluding multiple-family housing), the total potential commercial acreage within the Township under existing circumstances would be 722 acres, or 8 percent of the Township's total land use. Because of the Euclid Avenue Corridor and the emergence of shopping malls on Wilder Road, the majority of the Township's commercial land uses are concentrated in Areas A, B and F. These three areas accounted for 70 percent of the total commercial activity in 1989. Overall, about 68% of all commercial land uses are general (comparison shopping) stores, mostly within the Euclid/Wilder corridors, while only 13.2 acres, or 3.5 percent are devoted to convenience commercial operations (party stores, small grocery stores, drugstores, branch banking, etc., catering to day-to-day needs). The largest "concentration" of convenience stores is in Area F, which has 7 acres devoted to this use. Office uses occupy very little acreage, (17.6 acres) or 0.8 percent of the Township's area, and consist of medical facilities and professional and real estate offices. About 65 percent of these uses are distributed along both the M-13/Euclid Avenue Corridor in Areas A and D. Some of the offices have been developed in older residential units which were caught in the transition from residential to commercial use. The development of a residence into office use is usually less expensive than leasing new office space or constructing a new building. Uses in the amusement category presently encompass about 90 acres of land. These uses include the amusement facilities located along State Park Road between the railroad and Euclid Avenue, the driving range at the northwest corner of Beaver Road and Euclid Avenue, the Bay Harbor Marina at the end of Wilder Road, and those scattered along the M-13/Euclid Avenue Corridor. Also included is the health club on Euclid Avenue between Kiesel and North Union Roads, Skateworld Roller Rink south of the North Pointe Shopping Center and the Bay Lanes bowling alley. -54- '• • �----------~~~~~~~~~ ,,;.~ ..,~ 'f, ! I . ..,.L ~ ... ~ ~Q-...... ,,, 8_.1- ! 11 I EE If' IJ '?7\m=rl ciTYfJIIIAYCl'TY I (.11 (.11 I MAP7 legend PARCELS PARCELS FOR POTENTIAL COMMERCIAL/INDUSTRIAL DEVELOPMENT (CURRENTLY UNDEVELOPED) _,,., . @I Gove Associates Inc. �Industrial Historically, a substantial amount of Township land, particularly those parcels adjacent to the Saginaw River, have been devoted to industrial/warehousing uses. This was a standard use of shoreline areas throughout the country during and after the Industrial Revolution when bodies of water, including rivers, were treated as resources for transportation of both supplies and finished products as well as depositories for raw waste. Most of the industrial related land within the Township is located along the Saginaw River. Of the total 527.3 acres of industrial property in the Township, over 300 acres are concentrated east of Patterson Road Along the River in Area F. Ill • • • • • •I I I. I I The majority of the industrial activity along the river involves processing and storage of chemicals and fuels. Much of the acreage in this vicinity is owned by the Dow Chemical Company and is currently vacant. Approximately 1,024 acres are currently owned by Dow Chemical Company in Sections 3, 10, 14 and 15 adjacent to the Saginaw River. Dow Chemical which is the largest single land holder in the Township, utilizes about 200 acres for actual industrial and manufacturing/ warehousing, while retaining the balance of their property as undeveloped open space. Other corporate holdings along the Saginaw River shoreline include 69 acres owned by Union Oil Company, 85 acres owned by American Oil Company, 70 acres owned by Delta Petroleum Corporation and 31 acres owned by Total Pipeline Company. These holdings are primarily storage tanks for chemicals and oil products that were at one time shipped into and out of the area by freighter. There are also docking facilities for receiving and shipping along this part of the river. This area is consequently well suited for water shipping facilities and for other industrial activities . It would also, as an alternative, provide a potentially desirable setting for planned unit development. The capacity of this area to maintain any additional type of development may be limited however, because of the possibility of environmental contamination. There are several storage tanks along the river, south of Wilder Road that are currently being dismantled and the immediate area is being cleansed of contaminants. Also included under this category is the large Consumers Power office and maintenance operation on Wilder Road and the many small industrial uses such as machine shops, manufacturers, salvage yards, trucking, warehouses and pipeline related uses. Much of the area adjacent to M-13, north of Wilder Road, now has a mixture of both commercial and industrial uses; however the trend appears to be ' -56- �~ toward additional commercial development. The west side of Patterson Road is developing as a mixture of industrial and residential land uses, often with the occupant residing on the same property as the business. This is not necessarily an incompatible use of land, as long as the industrial operation is at a scale and type that does not conflict or interfere with the adjoining residential activity. The total amount of land developed for, or oriented toward, industrial activity (including manufacturing, storage and shipping) is about 528 acres, or 5.5 percent of the Township. This represents an increase of 8.6 percent, or 42 acres, over 1979. A good portion of that development occurred along Patterson Road. Area F contains the largest amount of land devoted to industrial use (480 acres, or 91% of all industrial land in the Township). This is an increase of about 11 percent over the 430 acres of industrial land in the Area in 1979. Other Areas, such as B and H, also experienced increase in industrial land use (1.2 acres in Area Band 9.8 acres in Area H) while others such as Area A, actually saw a decrease in industrial land use (from 49 acres in 1979 to 36 acres in 1989). Public/Semi-Public Uses Public and semi-public uses occupy approximately 1, 138 acres or 11. 7 percent of all Township land uses. Public uses include school buildings and playgrounds, hospitals, Township and State park properties. Semi-public uses include fraternal organizations, churches and institutional uses. These uses serve the residents of the local community as well as a regional clientele. School Related Bangor Township operates its own school system from administrative offices located at the southwest corner of Wheeler Road and Old Kawkawlin Road. The Bangor system maintains thirteen buildings, including 6 school buildings - four elementary schools, one junior high, one high school, all of which are located in the Township. In addition the Bangor South School is used tor adult education programs and the Bangor Edison School building is leased to the Bay-Arenac Intermediate School District (see Table 8). These buildings are housed on approximately 114 acres, with Area A containing over 60 percent of the Township's school acreage, primarily the junior and senior high schools. These two facilities located on Kiesel Road encompass 63 acres. The bus garage and maintenance barn are located adjacent to the administrative offices. The School District's student enrollment has decreased -57- ,.• • • • • '• • • • "• • •I •I �• • •1111 • • "• • "• "• • • • •I TABLE 8 TOWNSHIP SCHOOL FACILITIES BANGOR TOWNSHIP, BAY COUNTY, MICHIGAN - 1989/1990 School Facility Location Central Elementary Between State Park and State Road north of Wheeler Road Edison Elementary Acreage 1978/1979 4th Friday Count* 1989/1990 4th Friday Count* 14.00 460 335 North side of Midland Road west of Euclid Avenue 7.80 270 ** Lincoln Elementary Intersection of Lauria and Euclid Avenue 6.16 457 302 North Elementary West side of Revile Road north of Pembroke Road 6.92 234 187 South Elementary West side of State Road north of Wilder Road 5.00 145 *** West Elementary North side of Wilder Road east of Two Mile Road 9.46 401 337 Junior High North side of Kiesel Road between Two Mile Road and Euclid Avenue 23.00 622 615 John Glenn Senior High North side of Kiesel Road between Two Mile Road and Euclid Avenue 40.00 1,414 930 4,002 2,706 Administration Building 2.00 TOTAL *4th Friday student population supplied by School Administration. **Building leased to Bay-Arenac Intermediate School District. ***Building used for Adult Education . SOURCE: Bangor Township School -58- �over the past ten years by 32 percent, and is anticipated to continue to decrease over the next three years. This decline is expected to be reversed, however, with an increasing enrollment of students in the early elementary grades. Should a future increase in enrollment result in the demand for additional space, both the South and Edison school buildings can be reverted back to elementary schools. The Township has a Recreation Commission which is responsible for planning, scheduling and implementing a Township recreation program. The Commission has a cooperative agreement with Bangor Township Schools by which school facilities are made available for the recreation program. All of the School District's facilities are equipped with baseball diamonds and playground equipment. Central, Lincoln and Edison elementary schools, as well as the junior high, also have outdoor basketball courts. The junior and senior high schools also have gymnasiums and other outdoor sports amenities. A jogging track and tennis courts are currently being constructed at the high school for community recreation use. Park Lands At the present time, the Township owns 38 acres east of Patterson Road that is used for organized community athletic recreation, such as soccer and flag football. A community park at one time was planned for a 30 acre parcel owned by the Township at the corner of Lino and Bangor Roads. This acreage was platted as part of Addition No. One to Bay Side Park Subdivision. However, for various reasons, the park was never constructed. There are also approximately 794 acres of state park and game preserve land within the boundaries of Bangor Township. These State owned lands include the Bay City State Park (approximately 235 acres) located along the bayshore between Euclid Avenue and State Park Road and the Tobico Marsh and Interpretive Area located north of Beaver Road. Both the State Park and Interpretive area provide unique recreational opportunities. The Tobico Marsh Area provides a nesting place for a variety of wildlife as well as spawning ponds for fish. The Bay City State Park contains 263 campsites along with a small launch site for catamarans, a swimming beach (approximately 1/4 mile long), dumping station, restrooms and showers, picnic shelter, nature center and hiking trails. The State recently purchased the old D&M Railroad right-of-way running through the park, and approximately 9 acres at the corner of State Park Road and Euclid Avenue. A trail is presently being constructed to connect the campground to the Tobico Marsh Area. Total public park lands account for 8.6 percent of the Township. -59- • • • • • •II • '• • • • • • "• • • �• • • • • • • •,. • • • • • • "• • Public Property The present Township offices and main fire station occupy a 2.0 acre parcel on the north side of Wheeler Road, east of State Park Drive. The County Council on Aging recently relocated in the Township Hall from the Bangor South School. A second fire station is located on a 0.32 acre parcel on the north side of North Union Street, east of Euclid Avenue . Other publicly owned properties include the 13 acre County Drain Commission garage on the south side of Wheeler Road, west of State Park Drive; the old water treatment plant property (10.8 acres) located on State Park Road, north of Lagoon Beach Drive; the 22.2 acre Bay Metropolitan Water Treatment Plant, on the east side of Euclid Avenue, north of Lauria Road; the 25 acre Bay County Wastewater Treatment Plant facility, located on the east side of Patterson Road, north of Wilder Road; the 19 acre retention basin and pumping station located between Old Kawkawlin, Wilder and State Park Roads and the MCRR right-of-way; the 14.5 acre retention basin located at the rear of the hospital property on the north side of the US-1 O bypass into Bay City; a newly constructed retention basin north and east of the Bay City Mall; and the Michigan State Police Post on .74 acres on the west side of Euclid Avenue south of the Michigan Central Railroad tracks. Public property encompasses over 88 acres within the Township, accounting for less than 1 percent of the Township's geographic area. Semi-Public Uses The semi-public land use category includes 120 acres of land generally consisting of relatively small parcels scattered throughout the Community. Much of this acreage is church related (there are 17 churches within the Township, located on parcels ranging from about 0.6 acres to 20 acres in size). Also included in this classification is the 68 bed Bay Medical Center West Campus on the south side of Midland Road, between Euclid Avenue and Two-Mile Road; the 126 bed Bay Shore Nursing Home located east of and adjacent to the hospital; the Bay County Y.W.C.A. on the north side of Midland Road between Euclid Avenue and Two-Mile Road; a small pet cemetery on the east side of Two-Mile Road, north of M-13; a UAW Hall located on the north side of Wilder Road, west of Patterson Road; and the telephone switching office on the east side of Euclid Avenue, north of Wilder Road. Semi-public uses, which have increased by 5.5 percent over the past 1O years, account for 1.2 percent of the Township's total acreage . -60- �Undeveloped Lands This category includes a total of 4,328 acres of land, and a few scattered parcels here are being cultivated for agricultural activities. Since 1979 approximately 263 additional acres of previously vacant land have been developed for various purposes, mostly general commercial, single-family residential, state parks and industrial. About 60 percent of the Township's vacant undeveloped parcels are located in Area F, primarily east of Patterson Road and north of Lauria Road, as well as the section bordered by State, Wheeler, Zimmer and Patterson Roads. As mentioned earlier, there are irregular patterns of platting within this area and the existing 5 and 10 acre parcels on the perimeters of the sections in Area F contribute to larger interior lots that could potentially be developed. Currently, almost 45 percent of the Township is undeveloped, compared to 46 percent 10 years ago. Shoreline The most predominant natural feature associated with Bangor Township is its 5.6 miles of shoreline along the Saginaw Bay, 4.6 miles of Saginaw River shoreline and approximately 3 miles of shoreline on each side of the Kawkawlin River. Within those shoreline areas are four primary classifications of land use: residential, industrial, recreational and undeveloped. Shoreline residential land uses occur within the 14 residential subdivisions along the Saginaw Bay. These are parcels that were platted a long time ago and contain small (narrow) lots (25' x 80' and 20' x 125') that promoted high density residential development over the years. Today, two or three of these lots must be combined to form one buildable lot. Most of the shoreline from the northernmost Township limits to the Bay City State Park is residentially developed, with a limited number of remaining vacant buildable sites. Those shoreline parcels east of State Park Road are also developed as medium/high density residential to a point west of the Sunset Shores Yacht Club and Bay City Yacht Club at the mouth of the Saginaw River. This stretch of shoreline is also substantially developed in residential use, although there are still several building sites left. Certain portions of the Saginaw Bay shoreline are designated as a Natural Vegetation and Wetlands Area. Most of the Shady Shore Subdivision in Area F is a Natural Preservation Area (see Map 5) meaning there are certain species of fish and wildlife in the area that are protected under the Shoreland Protection and Management Act of 1970. This area, as well as most of the shoreline -61- • • • • • • • • ' '• ' ' '• "• • �• • • • • • • • • • • • • • •I I I I within the Bay City State Park are also designated as high risk erosion areas under the same Act. Under the Act, dredging, filling, grading, alleviation of natural drainage, and vegetation placement of permanent structures and farming require a permit from the Michigan Department of Natural Resources (MDNR). A permit is also required for a permanent structure in a high soil erosion area and the structure must meet or exceed minimum established setback requirements. The lands adjacent to the Saginaw River are predominantly undeveloped between the MDNR boat ramp at the mouth of the River to the Bay Harbor Marina north of Wilder Road. Most of this undeveloped shoreline area (approximately 1.6 miles) is owned by Dow Chemical Company, with a portion (about 0.3 miles) owned by Union Oil Company. Much of that undeveloped shoreline is wetland. The balance of the shoreline south of the Bay Harbor Marina (approximately 2 miles) is used for bulk storage and shipping. These parcels are owned by various corporations, including Dow Chemical. The Township shoreline has been developed over the years into the variety of uses described above. The intent of development along the Saginaw Bay shoreline along with the state owned property and environmentally sensitive lands in this area ensure that this portion of the Township's shoreline will likely remain as it is today. At the same time there will likely be some properties in which transition will occur from one use to another, such as the re-development of the Wenona Beach Trailer Park site into condominiums and the old Bay City Water Works Building into a residential or commercial use. The Saginaw River Shoreline presents a unique situation because of the wetland near the mouth of the River and the existing storage tanks and shipping facilities south of the Bay Harbor Marina. The ultimate use of this portion of the riverfront will depend upon the economic stability of bulk cargo shipping, the degree of demand for waterfront access by the public and developers and the environmental condition of the area . Synopsis Bangor Township is primarily a residential community. However, its close proximity to Bay City and the relatively undeveloped (and hence less expensive) character of the land west of the city limits were key factors that contributed to the establishment of the linear commercial development of Euclid Avenue. The ability to provide off street parking along with newer buildings lending themselves to modern merchandising techniques, make Euclid Avenue a commercial center not only for Bangor Township, but for the entire Bay City area. Commercial growth is still occurring within the Township, but along a different thoroughfare. Wilder Road, particularly -62- �east of Euclid Avenue, is quickly developing as another major commercial corridor that will service the greater Bay City area. The two commercial malls now being constructed or proposed for. construction, will create a substantial change in surrounding land uses along Wilder Road. While single-family development remains the single largest category of developed land use within the Township, the number of new single-family houses has decreased substantially from the housing activity that occurred in the 1970's. This can partly be attributed to a slower growth rate in the entire Bay City area, as well as a substantial increase (nationally) in the cost of housing. Surprisingly, no multiple-family units have been constructed within the Township during the past 10 years. The increasing number of elderly persons, the high cost of home-ownership and the low rental vacancy rates in the Bay City area may indicate a demand for additional multiplefamily housing. Mobile homes are generally confined to mobile home parks, with relatively more strict requirements set forth in the Township's zoning ordinance for placement of mobile homes outside of mobile home parks. With an existing capacity of 518 mobile home spaces, mobile homes along with multiple-family dwellings have been utilized as alternatives to home-ownership for lower income households. Industrial land uses within the Township are not cohesive or organized. Rather than being confined to improved industrial parks, which are designed specifically for industrial activities, such uses are distributed in a random manner throughout the Township. This incudes scrapyards in various locations that are subject to alternative future development. Most recently, properties bordering the west side of Patterson Road are being developed for industrial uses, often associated with on site residences. Historically, much of the Township's industrial activity was related to storage of chemical and petroleum products along the Saginaw River for water transport. Several of those tanks are in the process of being dismantled. While such use of the shoreline is valid for Great Lakes shipping, it is not necessary to devote so much land for storage or shipping activity as in the past. Changing economic conditions, environmental concerns, and recreational needs warrant a greater use of the shoreline for public access, recreation and environmental preservation activities. -63- • • �• • • • • • •~ • • • • • •I I I I I The overall character of the Township's public and semi-public uses has remained substantially the same (except for additional land added to the State Park) over the past 10 years. The Township School system has experienced a decrease in enrollment and consequently reduced the number of schools in the system from 8 to 6, although the two now used by other agencies are still owned by the school system and can be reverted back to school use when needed. The newest building is about 25 years old, with other buildings having been made more energy efficient. Unless there is a substantial increase in student enrollment over the next 20 years, it is not likely the Township will require an additional school. It might be necessary, however, to replace or upgrade one of the older structures during that period. While the Township owns several large parcels, the ball fields on Patterson Road are the largest developed parcel owned by the Township and the only Township owned park/recreation facility. The Bay City State Park and Tobico Marsh State Game Area comprise the largest recreation/preserve area in the Township. These state lands will likely continue to improve their facilities and attract more visitors, impacting the volume of traffic using Euclid Avenue and State Park Road. This land use will likely precipitate additional convenience commercial enterprises in the northern portions of the Township . The existing lot split configuration in the Township, especially in Area F, is inefficient for full development of the Township. However, it is also conducive to retention of open spaces. The projected growth within the Township over the next 20 years does not require that these larger interior parcels be developed. Their ultimate development will, however, depend upon the Township's adopted goals and objectives which will in time impact the area's future growth rate . Overall, according to Table 7, the development of general commercial land uses, particularly the two malls on Wilder Road, have had the greatest impact on the Township over the past 10 years. The addition of 91 acres of general commercial land use represents a 54.7 percent increase over that land use in 1979. Office and amusement land uses have also increased at a relatively high rate, although the acreages devoted to their use are comparably small. An additional estimated 61 acres of single-family residential use have been added to the Township's land use inventory (a 2.9% increase) since 1979 and this category continues to be the predominant developed use within the Township, encompassing 22 percent of all land and water areas. Industrial land uses have increased over the past ten years largely due to new development along Patterson Road. Undeveloped land, while still -64- �a large portion of the 15+ square miles of the Township, continued to decrease at a low rate as new commercial and residential development takes place. The development characteristics portrayed by these trends displayed in Table 7 point to a relatively slow change within the past 1O years. The pace of these changes in the future will depend upon national and areawide economic conditions as well as the land use policies and implementation efforts developed in this plan and adopted by the Township. -65- • �Road and Railroad Analysis II Existing Conditions The primary roads in Bangor Township are Euclid Avenue (M-13), which is the northsouth commercial core of the Township and Wilder Road, which is a rapidly developing east-west corridor with a growing traffic volume between 1-75 on the west and Bay City to the east. Wilder Road is an extension of M-15 running through Bay City. Euclid Avenue becomes M-247 north of Schumann Road to State Park Drive. M-13 continues in a north/northwest direction to Standish, becoming Huron Road north of Wilder Road. Another major transportation route is the US-1 O Business route which runs in an east-west direction through the southern portion of the Township and provides access to 1-75 and M-13. There are also 14 county primary roads within the Township with a total length of 30.4 miles. • • • • • • • •I I I Road Classifications The network of streets in Bangor Township 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-13 and Wilder Road): Relatively high capacity roads which provide unity throughout a contiguous urban area; medium speed/capacity roads for intracommunity arterial highway system. Should have minor access control and channelized intersection. Approximately 15 miles of arterial roads exist within Bangor Township. These consist of Euclid Avenue, Huron Road, Wilder Road, State Park Drive, Business Loop 1-75 (M-10) and Midland Road. Euclid Avenue and Wilder Road are 5 lane arterials . Collector (e.g. Bangor Road): 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 Township currently contains over 24 miles of collector streets. -66- �Local Streets (e.g. Richmark Lane): Low speed/low volume roads which provide direct access to abutting land uses. Nonconducive to through traffic. There are approximately 34 miles of local streets in the Township. Daily Traffic Volumes Twenty-four hour traffic counts (using automated counters) have been taken at various locations along county primary and state trunkline roads within the Township in different years. These counts vary from 400 vehicles per 24 hour period on Two Mile Road south of Midland Road (count taken in 1983) to 28,250 vehicles per 24 hour period on Euclid Avenue south of Midland (in 1988). In general, the heaviest traffic volumes are on Euclid Avenue between Wilder Road and Fisher Road, which has an overall average volume of approximately 26,130 vehicles per day (counts taken in 1983 and 1988) and along Wilder Road from east of Two Mile Road to Patterson Road, with an average volume of 19,854 vehicles per day. These counts were taken in 1983, 1984, 1987, and 1989 (see Appendix 8). Traffic counts taken over a seven year period between 1983 and 1989 suggest that the heaviest traffic volumes within the Township are generally carried on north-south roads, with the southern half of the Township retaining the largest volumes. Map 8 depicts these 24 hour traffic counts. The development of the Bay City Mall and the Bangor Plaza will bring a substantial increase in the traffic on Wilder Road, as well as State Road between Wilder Road and Wheeler Road. Travel time to work is a valid indicator of the general direction of travel flow during the week. Overall, in 1980 about 34 percent of employed persons in the Township took from 5 to 15 minutes to travel between work and home, while 42 percent took 16 to 30 minutes, 16 percent took between 31 to 44 minutes and only about 4 percent each took less than 5 minutes or more than 45 minutes. When analyzed, 35 percent to 40 percent of all workers in Areas A, B, C, D and F required 5 to 15 minutes to travel between work and home, compared to 19 to 22 percent in Areas E, G and H whose work trips require that much time. Conversely, those "close-in" areas (A, B, C, F) had a lower percentage of resident employees who took 16-30 minutes to travel to work than Areas E and G, where 58 to 63 percent of the work trips were 16-30 minutes long. In effect, since almost one-half of all residents' work trips take 16 to 30 minutes, it is likely that a high percentage of Township residents work in Bay City and other locations within a 30 minute driving time radius. _.,,,67- �________ ..... -,;..,.. '1,- ~ ! i d> ,..,_ ! 6 h~ ~ \, 0 ()~ ~ ~ TRAFFIC COUNTS (24 HOUR PERIOD) Q,\,_.., ! iii 1 11 11 • • •· ~ • llllllll,~ 'i .l,.L "..!~ II ~Gl'-v..,,_ • & y ! f !) --a ,, t ,. • ~ I S~ • i aff I :J"l ::0 I 0, MT Cffl' ST II Cffl'OIMY~ MAP 8 TRAFFIC COUNTS @I Gove Associates Inc. �Sidewalks, Curbs and Gutters The majority of the Township's streets are essentially paved or seal-coated. Of the approximately 73 miles of streets within the Township, about 25 percent are improved with curb and gutter. These are primarily located within residential subdivisions in the Township and along the major arteries such as Euclid Avenue and Wilder Road. • • • •II • •I •I I I I There are a limited amount of sidewalks within the Township. As with curb and gutter, the majority of the sidewalks are located in residential subdivisions, and most of the sidewalks that do exist are in the older subdivisions adjacent to the Euclid Avenue corridor. Sidewalks in the Township are maintained by property owners. In essence, while about 25 percent of all roads in the Township contain curbs and gutters and/or sidewalks, the majority of collector and local streets do not have curb, gutter and sidewalk improvements . Railroads Until recently the Michigan Central and Detroit and Mackinac Railroads owned approximately 10.4 miles of railroad rights-of-way within the Township. This included 6.2 miles of railroad running through Essexville and north along the Saginaw Bay which has been abandoned by the railroad and the tracks have been removed. This right-of-way is presently being sold to private and state entities (e.g. the Bay City State Park). The balance, about 4.2 miles, is still being utilized on a daily basis by both railroads to provide freight service to Northeast Michigan and Midland. These active rights-of-way traverse through areas of fairly dense activity and intersect major thoroughfares (Euclid Avenue in two locations, Wilder Road, Wheeler Road, and Two Mile Road). The D&M and Central Michigan Railroad share the same trackage and operations. The Wenona Switch Yard located between Wheeler Road and Euclid Avenue, undertake approximately 30 switching operations per day, which require the blocking of either Euclid Avenue or Wheeler Road for short periods of time. These operations occur five days a week. In addition there are presently four 'through' trains per day going south each day during a six-day week and five through trains going north every other day. There is also one trip per day to Midland and back (at night) on the rail line running across Euclid between North Union and Midland Road. This trip occurs five nights per week, with an average train length of 15 to 20 cars. -69- �Alternative Transportation Methods Other than by private vehicle, Bangor Township's only other forms of transit are via the Bay Metro Transit Public Bus System and the Bay Dial-A-Ride (DART) system for senior citizens and handicapped. The Bay Metro Transit System is an areawide public bus system with two routes in Bangor Township. The routes run on Midland Road, North Union Road, Euclid Avenue, Kiesel Road, Wilder Road, Euclid Road, Beaver Road and State Park Road, providing linkages to other routes within and around Bay City. The closest commercial airport is the Tri-City International Airport in Freeland, approximately 15 miles southwest of Bangor Township. Synopsis There is a relatively high volume of traffic using the arterial and collector streets within Bangor Township. The existing arterials can be expected to experience an increase in traffic volume over the next 20 years, especially Wilder Road. If private development and public access along the Saginaw River increase, and if some of the existing single-family areas along the Saginaw Bay are converted to higher intensity condominium development, there will likely be a need for an improved collector road system, capable of carrying a higher capacity of local traffic within those areas. As stated in the 1981 plan, some areas are dependent upon a single access road, which could be an obstacle to quick emergency response. The Tobico/Bayshore area and the Shady Shores Subdivision are examples. Although most of the roads in the Township are paved or sealcoated, there are still several local gravel roads that will eventually need upgrading to a bituminous surface, as development along these roads increases. Should large interior parcels, such as those located in Areas F and H be developed, they will require new access as well as local roads. Additional volumes on arterial roads may eventually impact other existing streets. It may be necessary, for example, to eventually widen Wheeler Road or construct a new arterial or collector to accommodate excess traffic from this arterial, or the Township may have to separate truck traffic by reassigning truck traffic on Wheeler Road to another designated truck route. It should be noted that the Euclid Avenue/ Wilder Road intersection has had the highest accident rate in Bay County over the past three years. -70- • • '• • " ; • •I I I I I I I I �• • •· • • • "" • "• • • •• The existing railroad rights-of-way in Bangor Township in effect divide the Township into two separate areas for emergency response capability. Fire and ambulance equipment cannot always use the most direct routes to an incident because of the railroad's street crossings. Currently the volume of traffic using these tracks is relatively high, although traffic is typically detained for five minutes or less near the Wenona Switching Yard between Euclid Avenue and Wheeler Road. While the amount of railroad activity is expected to decrease over the next twenty years, these crossings are obstacles to efficient traffic flow . In general, as additional commercial, and in some instances residential land uses evolve with the Township, increased traffic volumes will likely require new or expanded transportation routes. • •I -71- �• • " "• • • • • • • • • •I PART II FUTURE LAND USE �• Introduction • "• • • • • • •II I �INTRODUCTION Up to this point, the text has defined and analyzed past and present data and information that comprises Bangor Township and its immediate area. In Part I, the Township's characteristics relative to population, housing, land use, natural resources, and community facilities were described individually and as 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 Bangor Township, given the opportunities that are currently available and will likely be available at some future time for residents and elected and appointed officials. • • • • • • If trends over the past 10 years continue, the Township will not grow substantially in terms of quantity (new residents and new businesses). However, Township officials consider controlled growth in population, housing, commercial and industrial activities to be desirable. Consequently, this Plan proposes policies and programs that will in effect attempt to accelerate the Township's growth rate of the past decade, understanding that the impetus for such change is also dependent upon regional and areawide influences, particularly economic growth. At the same time, the Plan realizes the importance of promoting and setting forth the need for revitalization of those elements that now comprise the Township to consistently improve and maintain the area's quality of life. The format for describing _this 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, for easy reference and assessment. -72- �.. .. .. .. . .. ....-. •••••• LEGEND • SINGLE-FAMILY RESIDENTIAL • PUBLIC - INSTITIJTIONAL MULTIPLE-FAMILY RESIDENTIAL FTI Wil PUBLIC - RECREATIONAL MOBIL£ HOME PARK r.::J GREENBaT ~~gu ~ INDUSTRY ~ COMMERCIAL - RECREATION/AMUSMENT ii mmm lllillill PLANNED UNIT DEVELOPMENT (PUD) ~ ' ' ::<: ... ', ... o Ml:xnJRE - RESIDENTIAL/COMMERCIAL rm • f##] OFFICE Ml:xnJRE - COMMERCIAL/OFFICE INDUSTRIAL/WARB-iOUSING • • B COMMERCIAL - RETAIL/SERVICE INDUSTRIAL PARK Ml:xnJRE - RESIDENTIAL/INDUSTRY PROPOSED ROADWAY UTILITIES RIGHT-OF-WAY :COT'rlllit. ! LA~A lfoAD ' ~ ioY- SCOUT - ~ ~,§ a !I ·ff~ n ' F ' : : ~ -· .. .., """"" OT'r' <S BAY OTY BANGOR TOWNSHIP FUTURE LAND USE MAP 1" I ....... w I = 3000' EB MAP 9 FUTURE LAND USE @ Gove Associates Inc. �l I I I I I I ~ I I I I I I I I I Overall Land Use �I I I I I I I I I I I I I I I I 1· I I OVERALL LAND USE Bangor Township has enough vacant developable land within its boundaries to accommodate expected growth over the next 20 years. Approximately 28 percent of the Township's land area (approximately 2,740 acres) will be devoted to singlefamily or duplex residential development. Another 67 acres will be allocated to multiple-family housing in various locations, particularly in the western portion of the Township as well as adjacent to Saginaw Bay. Both single-family and multiple-family housing may also be located in Planned Unit Development areas, which will encompass almost 700 acres in four different locations throughout the Township. In addition, senior citizen housing may be located on State Road adjacent to the Bay City Mall (or in several residential locations in Area A and C). Additional multiplefamily (condominium) development will take place along the Saginaw Bay shoreline . . These will be conversions of existing developed properties (e.g., the Wenona Beach Mobile Home Park). Multiple-family development will also be expanded in those neighborhoods west of Euclid Avenue. Mobile homes will continue to be primarily located in the existing mobile home parks. In total, residential land uses will occur at various densities on approximately 3,000 acres of land, or 60 percent of the Township's total area. Commercial land use will continue along the major thoroughfares (Euclid Avenue and Wilder Road) and will be expanded along Huron Road. Commercial activity along Euclid Avenue will consist primarily of redevelopment and revitalization, while new development will continue to occur along Wilder Road, State Park Drive and Beaver Road. Office development will be concentrated in three areas within the triangle formed by the intersection of Wilder Road and Euclid Avenue and the D&M/Michigan Central Railroad; the area at the rear of the existing commercial development on Euclid Avenue north of Mosher Drive, and surrounding the Bay Medical Center West Campus south of Midland Road as well as along both sides of the I-75/US-10 Business Loop. Mixed commercial/industrial development would be promoted within the area adjacent to the Saginaw River south of an extended Wilder Road. This area is currently used primarily for chemical storage. The commercial portion of this development would be designed as a planned commercial development with emphasis on waterfront activities. Industrial related land use will continue to exist within the Township, increased in total area and be concentrated in three locations along the D&M/Michigan Central Railroad west of Euclid Avenue, in the area bounded by Patterson Road on the west, Wilder Road on the south, the Saginaw River on the east and an extension of - 74_, �Wheeler Road on the north in the southeast quadrant of the Township, and on approximately 30 acres on the northeast corner of Beaver Road and Two Mile Road It is the Township's intent to concentrate these activities as much as possible in these areas. Industrial land uses will include manufacturing and warehousing operations. Most of the existing Dow Chemical properties currently used for manufacturing and storage will remain as industrial/warehousing land use. I Public facilities, including municipal administrative offices, police and fire station, Department of Public Works garage, sewage treatment plant, ball field and school grounds and buildings will encompass approximately the same acreage over the life of the Plan. All facilities, except for the Township Hall, are considered to be adequate to accommodate the Township's needs over the next 20 years. A new Township Hall/Fire Station adjacent to the existing Township Hall will be constructed to replace the existing complex. \' :i .I Open space and recreation will play a major role in forming the quality of life in Bangor Township. Linear greenbelts adjacent to the river as well as state and township parks and natural preservation areas will be located primarily within the northern and eastern portions of the Township, oriented to waterfront activities. 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 Township's major resources to provide a full range of passive and active recreation activities for the Township's residents and visitors. Much of the shoreline will actually remain in open space, with some development of boardwalks and a boat launch facility for public access along the Saginaw River. The open area directly north of the Bay Harbor Marina will essentially remain undeveloped, but will be classified as industrial. School playgrounds will provide the major neighborhood recreation resources for residents west of Euclid Avenue. Road improvement and expansion will be required primarily for existing collector streets and thoroughfares. Wheeler Road will be expanded eastward from Patterson and extended northward to loop back into Shady Shores Road. Patterson Road, Wheeler Road and Zimmer Road may require expansion to three or four lanes to accommodate the additional traffic that could be generated from the Planned Unit Development in that area. A new local street would also be constructed between State Road and Bangor Road to open up additional parcels for single-family development and several local streets would be constructed or extended between State Park Drive and State Road to allow for additional development and access to those properties. Two Mile Road would also be widened and expanded to function -75- I -I I I I �(! I I I I I I I I I I I I I I I I I I as a major thoroughfare connecting Business Loop I-75 to Beaver Road and ultimately to 1-75 north of the Township. This would help alleviate through traffic on Euclid Avenue. A total of 2.2 miles of new collector roads and 1.1 miles of new local roads, in addition to local roads included in the new Planned Unit Development would be added to the Township's inventory. Separate walking/biking paths would be constructed within a linear greenbelt on Consumers Power easements connecting the western portion of the Township with the shoreline. The abandoned D&M rightof-way would also be used as a right-of-way to connect recreational areas along the Saginaw River to the State Park and Tobico Marsh, assuming easements can be obtained. This is the proposed land use distribution that the Township will attempt to achieve over the next 20 years. In reality, not all land that is designated for the various types of development scheduled in the Plan will actually be developed. It is expected that at the end of the planning period a substantial amount of vacant land will still exist within the Township. Obviously, the extent to which land is developed depends upon the overall economic, social and physical attractiveness of the Township, county and region to new businesses and residents and to existing businesses looking for expansion. Table 9 depicts the general allocation of future land uses proposed in this Plan. These are intended as "broad" estimates of future land use distribution to provide the reader a general understanding of relative coverage. -76- �f{ I TABLE 9 FUTURE LAND USE ALLOCATIONS Estimated Acres Land Use i: Percent of Total Residential - Single-Family - Multiple-Family - Mobile Home Parks Office Commercial - Retail/Service Recreation Commercial Industrial/Warehouse Industrial/Residential Industrial Park Public Facilities - Schools Parks/Natural Areas Linear Greenbelt Public Semi-Public Streets Planned Unit Development* Mixed Residential/Commercial Mixed Commercial/Office 5,135 60 107 78 582 122 828 160 24 116 806 62 108 122 611 683 18 75 53.0 0.6 1.1 0.8 5.9 1.2 8.6 1.6 0.2 1.2 8.3 0.6 1.1 1.3 6.3 7.0 0.2 0.8 TOTAL 9,697 100.0 * 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 subdivision regulations. The result is a more efficiently design 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. -77- - �I I I I I I I I I I I Incremental Development Patterns As with any community, the continued development of Bangor Township will occur in various phases over time. This development will not likely be consistent, but rather the Township will experience change in "spurts", typically in conjunction with regional, state and national economic fluctuations. To achieve the results (goals) called for in this Plan, the Township 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 Township, this Plan attempts to describe, in graphic form, the patterns of development for the Township over the next 20 years. Map 9 depicts the most desirable (preferred) land use pattern for the next 20 years. These depictions are general and, in reality, actual land uses at specific locations may very well differ from what is proposed, although it is the intent of this Plan to have development occur within the parameters of this 20 year recommendation. Overall, changes will consist of new residential developments in the northern and shoreline sections of the Township, with commercial development taking place along Wilder Road and office development expanding along Euclid Avenue and along Business Loop 1-75. Various local streets will be expanded, connected and improved as necessary throughout the 20 year planning period to accommodate additional development. The following briefly describes the progressive changes by land use category: I Year 0-5 I I I I During the first five years, single-family residences will continue as the predominant land use, with new single-family units along collector roads around section lines, in Areas F and G. Single-family units will continue to be constructed as "infill" development in existing subdivisions in Areas A, 8, C and D. One or two new multiple-family rental complexes will be constructed in Areas A or 8, with shoreline condominium development occurring at Wenona Beach. Senior citizen apartment housing will be constructed in Area C, possibly along North Union Road, along Kiesel Road, or near the newly developed Bay City Mall. I I I New commercial development will continue along Wilder Road. This will include the Bay City Mall and Bangor Plaza as well as other automobile oriented strip mall development. Euclid Avenue will remain essentially as it is today, with "turnovers" in -78- �retail and service businesses, and some additional development north of Wilder Road. Limited additional commercial development will also take place along Huron Road along State Park Drive between Lauria Road and Boy Scout Road. Mixed commercial and residential development will also occur along State Park Road and Euclid Avenue between Beaver Road and Lauria Road. Wheeler Road will be extended eastward adjacent to the Consumers Power right-of-way. River Road will be extended east of the Michigan Northern Railroad right-of-way to connect with the existing River Road southwest of Birch Ridge Road. Lapan Road will be extended southward between Lauria Road and Boy Scout Road. Danne Street will be extended north to Lauria Road and Cramer Street will be extended westward to join with Danne Street. 11 Some offices, particularly those associated with medical practice, will be constructed around the Bay Medical Center West facility north of Business Loop 1-75. Mixed industrial and residential activity will continue along the west side of Patterson Road and the Township will initiate development of an industrial park on its property adjacent to the regional wastewater treatment plant. This will include the parcel that is currently used as a soccer field. Within the next five years, the Township will also initiate development of a public boat launch site by the MDNR within the Township. A new Township hall facility is to be constructed near the site of the existing Township hall. Year 5-10 Between the 5th and 10th year, additional linear single-family development will occur in Areas F and G and single-family "infill" will continue west of Euclid Avenue in Areas A, C and D as well as in Area B. Additional multiple-family apartment development will take place in Area A, off of Two Mile Road as well as Area C, adjacent to Kiesel Road. The Township will discuss with Dow Chemical Company the potential for making the land in Section 3 available for Planned Development and for public access to the Coast Guard light house as a historical tourist attraction. Coyer Road will be expanded eastward to connect Bangor Road and State Park Road, and an additional entrance road will be constructed off of Coyer Road to the Bay City Mall. Kiesel Road will be connected to North Union Road west of Darla Drive, a new local road will be constructed east of E. Birch, connecting Boy Scout Road and Hidden Road and a new local road will be constructed between Euclid Road and the aforementioned road. This will open up the northeast portion of Section 6 for -79- �I I I I I I II I I I I I I I I I I I I residential development. On the east side of Euclid, Hartley Street will also be connected to Miller Street. Commercial development along Wilder Road will continue with the Township undertaking public access improvements, including landscaping, sidewalks and street lighting. Attempts will be made to provide a planned commercial development concept between State Park Drive and Euclid Avenue. This would be a mixture of office space and retail and service commercial. Additional commercial infill will also take place along both sides of Huron Road. Office development will continue along Business Loop 1-75. The portion of Wilder Road east of Patterson Road will become more warehouse/storage oriented, in a planned development configuration. The Township will negotiate with Consumers Power to determine the feasibility of converting the utility's right-of-way to a linear greenbelt. Year 10-15 By the 15th year, new single-family development will continue around the perimeter of the section lines and major streets in Sections F and G. Infill of single-family subdivisions will continue in Sections A, B, C and D, as well as in portions of Sections F and G. By this time virtually all buildable properties in Section E and along the Saginaw Bay shoreline in Sections F and H should be developed. Further opening up of the Dow Chemical property east of Patterson Road and north of a line representing an extension of Wheeler Road should take place. This area would become a planned residential development, consisting of a mixture of single-family and condominium units. The shoreline portion of this area could possibly include canals for mooring pleasure boats at the rear of residences. Commercial development and redevelopment along the north-south and east-west axis of Euclid and Wilder roads will continue, with further public landscaping, curb-cut and street lighting improvements along both thoroughfares. Additional retail and service commercial activity will be constructed along Huron Road and along M-247 (Euclid Ave.) north of the D&M Railroad right-of-way and on the west side of M-247 south of Wheeler Road, as well as along Wheeler Road between the D&M/Michigan Central right-of-way and Old Kawkawlin Road. If the demand for office space warrants it, additional office development will occur behind the North Pointe Mall north of Gary. The existing complex of storage tanks -80- �along the Saginaw River will remain, with the removal of older, environmentally hazardous tanks over time. This area will be partially converted over time to a mixed use of industrial/warehousing and commercial activities that are compatible with each other. Shipping facilities along the riverfront will be improved and a foreign trade zone and improved trucking access will be established. Waterfront oriented commercial and open space development will occur with a portion of this area. I, I The Township will extend and widen Wilder Road east of Patterson Road to provide a better access to the mixed use area. Wheeler Road will also be improved and extended eastward and connect with Shady Shores Road to provide a collector road access to the proposed Planned Unit Development in this area. A new "shoreline" road will also be constructed connecting the extended Wheeler Road with Shady Shores Road. Shady Shores Road will be widened and improved as a collector street. These new extensions will become part of the Planned Unit Development. Two Mile Road will also be improved to a three or four lane thoroughfare between the 1-75 Business Loop north to Beaver Road. A new local street will be constructed halfway between Zimmer Road and Wheeler Road connecting Bangor Road and Patterson. A new "service" road will be constructed southeasterly of North Point Plaza at the corner of Euclid and Wilder to open that area up for future commercial and office development. The existing bridges on State Park Drive and on Euclid Avenue over the Kawkawlin River will be improved, and East and West River Drive will be connected over the abandoned railroad right-of-way. The Township will initiate improvements to the railroad and utility rights-of-way to provide pedestrian/biking access between the Saginaw River and State Park/Tobico Marsh areas. Township owned property near the Bayside Park Subdivision, adjacent to the Kawkawlin River, will be used for spoils from Kawkawlin River dredging. This would be a temporary storage area and would have appropriate restrictions. Beaver Road will be widened and improved as an east/west entrance into the northern part of the Township from 1-75. Years 15-20 By the end of the planning period (the 20th year), single-family residential development along the major streets and subdivision infill will continue. There will still be a substantial amount of undeveloped land remaining, much of it in wetlands, particularly in Areas F, G and H. Vacant lands will still be available in Areas A, B, C -81- I �and D as well. Mixed residential and some commercial development will continue in the Planned Unit Developments in Section F. I I I I I I I I I Commercial development and redevelopment will occur along Wilder Road and Euclid Avenue, remaining primarily automobile-oriented, with substantial off-street parking facilities. Both Euclid Avenue and Wilder Road will be adequately landscaped, with controlled signage and appropriate street furniture and street lighting. Ferris Drive will be extended to connect State Park Drive and State Road to open up that area for residential development. Schumann Road will be extended eastward to State Park Drive. Ada Drive will be connected to Boman Drive and an eastward extension will be constructed to State Park Drive. A service road will be constructed from Wilder Road, east of the Central Michigan Railroad right-of-way, north to Old Kawkawlin Road to open that area up to commercial development. All office space within the Township will be low density (one and two story buildings). Warehousing and industrial development will occur along the D&M/Michigan Central Railroad tracks between Euclid Avenue and Wheeler Road. The storage tank complex on the Saginaw River will become more oriented to multiple use shipping, with the International Trade Zone designation and storage facility as the focal point of development, and water-oriented commercial development. The foregoing descriptions are intended to reflect and identify the most desirable timing and location of land use development and redevelopment. The following sections will describe each component of the Township's future land use in more detail. I I I I I 'I ' "".82- �I I I I I I I I I I I I Residential Development �I I I I I RESIDENTIAL DEVELOPMENT High quality residential development which will fulfill the needs of the various population segments in the area. Objectives I A. Provide decent housing for persons of all economic levels. I B. Provide a range of housing types while improving housing conditions in the Township. I C. Obtain coordinated and balanced housing development between Bangor Township and surrounding communities as well as within Bangor Township itself. D. Protect the welfare, character and quality of existing neighborhoods. E. Promote water recreation oriented housing development. F. Encourage home ownership in the Township, while providing for adequate multiple-family and duplex rental units. G. Encourage, directly or indirectly, rehabilitation of substandard dwellings and preservation of quality older homes. H. Encourage demolition of severely dilapidated housing and develop, adopt and administer a Township housing code to ensure adequate code enforcement of existing housing. I. Encourage new developments to be built in a manner sensitive to the physical character of the Township, including the infilling of vacant lots in established residential areas through the use of architectural design ordinances and flexible zoning. I I I I I I I I I I I -83- �J. Encourage continued single-family residency in established single-family neighborhoods. K. Promote planned residential development using state-of-the-art design standards. L. Establish creative land platting and development through flexible zoning and land use control measures. Land Use The definition of the residential Future Land Use Plan must be consistent with the goal of obtaining a high quality residential development to fulfill the needs of the various population segments in the Township with its specific objectives. I I I Bangor Township will likely experience a 10.4 percent decrease in population if existing trends continue over the next 20 years. However, if favorable economic conditions and Township policies to promote growth are enacted, a "target" increase of 33.5 percent over the next 20 years will occur (refer to Figure 2 "Population Projections", Part I). Under both scenarios, new housing stock must be made available, and in a variety of forms, to suit household needs and financial requirements. Under the Existing Trends - declining population scenario, the Township will require 500 additional housing units, while under the Target Population scenario, an additional 3,770 units will be required. Both housing unit projections are based upon the declining number of residents per household as identified on page 15. The Future Land Use Plan reflects single-family housing throughout the Township, with most new single-family development occurring in the northern and eastern sections (Areas F and G). Additional single-family residential development is proposed as "infill" in scattered vacant areas which are now predominately residential, in areas A, B, C and D. Single-family major roads existing low divisions will housing in Areas F, G and H will continue to be located primarily along or the perimeter of larger 5 and 1O acre parcels. This will retain the density residential nature of these areas. Smaller multiple lot subalso continue to be platted and developed in Areas F and G. -84- • = • - �ri J I I I I I I I I I I I I I I I I I Planned Unit Development will take place in Section F within property currently owned by Dow Chemical and other corporations. These planned developments will contain a mix of housing types with some commercial activities. New multiple-family housing units are designated for Area A off of Two Mile Road between Wheeler Road and the Consumers Power easement. Expanded multiplefamily apartment development will also occur off of Kiesel Road and North Union Road. Multiple-family apartment complexes will be constructed in Area F, north and east of the Bay City Mall and on the Charbonneau property (east of Mall) off of Bangor Road. A senior housing complex may also be constructed in this general area, or along North Union Road. Multiple-family condominium development will also take place on the old Water Works property, potentially including conversion of the existing Water Works building into condominiums, and on the Wenona Beach trailer park property. The existing multiple-family housing development within the Township will remain essentially intact, with ongoing modifications as necessary. The mobile home parks will continue to exist. However, the design standards for these parks should be upgraded. While no new mobile home parks will be developed in Bangor Township, the demand for additional low/moderate income housing will be met through rental apartments and manufactured (modular) home subdivisions. Modular homes could and should be a component of any new residential construction within the Planned Unit Development areas designated in the Future Land Use Map. Table 10 depicts the proposed additional acreage devoted to residential development for the 10.4 percent growth decline and the 33.5 percent growth projection. Both projections utilize existing residential dwelling density factors in each area as a basis for determining additional acreage needed. -85- �- - TABLE 10 PROJECTED ADDITIONAL RESIDENTIAL UNITS AND ACREAGE REQUIRED* Area A Existing Average Density (Ac./Unit) Projected Trend - Population of 14,361 Add. Units Needed Add. Acreage Needed S.F. M.F. S.F. M.F. 80 0.35 26 0.034 Existing Average Density (Ac./Unit) 25 0.30 6 0.06 C Existing Average Density (Ac./Unit) 50 0.38 17 0.09 Existing Average Density (Ac./Unit) 27 0.32 8 0.06 E Existing Average Density (Ac./Unit) 28 0 0 5 Projected Target - Population of 21,411 Add. Acreage Needed Add. Units Needed S.F. M.F. S.F. M.F. 1 603 201 211 0.5 192 42 58 2.5 19 1.5 379 126 144 11. 5 9 0.5 205 62 65.5 3-. 5 12.5 0 210 0 92.5 0 66 0.5 1,150 39 494.5 3.0 0 468 0 187 0 24 0 93 0 186 0.0 168.5 4 3,300 470 1,438.5 27 . 5 28 B 7.5 D I (X) 0) I F Existing Average Density (Ac./Unit) G Existing Average Density (Ac./Unit) 0.44 154 0.43 62 0.4 0.08 0 0 2.5 H Existing Average Density (Ac./Unit) TOTAL 12 2.0 438 *Rounded to nearest 0.5 acres. SOURCE: Gove Associates Inc. 7 0 0.0 62 - .:1. �I I I I I I I I I I I I I I I I I Because Area H has a substantial amount of wetland area, it is unlikely that many additional residential dwellings will be constructed there. Consequently, the units designated for Area H should be reallocated to Area F, giving Area F target singlefamily dwelling units of 90 and 1,243 for target projections of 14,361 and 21,411 respectively. Although the Future Land Use Map and allocations defined in Table 9 indicate 20 year planning period designation of 5,390 acres for residential development, it is evident that amount of acreage for residential development will not actually be achieved. Approximately 2,300 acres of the Township are currently in residential use, leaving about 3,100 acres for future development. In effect, from 2 to 18 times more land will be available for residential development than is actually expected to occur under the two population projection scenarios used in this Plan. Qualitative Description The quality of the Township'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 Township should 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 Township's top priority in addressing the quality of its housing, as no individual or household should lie 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, a limited number of housing units that are in good condition and affordable for low-income first-time buyers and those displaced because of conversion of rental properties to condominiums or commercial development, should be made available within the Township. The Township's overall housing program should, however, emphasize middle income and higher income housing. Additional housing would include a wide range of multiple-family projects that meet higher yet affordable site plan standards, medium to luxury priced condominium units and single-family housing on single lots, in subdivisions, and in planned unit I -87- �f i I developments. The Township should keep abreast of up-to-date concepts in housing development and analyze each concept to determine its applicability to Bangor Township. 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. II Existing mobile home parks should be encouraged to be upgraded 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 units affordable to low/moderate income households. Finally, senior citizen housing should be made available to accommodate senior citizens from the Bay County area. Such high density apartment-type housing should be close to shopping and medical facilities and senior citizen activity centers. An alternative is to allow what is termed Elderly Cottage Housing Opportunity (ECHO) housing in low density single-family neighborhoods, such as Area F. ECHO housing is a concept whereby a second "modular" temporary dwelling is allowed on the same lot as the principal residence. This second dwelling would house an elderly or handicapped relative who is able to live independently, and yet be easily accessible to the relative in the primary dwelling. The ECHO unit is temporary in that when it becomes vacant it is removed from the premises. The Township zoning ordinance would have to be revised to allow for this type of dwelling. Implementation Policies The actions related to housing in Bangor Township deal basically with the retention of existing housing character and residential densities, the upgrading of substandard units, the preservation of quality older homes, and the supply of housing units for households with different income categories. In any case, actions should respond to the clear identification of the needs of the Township. -88- �I r J fi Bangor Township could implement the following actions in order to obtain reasonable quality residential development which will fulfill the needs of the various population segments in the area. 0 I r I I I I I I I I I I I I I Contact private developers and study the possibility of establishing a public-private partnership to develop multiplefamily 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 housing units. The Township must develop an entrepreneurial attitude in originating or taking a lead role in such development, using, for instance, Township or school district owned parcels or other assets to participate in joint ventures with private developers. Often, the Township may have to assume much of the risk involved in these projects; however, this leadership role has the advantage that once the projects have been completed, the Township could also share in their benefits. Furthermore, any successful project is an incentive for additional developments in the area. 0 Give priority processing to those projects that provide housing. 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. Incentives 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 renter households. -89- �0 0 Promote the creation of community development corporations and other types of com~unity-based nongovernmental organizations related to neighborhood development. Encourage the maintenance of quality older homes, the rehabilitation of deteriorated housing units, and in some cases the demolition of severely dilapidated housing units. The Township Board 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 available resources for housing and neighborhood rehabilitation, and organizations such as the Local Initiatives Support Corporation (USC) and the proposed Michigan Neighborhood Builders Alliance, whose main objective is to improve the conditions of neighborhoods by supporting local community development. Financing Program for Housing At the federal level, rehabilitation of existing housing, including multiple-family units can be funded through the Section 312 Rehabilitation Loan Program. These loans are available to low/moderate income homeowners at low interest rates (approximately 3%) and to owners of multiple-family units (5 to 99 units) at higher rates) . 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. 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 -90- II Ill Ill •II �I I I I I I I I I I I 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 (CDBG) 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 related 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. I I I I I I I -91- I I �r ~ I I I Commercial Development �[ r r r r f J COMMERCIAL DEVELOPMENT Continued development of Bangor Township as a commercial/service center of Bay County, while meeting the shopping and employment needs of local citizens. Objectives A. Attract visitors and shoppers from throughout the County and Region. 8. Reinforce the role of Bangor Township as a commercial/service center of Bay County through planned commercial development. C. Improve the "mix" of retail and commercial service businesses to meet the needs of local and areawide residents. D. Complement the commercial businesses in downtown Bay City. E. Increase recreation/tourist-oriented Township. r I I I I I I I I I I I commerce within the Land Use The proposed Land Use Plan should provide the Township with enough commercial space to achieve the general goal and the specific objectives defined in the commercial development plan. The following table identifies the maximum commerical development acreage identified in the Future Land Use Plan. -92- �TABLE 11 PROJECTED COMMERCIAL LAND USE (Acres)* Area Existing Proposed Change A 32 145 +63 8 69 68 -1 C 29 47 +16 D 7 3.4 -3.6 27.7 +10.3 E 1.9 F 155.4 G 18.2 12.4 -18.2 H 46.7 81.2 +34.5 279 +73.6 *Includes recreation/amusement commercial. SOURCE: Gove Associates Inc. These tabulations reflect the optimum allocation of commercial land uses by area and The differences between existing and future commercial land use by area. The differences between existing and future commercial land use distributions are based primarily upon consolidation or elimination of some existing dispersed commercial land uses with the main emphasis upon the Wilder Road/Euclid Avenue corridors. These allocations do not include the proposed mixed commercial/residential development along State Park Drive (15.5 acres) and M-247 (10 acres) or the mixed commercial/industrial development along the Saginaw River (approximately 300 acres) and adjacent to the Michigan Northern rail line east of Euclid Avenue (19 acres). "• • • • • • • • • ' �r r r r r r r r r I I I I I I I I I I The proposed Land Use Plan distributes commercial activities along two major thoroughfares - Euclid Avenue and Wilder Road. Euclid Avenue is, and will continue to be, primarily automobile-oriented strip commercial development. Wilder Road will continue to develop in an automobile-oriented strip commercial (mall) pattern. Additional commercial oriented land uses will develop along Huron Road and on M247 south of Wheeler Road. A pedestrian oriented planned commercial/office complex would be located on the northeast corner of Euclid Avenue and Wilder Road. Commercial land uses will also continue to develop along both sides of State Park Drive between Kawkawlin River and Saginaw Bay, except State Park, and at the southeast and southwest intersection of Beaver Road and M-247 to serve visitors to the State Park and residents in the northern portion of the Township. Local convenience commercial establishments will also be located along Patterson Road where it intersects with Zimmer Road - again to serve local residents and boat. ers/fishermen/swimmers. The property on both sides of State Park Drive between Boy Scout Road and Saginaw Bay is currently developing as a mixture of residential and commercial activities (with the exception of State Park property). This mixture of residential and commercial uses will continue with appropriate restrictions defined within the Township Zoning Ordinance. This type of use will also be allowed on the east side of M-247 between Beaver Road and Lauria Road. The Future Land Use Plan calls for commercial activities to be concentrated within those locations identified on Map 9. Water-oriented commercial development is proposed along the Saginaw River south of the Bay Harbor Marina. Such Development would occur in conjunction with industrial/warehousing activities in this area, in a controlled development pattern. This could include facilities such as restaurants, small specialty shops and outdoor amusement activities, combined with public improvements such as a boardwalk, landscaping and off-street parking. The intent would be three-fold: to open up a portion of this area to water-oriented commercial development, which is a "higher and better" use, to improve industrial, warehousing an shopping facilities in this area, and to allow for, and promote, spectator access to shipping activities. This should be developed on a larger planned unit development scale. Mixed commercial and industrial development would also occur adjacent to the Michigan Central Railroad "spur" line east of Euclid Avenue in Area B. Such uses could include combined commercial/industrial activates such as manufactured home fabrication and sales. -94- �Qualitative Description Bangor Township's commercial development, along with its shoreline, is one of the most obvious physical elements that defines the image of the Township. The east-west and north-south axis of Wilder Road and Euclid Avenue will form the core of the Township's commercial and service activity. However, to maximize that potential, modifications and alterations to the streetscape should be promoted. These could include sidewalks, street lighting, landscaping, street furniture, reduction of curb-cuts/access points and upgrading off-street parking to include curbing and landscaping. Signage along both thoroughfares could be regulated and compatible with an overall theme (e.g. marine/waterfront). The construction of the Bay City Mall and Bangor Plaza along Wilder Road on both sides of State Road should set the standards for future commercial development along Wilder Road. Streetscape improvements (sidewalks, landscaping, street lighting and signage) should all be integrated with new commercial growth along this corridor. A planned retail/commercial development, which would in effect be a mixed use development of office and retail/service commercial development would be constructed on the northeast corner of Wilder Road and Euclid Avenue. While this would be a pedestrian-oriented complex, it would contain off-street parking for employees and customers. Recreation and specialty shop commercial development would also be located within the area adjacent to the Bay Harbor Marina. This would be a thematic touristoriented complex of shops oriented to waterfront development. Additional marina capacity would also be established in this vicinity. Again, this type of development would be pedestrian-oriented, with adequate parking available. Smaller convenience and recreational commercial cores would be located at the corner of State Park Drive and M-247 near the intersection of Zimmer Road and Patterson Road, along both sides of State Park Drive, between Lauria Road, Boy Scout Road and Saginaw Bay. These strip commercial developments would be designed to serve local residents and visitors to the State Park. -95- .. Ill • • • • • • • • • • • • : • '• �,~ r. r· r r r r I r I I I I I I I I Implementation Policies Those actions recommended to achieve the commercial development goals and objectives are aimed basically at reinforcing existing commercial development, attracting investment to the Township, promoting the expansion of local businesses, and improving public facilities related to the commercial development of Bangor Township. Commercial activity plays a key role in the economic development process of the Township. The volume and variety of commercial activity continues to increase with the construction of the Bay City Mall and the Bangor Plaza. The impacts of these developments upon the Township's infrastructure should be significant, with a need to increase street capacity, and provide concurrent streetscape amenities. The following are some of the actions recommended to improve and facilitate the commercial conditions of the Township. 0 Contact private developers in order to promote the market possibilities in the area. This should be done by the Downtown Development Authority Search Committee. Develop a Market Study identifying businesses that could fit into the Township's commercial "niche." 0 Establish a program to control the type, location and timing of new commercial investment into the Township while working on retention of existing business. The following are some of the incentives that could be established: purchase or acquisition of tax delinquent properties to be used by the Township 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 Township funds for "start-up" costs to a full partnership in which the Township and developer share assets and liabilities); the establishment of commercial corridor associations for Euclid Avenue and Wilder Road to oversee the general development of these areas and work with the Township's DOA; improvement of I -96- I �public facilities; and the retention and expansion of local development corporations. Some financial assistance for these actions could be obtained from the Community Development Block Grant and Small Business Administration programs. o The DOA and other Township organizations, such as the commercial corridor associations mentioned above, 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 dilapidated facilities, the occupancy of vacant structures, and the adequate provision of public services, such as police protection, fire protection, snow removal, etc. o The DOA, corridor associations and property owners should work together within a committee structure to ensure that vacant retail and office spaces are filled accordingly. These organizations should also work with the Township in developing corridor improvements along Euclid Avenue and Wilder Road, as well as Huron Road. The Business Development Committee could serve an important function as a ODA clearinghouse for information on business opportunities in Bangor Township. 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 appropriate organization 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 Business Development Committee. The committee should poll local business operators frequently to elicit information 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. II '• II �J I I I I I I I I I I I I I I r I r I Financing Programs for Commercial Development 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. 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. At the state level, the principal program directly related to economic development is the Michigan Community Development Block Grant (CDBG), 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. -98- �Two specific programs offered by the CDBG for commercial development are: Commercial/Retail Loan, and Downtown Development and Emergency Community Assistance. At the local level, the Township has financial resources that could be used to promote commercial development. Besides its normal revenue sources, the Township could use, and has in place, Tax Increment Financing. In addition, Public/Private Partnerships and Special Assessment Taxes could be used. Tax Increment Financing programs can be used to redevelop 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 Township 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 successful, the Township can recover all of its costs plus additional revenues. Ground leases can be subordinated - the Township 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 Township 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. This type of program may fit into a Town Center development which could include Township administrative offices. 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 -99 ... • �[ [ 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. [ I I I Ii I I I I I I I I I I I I 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 community-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. Neighborhoods could also create their own neighborhood development corporation. -100- �I I I I I I ~ I I I I I I I I I I I Industrial Development �I I INDUSTRIAL DEVELOPMENT I I I I I I I I I I I I I I I I I Diversified clean industrial growth in Bangor Township through orderly placement of land uses and strengthened local organization. Objectives A. Encourage noncyclical industries to locate in Bangor Township in accordance with the Land Use Plan and at a rate which is consistent with the ability to provide housing, services, utilities and amenities (example - food processing, ... ). B. Locate industrial uses in areas which have the necessary transportation carrying capacities, while preventing industrial development in environmentally sensitive areas such as wetlands and controlling such development adjacent to the Saginaw River. C. Increase the number and diverse small, clean industries in the area (example -machine shops, ... ). D. Promote professional, employment. E. Provide for planning industrial development in park-like settings with minimal or no impact upon surrounding nonindustrial land uses. F. Prevent or minimize polluting effects of industrial developments. G. Utilize the transportation access provided by the Saginaw River to establish a consolidated shipping facility. 'high technology' industrial/service -101- �Land Use The general goal of the industrial development plan is to provide Bangor Township with a diversified clean industrial base through orderly placement of land uses and a restructuring of the industrial base along the Saginaw River. The Future Land Use Plan calls for the consolidation of industrial activities within the Township. The majority of land devoted to this use will actually be for manufacturing and warehousing and storage, particularly along the southeastern section of the Township adjacent to the Saginaw River. Dispersed manufacturing and warehousing activities currently existing along Euclid Avenue would be relocated to the Township's industrial park, which will be developed on Township property on Patterson Road. Other warehousing/storage activities, such as automobile wrecking yards, currently dispersed throughout the Township, would be relocated to warehousing facilities north of Wilder Road (east of Patterson). The Township industrial park would, in addition to containing light industrial operations, also house an industrial/business incubator facility for start-up businesses. Land on both sides of the D&M Railroad switching yards would become more structurally defined as warehousing/shipping and industrial fabrication and manufacturing as would the area along Wilder Road east of Patterson Road. The existing mixture of industrial/warehousing and residential activity on the west side of Patterson Road, except for the triangle formed by the D&M Railroad right-of-way and the intersection of Wheeler and Patterson roads, would be designated for those mixed uses, with increased design standards and regulations defined in the Township zoning ordinance. The triangular areas on Patterson north of the D&M Railroad right-of-way would be an area of mixed commercial/residential use. A strip of property approximately 800 feet long and 200 feet deep along Wheeler Road east of the D&M Railroad would be used only for residential activities. The north side of Wilder Road, east of Patterson Road, would be devoted primarily to warehousing activity mixed with light industrial operations. Dow Chemical and other corporate tank storage facilities would still remain in the area, with removal over time of deteriorated or unused tanks. It should be the Township's policy to reduce the total number of storage tanks in this area over time to allow for transition to other industrial/commercial uses. The portion of this area closest to the Saginaw River would be revamped to house modern warehousing and shipping facilities as part of a designated Foreign Trade Zone and Port of Entry, and to accommodate wateroriented commercial uses that will be compatible with industrial/shipping activities. • •I I I I Table 12 compares existing and proposed manufacturing and warehousing land uses by Area. I -1a2.,. I �I I I I I I I I I I I I I I I I I I I TABLE 12 INDUSTRIAL LAND USE ALLOCATIONS (Acres) Area Existing Industrial/ Warehousing Proposed Industrial/ Warehousing Change A 36.1 48 + 11.9 B 1.2 0 -1.2 C 0 0 0 D 0.2 0 0 E 0 0 0 F 480 727* +247 G 0.6 0 -20 H 9.8 0 -9.8 *Does not include approximately 344 acres of proposed mixed industrial/warehousing commercial land use along the Saginaw River and east of Euclid Avenue adjacent to the Michigan Central Railroad track, and approximately 183 acres of mixed residential/industrial land use along the west side of Patterson Road. SOURCE: Gove Associates Inc. -103- �Qualitative Description Bangor Township's industrial and warehousing activities will continue to be concentrated within the existing Dow Chemical and other corporate storage complexes along the Saginaw River and the plastic pipe operation along Wilder Road. The majority of this area, especially adjacent to the Saginaw River will continue to be used for chemical storage and shipping activities. Some of the older existing storage tanks, and those immediately adjacent to the river, will be removed, as will the existing deteriorated warehouse structures. These will be replaced with larger warehousing facilities that will be linked to a foreign trade zone office located in the area. Water-oriented commercial facilities, including restaurants, small amusement operations, specialty shops and boardwalk will be developed along a portion of the river shoreline in such a fashion as to allow spectators to view shipping activity designed and developed to ensure minimal conflict and maximum efficiency and safety. Road systems in the shoreline area will be improved with landscaping, to give the site a more functional and "organized" appearance. Manufacturing and warehousing will both occur along the north side of Wilder Road east of Patterson Road. The property currently owned by the Township between Patterson Road and the regional wastewater plant, will be developed into an industrial park. Such a park will include paved streets, curb and gutter, underground utilities, and landscaping. This site, approximately 38 acres, will be split into parcels of various sizes, ranging from 1 to 5 or more acres. It will contain design and performance standards relating to buildings, their placement, ingress and egress of vehicles, etc. One of the operations in the facility could be an industrial or office "incubator" for start-up businesses. The land on the west side of Patterson Road, which is currently a mixture of residential, warehousing, and some manufacturing operations, will continue to develop with that mix of activities. It is evident that there is a demand for combined residential and small warehousing or manufacturing operations on the same or adjacent parcel. This designation is intended to facilitate that demand in a controllable fashion. These will be regulated through zoning standards to minimize negative impacts between such uses. Warehousing/shipping operations will also occur on both sides, but particularly the north side, of the D&M switching yard between Euclid Avenue and Wheeler Road. The facilities here could function as central storage, shipping and receiving operations for the railroad. ..-104- • "' ' • • • • •I I I �I I I I I I I I I I I I I I I I I I I Overall the intent of the future industrial land use program is to remove smaller manufacturing operations, particularly along Euclid Avenue, from dispersed locations and concentrate them within the areas described above with improved design and vehicular access standards. Landscaping or greenbelt barriers should be constructed between industrial and residential/recreational land uses. Implementation Policies The actions proposed to control industrial development within Bangor Township are very similar to those proposed for commercial development, in the sense that they are both intended to attract investment into the Township, and/or expand businesses and industries already located here. · 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, labor force and physical characteristics of the area; and secondly, an analysis should be conducted to identify the effects (i.e., environmental, social and economic) these industries could have on the Township. This analysis would be incorporated in an industrial market study. The study would include the identification of industries by Standard Industrial Classification (S.I.C.) Code. These would be industries that would best "fit" into the area's existing industrial and employment base. Once those industries were identified, they would be prioritized for a marketing campaign. The marketing campaign would consist of a strategy to attract and retain those priority industries as well as retain existing industries. Some of the actions recommended to achieve the industrial goal are the following: 0 The Township should form a Local Development Finance Authority under P.A. 281 of 1986 to promote and oversee industrial development within the Township. This organization should work closely with the Planning Commission and keep the Commission informed of its activities. The LDFA 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 Bangor Township. Any marketing plan to promote the Township must consider the factors that affect the decision of a firm when conducting a business .., l 05- �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 at 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 decision. 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 Township to maintain updated information about its socio-economic conditions, and to prepare a brochure that could be sent to prospective companies when required. 0 Create some incentives in order to attract industrial investment into the Township, and retain and expand those industries already located in Bangor Township. 1111 1111 1111 ' The following are some of the incentives that could be established: 1. 2. 3. 4. 5. real property tax reduction, industrial revenue bonds, federal loan guarantees, joint ventures, and investment tax credits. The Township, through the LDFA, could establish a tax increment finance program for development of the industrial park. This could be combined with federal and state grant and loan programs to achieve a varied source of funding. 0 Encourage industries to enter into voluntary agreements to give hiring preferences to local residents and to improve training programs. -1 G6"-- •I •I I I �I I I I I I I I I I I I I I I I I I I 0 Research the potential for rev1v1ng the area's free trade zone designation (which it held at one point in time) and attempt to develop an operation and associated facility along the Saginaw River to actually utilize the trade zone designation (Detailed information on Free Trade Zone designation is available at the Township office). Financing Programs for Industrial Development The financing of industrial development in the township will come from two major sources: public and private. Within the public sector, funding is available from state and federal, as well as local sources. Private sector financing primarily consists of banks and other lending institutions and company capital improvements. -107- �I I I I I ~ I I I I I I I I I Parks and Recreation �I I I I I I I I I I I I I I I I I I I PARKS AND RECREATION The following Goals and Objectives are defined in the Township's 1990 Recreation Plan Update, which was extracted from the 1980 Land Use Plan. The primary goal (A) implicit in all other secondary goals is the desire of the officials and citizens of Bangor Township to develop and maintain an attractive, pleasant, clean, healthful and economically stable community environment. A secondary goal (B) assures the preservation of sufficient open space and the development of recreation facilities to adequately serve the needs of Bangor's present and anticipated population. Objective A. Seek means of expanding recreation programs and facilities designed to serve the needs of all segments of Bangor's population. Policies 1. Foster cooperation with adjacent communities, particularly in the coordination of land use planning efforts and in the provision of area wide recreation services. 2. Seek involvement in all State and Federal programs which can assist the Township in providing improved services and facilities to Bangor's residents. 3. Encourage the development of appropriate recreation facilities within each neighborhood. Objective B. Encourage, wherever possible, the development of public open space on a scale large enough to allow the implementation of a multiple use concept of recreation services. -108- �• Policies 1. Encourage the acquisition of land and a conservation measure to protect specific natural features. 2. Encourage the development of neighborhood open spaces to provide both active and passive recreation opportunities. 3. Encourage a Township wide development pattern that will provide for convenient and ample recreation areas throughout the Bangor community. 4. Encourage the development of recreation centers in the Township to provide for social interaction of various age groups. 5. Cooperate with other governmental jurisdictions to provide a full range of recreation facilities and programs. 6. Encourage cooperation with Federal, State, County and Local agencies in the preservation of open space as a natural resource. 7. Coordinate Bangor's recreation plans _with those of adjoining communities and the County as a whole to help avoid costly duplication and to create a greater variety of recreation opportunities. 8. Coordinate efforts of land subdividers and school officials in developing recreation areas and facilities. 9. Work closely with the County, State and Local recreation authorities in developing inter-regional recreation and open space areas. 10. Provide for the acquisition of park sites prior to the time that development preempts the land. 11. Preserve floodplains for recreation use wherever possible. 12. Encourage joint use of school sites and buildings. -109- • '• �I I I I I I I I I I I I I I I I I I I 13. Encourage subdividers to provide recreational areas in new residential developments. 14. Provide a variety of recreation facilities. 15. Stimulate interest among established groups, such as Parent Teachers Association and business service organizations, to assist the Township in assuring preservation of open space and recreation areas in Bangor. 16. Establish programs designed to implement the Recreation Plan goals, objectives and recommendations. 17. Encourage the utilization of drainage courses and utility easements for recreation purposes. 18. Wherever possible, incorporate drains as part of the community open space. 19. Develop design standards which permit drains to be incorporated as an integral part of a recreation area. 20. Develop design standards which facilitate easy drain maintenance. 21. Wherever feasible, develop pedestrian pathways and bicycle paths following drainage and utility corridors. 22. Make all recreation facilities handicap accessible. Land Use The proposed Land Use Plan provides the Township 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 Township with an open space system and with parks and recreation facilities that are accessible, affordable, safe and attractive to all residents. --110- �The existing park and recreation system in the Township will be expanded with the dedication of a number of additional areas. Primarily, this includes developing an additional public access site with a boat launch either on the Bay or Saginaw River. Another open space/recreation site would be developed around the old lighthouse on the Saginaw River. This could be an interpretive area and also include limited picnicking, as well as a boat launch. A boardwalk along the Saginaw River south of the Bay Harbor Marina would be constructed as part of the mixed commercial/ industrial development proposed for this area. • A linear greenbelt system would be established through the Township along the Consumers Power easement running east and west between Two Mile Road and the Saginaw River. In total, there would be about 4 miles of linear greenbelt within the Township. This could be used for both hiking and biking. The Bay City State Park and Tobico Marsh will remain as they are, with continued improvements for visitor access and camping, water-oriented and interpretive facilities. The existing elementary schools will continue to function as neighborhood recreation centers and the high school and junior high school, as community recreation centers, with running track, baseball diamond, gymnasium, exercise area, tennis and basketball courts, etc. Qualitative Description The intent of this Plan is to identify and formalize those areas of the Township that are to be used for recreation and open space preservation. The improvement and use of the Township's natural resources for the enjoyment of the Township's residents and visitors will substantially add to the quality of life in Bangor Township. The majority of open space/recreation activity will be oriented to the Saginaw Bay, utilizing the Bay City State Park and Tobico Marsh as well as an additional public boat launch and the Old Lighthouse area. The Township needs to work in conjunction with the County and State to ensure that land uses surrounding these State owned lands are compatible and that the shoreline is adequately advertised through appropriate signage along 1-75 and other major thoroughfares. The intent is to make the shoreline more accessible and widely known to the general public. The State Park and Tobico Marsh are currently being linked by a hiking trail along the abandoned D&M railroad. This should be well advertised to the general public. -111- • • • �I I I I I I I I I I I I I I I I The Old Lighthouse area would be opened to the public at the end of the extension of Wheeler Road. It would be the southern terminus of a boardwalk running along the Saginaw River to the Department of Natural Resources boat launch at the end of Shady Shores Road to the north. It would include parking, directional signage, possible tours of the lighthouse itself, and a boat launch with parking. This site would also be a terminus for the Township's east-west linear greenbelt system. The potential for shore (pier) fishing in this vicinity should be studied. Obviously, polices and programs would need to be adopted and administered to minimize abuse and vandalism. There are currently some major obstacles and constraints to opening the lighthouse property to public access, including the substantial amount of wetlands in this area and the close proximity to Dow Chemical. A major component of the Township's park/open space system is the development of a linear parkway /open space area in an east-west direction. This would utilize the Consumers Power utility easement through the Township. While it may not be possible to construct hiking/biking paths along the entire length of this greenbelt, efforts should be made to make those improvements wherever possible. Implementation Policies Open space, parks and recreation facilities are very important for a community, in the sense that they make life in the Township more enjoyable and attractive. The following are some programs that should be implemented by the Township. Equally important, the natural resources of the Township (i.e., shoreline and associated wetlands) are also economic assets in terms of both visitorship and associated commercial spending, and shoreline residential development. 0 Bangor Township should purchase several acres along the Saginaw River and Bay waterfronts to ensure increased public access to these resources and to complement existing State owned waterfront attractions. The property around the old lighthouse and the riverfront between the lighthouse and the existing Department of Natural Resources boat ramp and between the Bay Harbor Marina and the City limits for a boardwalk and development of a Trade Zone facility. I I I -112- �Research should also be undertaken to determine the potential for utilizing the Consumers Power easement for hiking/biking trails within the Township. To ensure those facilities, the Township 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 build upon the Township's Park and Recreation Plan. Funding sources could include the establishment of user fees and various grants from federal and state programs. Those grants include the Michigan Natural Resources Trust Fund which provides revenue for purchase and improvement of recreation property, the Land and Water Conservation Fund, which is a federal program for acquisition and improvement of recreation sites and the Michigan Recreation Bond program, which allocates revenue for recreation improvements. The Recreation Bond program, however, is expected to terminate in the near future, as revenues will be completely allocated. The federal Coastal Zone Management Program can also be used for park and recreation, or other public improvements, within 2,000 feet of the Lake Huron/ Saginaw Bay shoreline. All of these grant programs are competitive and the Natural Resources and Land and Water Conservation Fund require a current recreation plan adopted by the Township. o The Township Board could create incentives for the private sector to develop recreation facilities within the Township, 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 Township cannot immediately provide. In addition, in 1990 the Township Recreation Commission has established the following projects to be completed in both the short- and long-term. -113- • • • �I I I I I I I I I I I I I I I I I I I TABLE 13 BANGOR TOWNSHIP RECREATION PLAN SCHEDULED PROJECTS Short-Term Plan 1. John Glenn School, located on Kiesel Road Objective Funding Source 7 Lighted Tennis Courts Jogging Trail Remove 3 Existing Tennis Courts Subsurface Drainage Soccer and Practice Football Field Four Mini Basketball Courts Off Block Parking Lot Dugouts for J.V. and Softball Diamonds 2 Softball Diamonds Estimated Development Cost $154,000 42,000 7,000 16,000 3,200 21,000 70,000 TOTAL $313,200 2. Bangor Central, located on State Park Drive Objective Funding Source Subsurface Drainage in Playground Area Playground Equipment Relocate Ball Diamonds with Backstops Mini Basketball Courts Enlarge Parking Area, including Drainage TOTAL -114- Estimated Development Cost $25,000 15,000 120,000 3,200 31,000 $194,200 �TABLE 13 - CONTINUED 3. West Central School, located on East Wilder Road Objective Funding Source Subsurface Drainage on West Side of School Playground Equipment Walking/Nature Trail (1,800 L.F.) Par Course Fitness Stations (7 Stations & Signs) Relocate 4 Ball Diamonds Mini Basketball Courts Parking Lot Expansion (300'x40') including Drainage Estimated Development Cost $ 3,200 15,000 12,000 6,000 120,000 4,000 20,000 TOTAL $180,000 4. Lincoln School, located on corner of North Euclid and Lauria Roads Objective Funding Source Estimated Development Cost Basketball Court Expansion Relocate Ball Diamond Subsurface Drainage Remove Old Septic Field $ 3,200 12,000 4,000 2,000 TOTAL $ 47,700 5. Edison School, located on East Midland Road Objective Funding Source Remove Play Equipment Relocate Ball Diamond Estimated Development Cost $ 5,000 15,000 TOTAL $ 20,000 SOURCE: Bangor Township Recreation Plan - 1989 -115- • • • �I I I I I I I I I I I I I I I ,, I The following is the recommended long range program as identified by the Township Recreation Commission. It is an excerpt from the 1990 Recreation Plan. Long Range Plan It is recommended that a total of six separate recreational facilities be developed within the 20 year period. These include four neighborhood parks, one community park and one tot lot. Tot Lot It is proposed that the existing 1/2 acre site on North Union Road and West Lewis Street be developed to service the adjacent subdivisions. Proposed facilities include: 1. 2. 3. 4. Various types of children oriented playground equipment. Small parking area for approximately 10 cars. Landscaping and fencing around the outer perimeter of the parcel. Benches installed throughout the park. Neighborhood Parks It is proposed that four neighborhood parks be developed within the planning period. These neighborhood parks would be similar to one another and would provide recreational opportunities to each service area as shown on the following long-range map. A typical neighborhood park would contain the following types of facilities. Picnic Tables and Grills Pavilion Restrooms Landscaping Fencing Parking Facilities Playground Equipment Basketball Court Baseball Field I I -116- �Open Space Areas Tennis Courts Horseshoes Shuffleboard Jogging Trail Physical Fitness Exercise Stations It is proposed that the eastern service area be split as noted on the longrange planning map if population greatly increases within this area during the planning period. Community Park The long-range recreation plan proposes that a Township owned community park be developed to provide water oriented recreation facilities to all residents of Bangor Township. This park should include 50 to 60 acres situated on the Saginaw Bay.1 Facilities should be provided for a wide range of both active and passive recreational activities, most important are the following: Picnic areas along the waterfront Pavilions for family picnics and reunions Open space areas for volleyball, softball and flag football Park benches scattered throughout the park Trails for hiking, jogging, etc. Restrooms Various types of landscaping Parking facilities Shuffleboard and horseshoes Mini Amphitheater 1 The development of a section of Wenona Beach as a Township Park will generally fill this prescription of the recreation plan, although the site will encompass a substantially smaller area and will not contain areas for softball, flag football, hiking trails, or a mini-theatre. -117- '• • �I I I I I I I I t I There has been some discussion about utilizing the Bangor storm water retention pond area for a possible amphitheater during the summer seasons for outdoor concerts. This ± 60 acre site is approximately 20 feet deep with gradual side slopes which could be utilized for a seating area. The Recreation Commission is currently evaluating this alternative. 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. The community recreation component of the Environmental Bond Issue, passed by the residents of Michigan in 1988, is another potential funding source. In addition, the Coastal Zone Management program, a federally funded program administered in Michigan by the DNA, will finance coastal planning and capital improvement projects. Local funding sources for land purchase and/or site improvements include fraternal organizations, a locally generated recreation trust fund, and general obligation bonds. I I I I I I I 118- �I I I I I I Transportation �I 'l I TRANSPORTATION The provision of safe, efficient, and accessible transportation methods and facilities available to all residents of the community which are compatible with proposed land uses and minimize intermodel conflicts and negative environmental inpacts. f Objectives I A. Maximize the efficient use of existing streets and thoroughfares while providing for a variety of public-transportation modes as desirable alternatives to the automobile. B. Utilize the Saginaw River as a primary mode of commercial shipping while minimizing the impacts of such activities upon the Township's land uses, including recreation facilities. C. Implement street standards for new development which promotes optimum safety, traffic efficiency and design relationships and result in construction and maintenance economies. D. Maintain and improve the Township's existing road system to increase accessibility to developing areas, ensure high quality local, county and state roads, and an integrated efficient network of streets, bikeways and pedestrian walkways. E. Construct additional collector and local streets to improve access to the shoreline and open up additional areas for residential development. I I J I l I I I I I I I I Land Use The transportation plan for Bangor Township is formulated to achieve the goal of providing the Township with safe, efficient and accessible transportation methods and facilities with land uses and minimizing intermodel conflicts and negative environmental impacts. -119- �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 provide general transportation goals for all transportation-related activities in the Township, 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 Bangor Township, and recommendations for solving existing traffic problems, will help ensure a system which is able to accommodate future traffic as the Township changes and grows. Overall, the Township's existing composition of artery, collector and local streets will remain intact, with the major changes associated with extensions of major arterial and local streets into undeveloped areas and the possible upgrading and widening of Wheeler Road to accommodate additional traffic, as future development warrants. Since much of the eastern portion of the Township is still undeveloped, a specific street system does not exist within this area. Curvilinear street systems should be encouraged in future residential development to contribute to design aesthetics and deter excessive speed. Such systems should however, also be designed as to not deter interaction between various developments, but should encourage street systems among various residential developments to be compatible and allow for through traffic. All existing unpaved streets should be paved. Assuming a general increase in traffic volumes for each area of the Township in the near and distant future, a much more in-depth traffic analysis should be undertaken. This is especially critical for areas of the Township which are designated for more commercial development and higher density residential uses, such as Wilder Road, Wheeler Road, Two Mile Road, Beaver Road and Euclid Avenue, and which will carry more traffic. A more detailed study will also be able to include specific transportation 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 the County and with regional and state planning agencies. In preparing for the future, the Township must provide standards for adequate offstreet parking. As the Township becomes a regional commercial center, industrial and recreation development occur and more activities take place, an increased -120- • "• •I • I I I , �parking demand will be felt by both residents and visitors. Because of the diversity of activities in the Township the demands for parking will fluctuate (i.e., the greatest demand for parking spaces will not always occur during daytime business hours). Specific locations in the Township will have to be identified and improved as vehicular parking lots and new development (or alternatives to existing structures) should meet approved parking requirements as presented in the text of the Zoning Ordinance. The trend of commercial mall development occurring within the Township will help to provide an adequate number of off-street parking sites. The Township does, however, need to regulate the location and sizing of curb cuts, parking lane widths and other elements associated with such development. I I I I J I I I I I Most of the Township does not contain sidewalks and curbs. However, all new residential subdivision developments should be required to include these amenities. Sidewalk maintenance programs funded by both the Township and property owners should be used to ensure safe and functional walkways. Eventually, as residential densities in existing single-family neighborhoods increase, it may be reasonable to construct curbs and sidewalks in those locations. 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 community fabric - especially in a community with major lake and river shorelines. The harmonious functioning of these elements are essential to the Township so that a reasonable and efficient variety of transportation modes are available to residents and visitors. As Township streets are constructed or expand, ample provision should be made to accommodate bicyclists and pedestrians. Further, the Land Use Plan calls for a bicycle/pedestrian path throughout the Township which is free of motorized vehicles. To serve the residents who prefer (or are dependent upon) public transportation, the Township should work closely with the Bay Metro Transit system and the Council on Aging to maximize the areas serviced by that system. That includes locating multiple-family housing on major streets that can accommodate public transportation service. I I I -121.:. �Qualitative Description The previously completed Street and Road Analysis identified a number of problem areas in the Township. In summary, these include: Problem Areas 1. A need for an improved collector road system, capable of carrying a higher capacity of local traffic with existing singlefamily areas along the Saginaw Bay; 2. The need to upgrade gravel roads to a bituminous service; 3. Need for new local roads in Areas F and H to provide access to currently undeveloped areas; 4. The need to eventually widen Wheeler Road to accommodate increased traffic; 5. Need for improved traffic flow and safety along Euclid Avenue and Wilder Road. Proposed Changes (not identified in order of priority nor limited to these) 1. Widen and upgrade Wilder Road east of Patterson, to the Bay Harbor Marina, construct new access road fronting on Wilder to serve the proposed mixed commercial/industrial development along the Saginaw River. 2. Extend Wheeler Road east of Patterson and run into Shady Shores. This would not be a direct extension, the extended Wheeler Road would be located to the north of the existing Wheeler Road. Widen and improve Shady Shores to accommodate additional traffic. 3. Connect existing local streets to facilitate through traffic and easy access in residential areas. For example, create a road between Coyer Road and Mall property between Bangor Road and State .. 122- "• • �I I I I I Street; extend Ferris Drive between State Park Drive and State Road; and extend Meadow Drive between Lauria and Boy Scout Road. 4. Improve Wheeler Road to a three lane collector to accommodate traffic flow along the route and help alleviate potential congestion on Wilder Road. 5. Construct Two Mile Road to a four lane thoroughfare and connect the northern and southern portions of this road with a bridge across the Kawkawlin River and an overpass over US-10. This will help alleviate through traffic on Euclid Avenue. 6. Redo bridge over Kawkawlin River on State Park Drive and Euclid. 7. Negotiate with Consumers Power Company to utilize a portion of their utility easement within the Township for hiking/biking path. 8. Construct a interpretive boardwalk between the Old Lighthouse and the Bay Harbor Marina. 9. Construct sidewalks along Wilder Road, Euclid Avenue and Wheeler Road and other local streets within the Township, as requested by residents and businesses. t I I J I r I l 10. Woodbridge at railroad track (cross railroad). 11. Connect River Road with River Trail (over abandoned railroad). 12. Connect Kiesel to north Union, west of Darla Drive along storm drain. -123- �Implementation Policies Improvements in transit facilities such as streets, sidewalks, signalization, lighting and parking spaces, are a prerequisite for economic development. Fo_r this reason it is important to implement the following actions: o The Township should improve street conditions by instituting a street and roads capital improvements program. Special assessments, Act 51 revenues, and tax increment financing programs, as well as allocations from the Township's general fund represent various means of conducting street and sidewalk repairs and improvements. o The Township should ensure that new residential streets, especially those incorporated into PUD's and new subdivisions meet reasonable design standards. Curb cuts, especially along Wilder Road and Euclid Avenue should be minimized to allow for safe, efficient traffic flow. o Bangor Township should keep abreast of truck traffic volume on major thoroughfares and study the feasibility of designating truck routes within the Township as the need warrants. o All senior citizen housing developments constructed within the Township should be served by the County's bus system. o A comprehensive biking/hiking route should be laid out within the Township, utilizing separate bike paths and bike lanes in appropriate areas. o The construction of bicycle routes within the Township, connecting the shoreline with residential and commercial use, is an 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. -124- • • • �I I I I 'I I 'I l l l l 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 to this program. The Michigan Transportation Economic Development Fund is a 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 having roadway responsibility as well as to the Michigan Department of Transportation. There are six categories that qualify for funding: 1) highway projects related to economic development; 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, two, four and six would be applicable to roads in Bangor Township, particularly for the extension of Wheeler Road to provide access to the Old Lighthouse if it can be purchased and used as a tourist facility, and for road construction within the proposed industrial park on Patterson Road. -125- �I J I r I I ~ r I Public Facilities, Schools and Services �I l I I I I I I I I I I PUBLIC FACILITIES, SCHOOLS AND SERVICES 1 I I 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 A. Provide adequate public facilities (i.e., water, sewer, etc.) to allow vacant areas to develop according to the proposed land use plan. B. Ensure that all public facility improvements provide residents with the highest social and economic benefits with the least amount of negative impacts on the environment (air, water, noise, visual clutter, etc.). C. Maximize the extended use of existing schools and recreation facilities for year-round and evening use. D. Promote the development of, and opportunities for, post-high school education in the Township. E. Provide transportation and recreation opportunities in proximity to centers of student population. F. Encourage use of public school sites for before and after school child care. Land Use I I I I I Public Administration Bangor Township's government, which has been housed in its current facility on Wheeler Road since the 1960's is studying the feasibility of constructing a new Township Hall to accommodate growing needs. Such a new administrative center should be designed to facilitate a -126- �functional coordination among departments and accommodate future projected growth demands over the next 20 to 30 years. A new Township hall is proposed for the corner of Wheeler and State Park Road adjacent to the existing Township hall. Public Safety The Township Fire Department, currently housed in two separate facilities in two locations within the Township, will retain two separate facilities. Fire Station #6, on the corner of North Union Road and Webb Drive, will remain an active station with updating and expansion of facilities, if feasible. Fire Station #7, part of the existing Township Hall complex near the corner of Wheeler and State Park roads, would be expanded and modernized, taking over a portion of the existing Township Hall, administrative complex when a new Township administration center is constructed. This fire station would then house fire fighting operations, including structural fire prevention inspecting, along with building inspections. The balance of the Township Hall vacated by the Township administration could either continue to be used for community meeting/banquet hall activities, or rented out for office space to other governmental and non-profit agencies. The Fire Department would also construct and maintain suitable training facilities, including a fire tower. The Department will also improve its dispatch system by installing state-of-the-art alarm dispatch circuit facilities. Four pumper units should also be retained by the Department. The Township has recently purchased the services of a full-time deputy from the County Sheriff Department. This individual will work out of an office in the Township Hall. This arrangement will continue and be expanded as necessary to provide needed police protection within the Township. Schools Assuming the number of school children in the Bangor Township School system decreases over the next 3 years and then increases proportionally to the projected total population of the area, the school district will contribute an additional 54 to 613 students in the next twenty years depending upon the population projection method used (Method II or V). The existing facilities should be adequate to accommodate the increase. If however over 600 students are to be added, both the South -127- 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 Elementary and Edison School could be re-activated as elementary schools. John Glenn High School and the Junior High School would, however, likely have to be expanded to accommodate the increased enrollment. Educational administrators and staff should now be looking at different areas in the Township where new development is likely to occur, and the impacts such development may have on existing schools. Central, North and Lincoln Elementary schools would likely realize the greatest impact from new development. At the same time, consideration should be give to design standards for additions and/or new facilities at existing structures and grounds. Library Bangor Township does not currently contain a public library. Even though a significant demand may not exist for such a facility at this time, the Township should consider the potential of constructing a public library, either in conjunction with the school district, or the existing Bay County library system. Social Services Bay County Senior Citizen Office 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. The facility at the Township Hall is used to serve meals to seniors on a daily basis. Volunteerism 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. The Volunteer Action Center would continue to act as a clearinghouse for residents who wish to provide their time and effort in the community. .,.128- �II Medical Services Existing medical services appear adequate to serve the community. This includes the Bay Medical Center West Campus on Midland Road, emergency ambulance service, and various medical offices in the Township, including specialists as well as dental practices. The Bay Medical Center West Campus will form a nucleus around which private medical clinics and individual medical offices will be constructed. Rescue and first responder services, especially those provided by the Township Fire Department, should continually be upgraded and expanded. Emergency service for lake and river rescue operations should be upgraded and expanded as greater public use of shoreline warrants. The Bay Shores Nursing Home located south of the Bay Medical Center West Campus will continue to operate a 126 bed facility. It is highly likely that this nursing home will require expansion over the next 20 years. Water Supply and Distribution Network The Township's municipal water system, which is serviced by three water districts, is essentially considered to be adequate to serve the Township's needs over the 20 year planning period. The distribution system will, however, have to be extended eastward from Patterson Road to serve the new residential and commercial developments in this area as proposed in the Plan. The Bay Metro Water Treatment Plant in Bangor Township pumps and treats water for distribution throughout the entire county, except for the cities of Linwood and Auburn. This facility, which takes water out of the Saginaw Bay, can pump and treat up to 40 million gallons per day, although its intake capacity is only 20 million gallons per day. Because average use is about 10 million gallons per day, this facility should be capable of supporting additional development during the 20 year planning period. However, as need arises, water lines should be upgraded. To increase overall system efficiency, the Township, along with other local units of government, should encourage the Bangor Monitor Metropolitan Water Distict to merge with the Bay County water system. I I I -129- I I I -I I I I I I I I I I �I Sanitary Sewer System I I I I As with municipal water, the Township is well served by sanitary services. Eighty-eight miles of sewer lines and a sewage treatment plant were constructed in the late 1970's and went into operation in 1980. The sewage treatment plant, located on the northeast corner of the Wilder Road/Patterson Road intersection, has a capacity of 10 million gallons per day. Bangor Township has contracted to use 30 to 40 percent of the plant's capacity, and is the largest user of the facility. Frankenlust, Williams, Monitor and Kawkawlin Townships, along with the City of Auburn, are the other users. Since the plant operates on an average of 35 to 40 percent of capacity, it should serve the Township's needs over the next 20 years. The existing sewer collection system, identified on Map 10, covers the majority of the Township and sewers can be easily extended from existing lines to accommodate new development. The only major portion of the Township that is not currently served by sewer is the corporate holdings east of Patterson and north of Wilder roads. As with the water system, new residential and commercial development would require the extension of sewers into this area. Storm Water System I I I I I I I I I Because Bangor Township is located in a low lying coastal area, with a relatively large amount of wet soils, storm water runoff has been a major concern. The Bangor Township storm drain system is adequate to serve most of the existing developed areas south of the Kawkawlin River and west of State Park Drive. However there are areas which need upgrading (e.g., Woodbridge). Each new major development, however, such as commercial development along Wilder Road or residential subdivision/condominium development north of the Kawkawlin River, and east of Patterson, as well as industrial growth along Patterson, will require project specific storm water collection systems and retention basins. These will have to be constructed on a project by project basis, based upon the determined need by a registered engineer. A specific storm water runoff construction ordinance should be developed and passed by the Township to establish standards whereby a developer will be able to determine before initiating a project, whether a storm water collection and retention system will be necessary. The ordinance should also define the proportion of the cost of construction and maintenance -130- �. - - - •• - ••••••• ----- -- • --legend - - INTERCEPTOR SEWER •••••-- COLLECTOR SEWER FORCE MAIN '5' a.. I V'> z -</ Q 1 -----~----tj ---·--------•----~ /1,, -</ ~ I z <S>-</ )- I --' w --' I MAP 10 SEWER SYSTEM MAP @I Gove Associates Inc. �I I I I I I I I I I I I I I I I I the developer should pay, if the proposed system impacts areas outside the immediate site. Solid Waste Disposal In the future the Township 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 Township. Residential, commercial and industrial recycling should be encouraged. To facilitate recycling, the Township should study the feasibility of providing a collection facility for recyclable materials to the general public. Qualitative Description The Township'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 Township in attempts to attract new development and investment. At the same time, Bangor Township has limited financial resources to provide such facilities and services. Consequently, each facility and program that is proposed requiring Township funds should be thoroughly reviewed to determine if it can be efficiently utilized for more than one purpose. All of the Township government's real property should be maintained and improved to meet changing demands and functional design requirements. This includes a new Township Hall or administration office, which could provide the input for a new "Town Center" and expansion of Fire Station #7, using part of the existing Township Hall after the Township administration offices have been moved. Maintenance and (in the case of water, storm water and sanitary sewer lines) expansion of existing facilities should be the primary focus of municipal operation over the planning period. Implementation Policies To maintain, expand and, in some cases, upgrade the Township's facilities and services, the following implementation measures are suggested: o Develop a five year capital improvements program, utilizing Township officials and private sector representatives to provide recommendations for specific projects. -132- �o Review and revise, as necessary, the Township's policies and standards for new residential, commercial and industrial development as they pertain to municipal infrastructure. o Work with private developers to ensure that adequate senior citizen housing is available to all eligible residents. If the private sector is not willing or able to construct such housing the Township should work with the County Housing Commission or develop a non-profit housing corporation to build and manage a senior housing facility. o Continue to coordinate with Bangor Township Public Schools to maximize the use of the school district's facilities and programs, for the Township's residents. o Require that all major public works capital improvement projects be reviewed by the Planning Commission for coordination of consistency with this Comprehensive Plan. o Establish a periodic survey of Township residents to obtain feedback on attitudes and ideas and to provide a mechanism for positive public relations. o Establish a committee to study the possibility of establishing a library within the Township. Such a facility should be associated with the Bay County Library System. o Work with state, regional and local officials and organizations on a continuing basis to encourage an improved and acceptable level of water quality in the Saginaw Bay. Financing Programs for Public Facilities, Schools and Services At the state and local levels there are some programs that have been mentioned before that could be used by the Township to finance public facilities and infrastructure related projects. Community Development Block Grant Programs, administered by the Department of Housing and Urban Development, provides resources for infrastructure and public facilities improvements and home improvement programs. The Michigan Department of Commerce administers the Michigan Equity Grant -133- 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 program, which will fund up to $100,000 for regional cultural projects, such as libraries, historical projects and tourism facilities. A new library and acquisition/ improvements to the Old Lighthouse may be eligible projects under this program. 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 this 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 Township 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 Township to finance these programs. In addition special tax assessments could be used. The Township has a DOA in existence, which has instituted a tax increment finance program of street and sewer improvements, along State Road adjacent to the Bay City Mall. Similar improvements for industrial development, including a new industrial park, could be funded through the establishment of a Local Development Finance Authority, under P.A. 281 of 1986. This act allows for the establishment of the Authority, which is similar to a ODA, while being limited to industrial related public improvements. -134- �~ •• • • •I I I I I I I I I I I I Natural Resources/Energy Conservation �NATURAL RESOURCES/ENERGY CONSERVATION • • •I I I I I I I I I I I I, I I A harmonious relationship between the natural environment and the activities of the Bangor Township community, minimizing negative impacts of one upon the other to the benefit of both . Objective A. Continue to develop recreational and cultural opportunities along the Saginaw Bay and Saginaw River in a manner sensitive to the environment. B. Preserve and protect the wetland in Bangor Township 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 and ground cover. E. Recycle solid waste when possible and promote the conservation of nonrenewable energy resources. Policies 0 Continue to emphasize the shoreline and its linkages to the interior of the Township. 0 Adopt appropriate modifications (i.e., erosion control plan), and institute a flood plain management ordinance to reflect requirements of the Federal Flood Insurance Program, along with a natural resources management program. 0 Maintain wetland areas (marshes, swamps, bogs, etc.) as a naturally occurring habitat for many biotic species through the -135- �subdivision control ordinance and zoning ordinance, as well as property acquisition. Construct interpretive boardwalks through wetlands along the Saginaw River. o Provide for the retention of natural vegetation in all areas of the Township, primarily in areas with new development, and establish screening requirements for all new developments, particularly industrial. o Encourage upgrading the quality of water in the Saginaw Bay and Saginaw River through membership in the Bay County Community Growth Alliance, the East Central Michigan Regional Planning Commission and close contact with state representation and the D.N.R. o Encourage water-oriented activities/recreation in and around waterways, through public acquisition of waterfront properties, especially along the Saginaw River. As an alternative, the Township should require any new development along the waterfront to dedicate shoreline easements in specific locations for public use. o Encourage (and manage) public and private plantings to create and preserve aesthetic and functional landscaping in the Township, while maintaining the functional aspects of plant materials (microclimate). Such plantings should especially occur along major commercial routes (Euclid Avenue and Wilder Road). o Provide land use controls (zoning, site plan review) which permit appropriate flexible design responses to existing soil conditions and problems. o Preserve and protect the waterways in the Township by monitoring existing and proposed development for the type and amount of waste-discharge of any kind into the Saginaw Bay, Saginaw River and Kawkawlin River. o Continue to provide specific open areas in the Township, particularly in Areas F, G, and H (to retain the low density environment of these areas and protect wetlands). -136- "• • • • • • "• ",. I ~ I �• • •I I I I I I I I I I I I I I I I 0 Provide specific development controls to protect environmentally sensitive areas . 0 Promote solid waste recycling in accordance with the Bay County Solid Waste Plan. Establish a Township recycling facility and program in conjunction with surrounding Townships and the City of Bay City. 0 Encourage conservation of energy consumption in public, office and industrial buildings by adopting energy conservation measures in the Township's building and construction codes. 0 Encourage volunteer interest and involvement in recycling and composting in conjunction with environmental laws. Land Use The Future Land Use element of this Plan identifies those areas of the Township that are to be set aside for open space and recreation. The majority of that land (about 3, 160 acres) or 78 percent of all land devoted to open space and recreation will be preserved in its natural state. Although the future land use map designates most land in the Township as single family residential, much of this property, particularly in Areas F, G, and Hare to be low density in nature. Consequently, these areas will be more accurately left as undeveloped. Qualitative Description The system of open space and recreation land within the Township will be designated to integrate formal active and passive recreation with open space preservation and conservation. Existing parks within the Township will continue to exist and new facilities will be constructed too, containing amenities such as ball diamonds, playground equipment and picnicking facilities. Much of the existing railroad and utility right-of-way will be used as trails. In addition, interpretive signage and limited picnic facilities will be allowed along the Saginaw River. Implementation Policies The interior portions of sections in the northern part of the Township will remain relatively undeveloped, giving the portion of the Township its rural character. -137- �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 obtaining 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., opportunity costs that have been lost by not utilizing the land for its maximum development potential). The Township should set aside a certain portion of its annual budget to make energy conservation improvements to Township facilities as needed. Township officials, in conjunction with other Townships, should submit an application to the MONA, under the Quality of Life Bond or Solid Waste Alternative Program to obtain funds to construct an areawide recycling facility. -138- • • • • • �•• •• •I I I I I I I I I _, I I I I Shoreline Land Uses �I I I I I I I I I I I I I I I I I I I Shoreline Land Uses Because the Saginaw Bay and Saginaw River are such important resources that strongly influence the Township's natural and economic environments, a special section identifying the proposed land uses along the shoreline is presented here. While these uses are presented in various sections of the future development section of this Plan, they are described here to offer a more succinct "picture" of the various activities being proposed for the most important component of the Township 's land use. There are approximately 11 miles of shoreline in the Township, not including the Kawkawlin River shoreline. About 5-3/4 miles are along the Saginaw Bay and another 5.1 miles are Saginaw River shoreline. This extensive amount of waterfront offers substantial opportunity for diverse development. Much of the Saginaw Bay waterfront is already developed and the future land use plan calls for the maintenance and upgrading of those uses over time. Over 11,000 feet of the shoreline north of Euclid Avenue (M-247) is relatively high density single-family residential development. There are few vacant buildable parcels remaining in this area, and they will likely be developed in a similar fashion . While the Tobico Marsh is an important part of this area, the majority of the marsh is not directly on the shoreline. Tobico Marsh will continue to be improved with interpretive trails/boardwalks. Southeast of these residential subdivisions is the Tobico Lagoon. This natural area, which is part of the State Park and through which water from the Bay enters the marsh, will be retained in its natural state, with periodic dredging as needed to sustain the required flow of water. About 5,200 feet of Bay City State Park shoreline south of the Tobico Lagoon will also remain in public use, with swimming, boating and camping facilities. Another 3,800 feet of shoreline between the State Park and the Kawkawlin River will essentially remain intact as single-family residential (Lagoon Beach Subdivision). The only substantial change is the potential conversion of the Old Waterworks building and property on State Park Road to a condominium or planned residential/commercial development. This site encompasses approximately 12 acres. the occupants of this condominium development will have access to Saginaw Bay. The 3,500 feet of shoreline between the Old Waterworks property and the Kawkawlin River will remain in single-family development (Lagoon Beach Subdivision). Additional single-family development (Bayside Park/Donohue Beach Subdivisions) will continue to exist for another 1,900 feet southeast of the mouth of -139- �the Kawkawlin River. Immediately adjacent to the Bayside Park/Donohue Beach Subdivisions is the Wenona Beach Trailer Park. This site covers approximately 40 acres and contains one of the best beaches on the Saginaw Bay. The future land use plan calls for conversion of this area from a mobile home park to a luxury condominium development. I I • • Southeast of the Wenona Beach site is another concentration of single-family residential parcels, for a distance of about 4,500 feet to the mouth of the Saginaw River (Aplin Beach and Shady Shores). A state designated environmentally sensitive area and development adjacent to the shoreline should be limited and correspond to appropriate legislative standards. At the present time the two subdivisions in this area (Aplin Beach and Shady Shores) exist as relatively low density single-family development. Any future development in these two subdivisions should be closely monitored to ensure that environmental standards are adhered to. A new major road will be constructed in this area to link to Patterson Road and the extended Wheeler Road to save planned residential development proposed for the northern portion of the Dow property. At the mouth of the Saginaw River, the single-family development within the Sunset Shores subdivision will continue to expand, as demand for waterfront properties becomes more acute. The Sunset Shores Yacht Club will continue to exist to provide private slips for yachts and motorcraft. The Michigan Department of Natural Resources boat launch immediately adjacent to the Bay City Yacht Club will also continue to serve the boating public. This facility could expand by adding another launching ramp and expanding parking facilities, if needed. South of the Department of Natural Resources boat launch, for a distance of approximately 1,200 feet, is property designated for planned unit development. A new collector road will be constructed in this general area, linking an extended Wheeler Road with Patterson Road. This new road, including the extension of the Wheeler Road, will run approximately 2.2 miles, essentially forming a loop that will increase access to the shoreline. The shoreline along this 1,200 foot of riverfront would be purchased as a public easement and a boardwalk would be constructed here, providing a linkage between the Department of Natural Resources boat ramp south of Bay City Yacht Club and the Old Coast Guard Lighthouse located on Dow property about 2,300 feet south of the Department of Natural Resources boat launch. At the southern edge of the planned unit development, running south of and parallel to, the eastern extension of Wheeler Road, is the Consumers Power utility easement. This easement runs to the Saginaw -140- "" "• • • • �• •I I •I I I] I I I I I I I I I I I River shoreline and will be utilized as a pedestrian/bicycle pathway between the Saginaw River and Saginaw Bay. The old lighthouse is approximately 1,000 feet south of the Consumers Power easement. The area around the lighthouse, and including the lighthouse, could be purchased for public access. The lighthouse itself would be used as an historical tourist attraction, with parking and interpretive signage and picnicking facilities. The existing public boat launch could be expanded in this area, with separate parking facilities. Automobile access would be provided through an extended Wheeler Road. However, the predominance of wetlands on this site, and the need for the Dow Chemical Company to protect its operations from public access, provide major obstacles to opening up the lighthouse to the public. About 1,500 feet of shoreline south of the old lighthouse park site would remain in open space. This area is currently owned by Dow and would remain zoned 1-2 General Industrial. South of this Dow property, for a distance of about another 1,500 feet, the shoreline would remain undeveloped. Much of this area is wetland. However, this property may be purchased and used for expansion at some time in the future by Bay Harbor Marina. The Bay Harbor Marina, which encompasses about 20 acres and contains 425 slips, will continue to exist and possibly expand northward as described above, adding another 10 acres or so to its operations. The balance of the Saginaw River shoreline forming the Township's eastern boundary encompasses about 12,000 feet of river frontage, including a mooring area for larger tankers. This area currently houses storage tanks for various fuels and chemicals, as well as several older warehouse buildings. The future land use plan calls for mixed uses along this portion of the shoreline. These would consist of service and retail commercial establishments that would be developed around a nautical/waterfront theme and include restaurants, specialty stores (T-shirts, brass items, craft stores, etc.) and amusement operations. A public boardwalk would be constructed along the shoreline that would allow for easy visitor viewing of shipping (loading and unloading) and pleasure boating activities. The waterfront commercial development would occur in a linear fashion along the waterfront from an area generally bounded by the Bay Harbor Marina on the north to the D&M railroad on the south. Off-street parking, landscaping, walkways, and pedestrian lighting would be integrated into this development. Access roads off of Wilder road would also be constructed, separating truck traffic from automobiles. -141- �The existing storage tanks in this area would be retained or renovated with necessary precautions taken to minimize or prevent hazards to the adjacent commercial activities. Warehousing and limited industrial activities would also be allowed here, with renovated and/or new warehouse/manufacturing buildings, landscaping and access roads. The existing warehouse on Dow Chemical property in Section 14 adjacent to the river could possibly be revamped and expanded as a central facility for a Foreign Trade Zone operation. = The above description outlines the proposed uses for the Township's shoreline. The intent of these designations is to provide maximum public access while protecting the natural environment and continuing and enhancing the use of the shoreline for storage and maritime shipping. The prescribed changes will occur in phases over the 20 year planning period. -142- • �• • •II I ~ ~ ~ I I I I -I J Recommended Site Specific Land Use Changes �• •I I SPECIFIED LAND USE CHANGES The proposed future land uses designated for Bangor Township in this Plan are, for the most part similar to existing land uses, and have been described in Part II. There are, however, a number of areas that will incur changes in land use designations and those will likely be reflected in the Township's revised zoning ordinance. Map 11 is a composite of all of those proposed changes. ,. 'f I ll I J I I I I I I -143- �• , , __ ~ ~ ~ 7/ ~ ~ - ~ --, l- I LF" •N" \ .... t i ~ l . RESIDENTIAL (V) TO RECREATION COMMERCII\L 17 . 2 . RESIDENTIAL (V) TO CONVENIENCE CENTER 18 . MIXED RESIDENTIAL/COMMERCIAL TO COMMERCIAL 3. COMMERCIAL/Rl!!SIDENTIAL TO MIIED RESIDENTIAL/COMMER CIIU. 19 . RESIDENTIAL (V) TO MULTIPLE-FAMILY 4 . PUBLIC UTILITY TO PLANNED UNIT DEVELOPMENT 20. RESIDENTIAL (V) TO COMMERCIAL 5 . RESIDENTIAL TO HIIED RESIDENTIAL COMMERCIAL 21. INDUSTRIAL TO COMMERCIAL 6 . COMMERCIAL ' 22. OFFICE TO MIXED COMMERCIAL/OFFICE RESIDENTIAL TO CONVENIENCE COMMERCIAL INDUSTRIAL TO COMMERCIAL .,..,_ 1 . VACANT TO INDUSTRIAL 23 . COHHERCIA.L (V) TO INDUSTRIAL/COMMERCIAL 8. RESIDENTIAL TO MIXED RESIDENTIAL/ INDUSTRIAL 24. MULTIPLE-FAMILY 9 . INDUSTRIAL (V) TO PLANNED UNIT DEVELOPMENT 2S . RESIDENTIAL (V) TO MULTIPLE-FAMILY (V) TO INDUSTRIAL/COMMERCIAL 10 . MIXED COKHERCJAL/INDUSTRIAL TO COMMERCIAL 26 , SINGLE-FAMILY/MULTIPLE-FAMILY TO OFFICE 11 . VACANT TO INDUSTRIAL 27 . INDUSTRIAL TO MIXED RESIDENTIAL/ COMHERCIAL/INOUSTRIAl 12 , INDUSTRIAL TO COMMERCIAL 28 . MOBILE ROHE PARJC TO PLAHlfED UNIT DEVELOPMENT ll. INDUSTRIAL TO R!'.SID!:NTIAL 29 . RESIDENTIAL TO MIXED COMMERCIAL/RESIDENTIAL U . OFFICE/COMMERCIAL/RESIDENTIAL TO COMMERCIAL JO. COMMERCIAL/RESIDENTIAL TO COMMERCIAL 15 . R.ESIDENTIAL TO COMMERCIAL 3 1. RESIDENTIAL TO COMMERCIAL 16 . RESIDENTIAL TO MULTIPLJ!:-FA.MILY ~Gli\,""' 8-1,- - - --' ~ «n'•MTCffT ~ I MAP 11 RECOMMENDED LAND USE CHANGES ___ ..., @ Gove Associates Inc. �I I I I I Development Priorities ( ( I I I �•I I I I I I I I I I I I DEVELOPMENT PRIORITIES Now that the future 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 Township, 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 Township. The phasing program for the Bangor Township Land Use Plan is established according to 'development increments'. 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 Ill 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. These priorities are intended as general guidelines for the Township in establishing scheduling of projects and undertaking detailed analysis and evaluation of those projects. The Township'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. I I I I - -145- �TABLE 14 SCHEDULED PLANNING DEVELOPMENT Development Component 1. Single-family subdivision and multi-family development (Areas A & F) Infrastructure/Public Improvement Water system extensions, sanitary sewer extensions, storm sewer improvements as needed, as well as roads 2. Commercial development along Wilder Road, Huron Road Improved curb/gutter and curb cuts 3. Construct new Township Improved curb/gutter and curb cuts Hall/Fire Station 4. Industrial Park Construction 5. Purchase former D&M right-of-way as linear greenbelt 6. Development of a boat launch on the Saginaw River Phase Roads, curb, gutter, water distribution system, sanitary and storm sewers (i.e., retention pond if necessary), underground utilities, street lighting, site preparation Initiate negotiations for purchase of limited right-of-way width; construct/ improve base with appropriate material Purchase of property and construction of boat launch and parking area by q 1 ~ ~ 1 ·1 ~ MONA ] 7. Use of Consumers Power easement as linear bikepath Negotiation with Consumers Power I 8. Commercial development/ Sidewalks, landscaping redevelopment along Euclid Avenue/Wilder Road I 1 I -146- �•I I I • -I I I -I I I I I I TABLE 14 - CONTINUED Development Component Infrastructure/Public Improvement Phase 9. Single-Family /Multi-Family Development Continued sewer /water system expansion as necessary II 10. Re-use of Dow Chemical property for Planned Unit Development Negotiations with property owners for re-designation of properties II 11 . Commercial development along Wilder Road, Huron Road Sidewalks, landscaping, pedestrian street lighting II 12. Development of Patterson Road as industrial/ residential Improvement/widening of Patterson Road, curb and gutter II 13. Bikepath linear greenbelt Construction of appropriate trail bed improvement near Consumers Power right-of-way II 14. Purchase and improve portion of Old Waterworks property Landscaping, parking, picnic facilities, playground equipment, restrooms, private development 111 15. Single family /Multi family development Extension of water /sewer lines as needed 111 16. Development/improvement of shipping facilities along the Saginaw River Designation as foreign trade zone, 111 construction of associated offices/ warehouse, road improvements, landscaping I I -147- �TABLE 14 - CONTINUED Development Component Infrastructure/Public Improvement 17. Develop collector road system along east side of Township Extension and improvement of Wilder Road eastward near river shoreline, construction of 'loop' road adjacent to river and connect with Wheeler Road at Patterson, improve water and sewer Ill 18. Improve Two Mile Road Extension and widening of Two Mile Road as a through-road to Beaver Road 111 19. Development of Township sports/recreation complex Construction, in conjunction with organized non-profit sports organization baseball diamonds, soccer fields, outdoor ice skating rink, tennis courts Ill 20. Residential development (Single- & Multi-family) Extension of water /sewer lines as required; construction of water, sewer, storm sewer facilities, utilities, local roads and sidewalks to serve planned unit development east of Patterson Road. Ill 21. Public linear greenbelt Construction of interpretive boardwalk; along Saginaw River, landscaping improvements, lighthouse wetland interpretive area; purchase and improvement recreation oriented parking; lighthouse attraction development, including purchase of property around lighthouse as open space/preservation area SOURCE: Gove Associates Inc. -148- Phase 111 �•II I Implementation I I �I I I I TNING PARTICFANTS QSECONlARV ,_ ... ..."' ...>- ...:z:a: ...< -~ ...Is :z ... > ...- -... < a: ... ...:z-a: :z :z ... -B :a: ...... -:z- ... ...:z~ ... :z- :z :a: :z :z -... < - -"' ~_,_, B< -:a: - ... 0 ::c -... :z :::, 0 :z ...-< ...>- "'a: -...~ -:z:~ :z... ...< :z 0 :z TABLE 15 0 (II (II IMPLEMENTATION SCHEDULE u :z 0 < 0 ACTION NATURAL RESCXJRCES/ENERGY CONSERVATION Emphasize shoreline linkages to interior areas Institute a Floodplain Management Resources Management program Ordinance Maintain wetland areas; wetlands interpretive construct along with a Natural boardwalks through Provide for retention of natural vegetation; and establish screening reauirements for industrial development Encourage water oriented activities/recreation in and around waterways Encourage and manage public and private Provide flexible landscaping land use controls Monitor existing and proposed development river and bay for waste discharge into Provide for open spaces - Following the recreation/transportation recorrmendations in this Plan, meet with Consuners Power Co. and owners of abandoned D&M Railroad right-of-way to describe the program · and begin negotiations for acquiring easements within the railroad right-of-way Contact Saginaw River shoreline property owners and negotiate for property acquisition Submit Grant application to MDNR for easement acquisitions and improvements and shoreline oropertv acQuisition and imorovements Research existing Floodplain and Natural Resource Management Ordinances as basis for Townshio ordinance Draft management ordinances for adoption by the Township Board Adopt a Township pol icy encouraging maintenance of natural wetlands along the shoreline Identify desired shoreline wetland areas for constructing boardwalks Contact existing sliorel ine wetland property owners to discuss public access via boardwalk Discuss easement purchase or lease agreements If property owners willing to sell - or lease, design boardwalk system Submit to MDNR for acQuisition/construction grants Develop and adopt natural vegetation and screening requirements for for inclusion in Township subdivision control and zoning ordinances Fol lowing this Plan curchase designated waterfront property for public access Design and develop a signage program directing v1s1tors to the shoreline Promote corrmercial/residential/public access along the shoreline in conjunction with this Plan; contact developers Revise zoning ordinance to promote and accoomodate increased public access to the shoreline Adopt a pol icy of greater Township involvement in initiating private shoreline improvements in accordance with this Plan Develop and adopt landscaping policies in conjunction with the county Road C011111ission and other public/semi-public utilities Incorporate landscaping standards in subdivision control ordinances and Planned Unit Development regulations Study various performance standards and slowly incorporate into the Township's Zoning, Subdivision and P.U.D. Ordinances over time Purchase necessary equipment and participate in required training over time to acininister performance standards. llork with the Bay Metro Sewer District to define impact of future industrial, corrmercial and residential development upon the capacity of the treatment olant Identify potential problems of treatment plant operations associated with existing development and work with llastewater District to remediate problems Research and adopt policies and programs, if necessary, to more efficiently dispose of wastewater Incorporate large lot standards within the Township Zoning Ordinance in accordance with this Plan Encourage new residential developments to retain open spaces and natural areas through subdivision controls and Planned Unit Development regulations 0 u w :a: ::c :::, :z :z < 0. w :a: 0 w > w 0 0. 0 w > w - - ...- ...~ al POLICY 0 0. -_, _, ... 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Bz 8"' ...~ ... - _, - ... z < :z 0 ... ... ..."'- ...... ... :z - -... :z:a: :z :z<a: :z :z :a < ::;: :a: _, _, ...:z > ............ ...5>a: :a: a: _, >...- :z:a:...... :z< :z Cl 0 w w a: a: (II :z :z 0. :z > w C ... < 1• • • • �•I I I I 0 SECONlAR'( >- -... a,: 0 I :z 0 :z 0 ...-< ...>- -... -!5 ... ...< :z 0 TABLE 15 - Continued 1/1 1/1 ::E IMPLEMENTATION SCHEDULE u ... < ... ... >...- :a:w < < ... :..: ... ... >w -... -...i:!l -... 8 "'< < ...< -... -z -... ...:a:w ...< -z -- "'......~ < :a: -......z :a: > ...<...... ...>- -<-' ...B < ...< z w ... 5 - < :a: "' a :a: ... - RESOJRCES/ENERGY CONSERVA Tl ON controls - Contirued for environmentally Promote sol id waste recycling in accordance Bay County Sol id Waste Management Plan Encourage with the energy conservation - Encourage volunteer recycling llork. with the DNR to identify areas that are environmentally sensitive and develop specific development controls within the Township Zoning Ordinance Review County Sol id Waste Management Plan Identify elements of the sol id waste plan that the Township should incorporate Contact appropriate vendors to initiate interest in recycling program Identify details of recycling program Encourage Township subsidy or $25/per household per year ( in accordance with State enabling legislation) to institute curbside recycling Promote recycling/resource recovery education programs within Township Undertake an energy audit for all Township buildings Make necessary irrprovement!> 6S identified by the audit Establish pol icy encourssing all new construction/renovation to be energy efficient Incorporate energy efficient requirements in Township Buildings, zoning and subdivision codes Advertise for/contact individuals and organizations that may have an interest in recycling Hold organization meeting to establish program goals and structure; legally incorporate volunteer recycling organization Submit application for Grant funding a,: 0 :,:: u ::, :z w :z :a: w u w u :z < :z Q :z 0 -' 0. >-z - ...- ...z~ ...~ ...~ ~ ~ :c 1/1 :c 1/1 :z :z -' w > w Q ::, -' u 0 -' ::E Q a,: z < u z 1/1 < 0. 1/1 :z < :c u "':a:w 1/1 1/1 0. 0 -' w > w Q ...- u u < 0 >- "' >- -' :z -...-... ...a ::, u :c u Cl B - ...8 :c 8 u ::z: "' Li w w ::z: 1/1 z a,: ... Q -' (/) < w "' w w z 0 ~ ... "'... • • A D A A • D •D :z ... w :,:: Cl B :,:: "' I- - X 1/1 :c :,:: Cl B B a,: "' :c :c Cl ... I- :z w w w > w -' w :z ... X 1/1 A a,: Cl 0 I1 A A D A D A D A D A D A 1/1 w :z w ::, > w w 1/1 1/1 w Cl 1/1 1/1 -151- :c ::, :z 0. 0 -' w w Q 0 -' w Q 0 -' 1/1 :z 0 ::, a,: a:, Q :z Cl :z 0. :z :z 0 u 3 :z ..... Cl w Cl (/) a,: -' :z 0 a:, 0. :c u :z ::, w 1/1 :z Q (/) 1/1 w 1/1 :z u (/) :z a,: Cl :z - - - "' - - a "' -' "' < :z "':zw Q :z w w u -' a:, 1/1 ...< X < -' < u w 0. 1/1 >- :a: :z :z N < :z u < Cl Cl ::, ..... :,:: :c :a: I- ~ u :z u X i Q • • •• • •• • • • • • • 0 A D :z u :z A D Cl 3 > ::E Q "'w w Ill Ill - !5 -ti i~ ..."' !5 w :z ... w 0 1/1 ...>...... w :: ... :z w - 0 ... 0. - 0. a,: u :: 0. · a::i NATURAL a,: 0 1/1 :z :z 0 0. a,: Provide specific development sensitive areas 0 0. ::, I < a,: 0 0. a,: < 0 Q ACTION a,: -... :a: :z w 0 z -' w -' :a: :z > w 0. w 0 < Q > w Cl :z POLICY t I RNllNGSCXR;E .PFIMARY :c I I I i TMNG (YEAR) PARTICIPANTS :z < c.:, u :c u :a: :a: -- 0 1/1 ::, a:, I- -' -' z ~ (/) < Q ... .... 0 C :E �I I I I I I f I i TUNG PARTICIPANTS RNllNGSOlR::E ltPHMARY (YEAR) QSECONlARY' -...•"' 0 ... ::c -...<~ :z ~ TABLE 15 - Continued 0 1/l 1/l IMPLEMENTATION SCHEDULE ::i: ~ (.I t:I 0 ACTION RECREATION Purchase acreage along the Saginaw River and Bay for public access Purchase/lease railroad right-of-way for hiking/biking trails Create incentives facilities and utilize Consuners Power for the private sector to develop recreation Adhere to policies identified in the Township's 1990 Recreation Update TRANSPORTATION l!ll>rove and maintain the condition of all streets Ensure new residential Study the feasibility Plan streets meet design standards of, and design, designated truck routes Ensure senior housing development and activity centers are served by Metro and Senior Citizen Bus systems Plan for, and develop, separate bike paths and bike lanes Connect the shoreline with conmercial biking/hiking paths and residential development using Identify appropriate sites according to this Land Use Plan and apply to the MDNR for grant funds within the time schedule identified in the Plan Set aside a soecial fund account for public access property acquisition Contact existing railroad R.0.11. owners and identify purchase price easement for 15 ft. easement Apply for grant from MDNR for acquisition (in phases, if necessary) under Nat. Resources Trust Fund, Lawcon, or Rails-to-Trails Program Contact Consuners Power to obtain permission to use their right-of-way for public trail system Request assistance from Consuners Power to fund i!ll>rovements Establish subdivision control ordinance allowing for higher density development or other incentives in exchange for construction and dedication of recreation facilities by the developer Keep abreast of new state coom.mity dey-l!topment legislation and apply such planning and zoning legislation (growth control techniques) to develocment in the Township Establish meetings between the Planning Coomission and Recreation Coomission to coordinate and i Ill> l emen t recreation i lll>rovements Undertake a COl11)rehens i ve study of the condition of all major and local streets within the Township and work with the County Road Coomission to identify and schedule maintenance, repairs and i!ll>rovements Program expansion of the Township's road system in conjunction with this Plan Work closely with the County Road Conrnission to ensure design standards will meet local needs Incorporate general street design standards within a Township subdivision control ordinance Using this Plan as a guide designate a subconmi ttee of the Planning Conrnission to identify potential truck routes and the feasibility of designating those routes Work with the County Road Coornission to iIll> l ement truck route designation of identified streets Limit new senior/handicapped housing and activity centers to properties easi Ly accessible to existing bus routes Establish a subcoorni ttee of the Planning Coomission to identify existing streets for widening to acconmodate a bike lane. These routes would be part of a comprehensive, coordinated Township biking/hiking system Utilize, in conjunction with this Plan, designated railroad and utility rights-of-way for bike paths Apply for MDOT and MDNR grant funds for construction and i!ll>rovements for bike paths and lanes Same as above 0 ..... w :E c.. ....w 0 (.I w :z < c.. :E c.. 0 c.. • > :z w ::c :z - - ...- ... 1/l w ....0w z ... 1/l 1/l ""w li :E ~ u 0 w w 0 1/l 1/l w 1/l 1/l ...- ... > ...u i: -"'... z~ :z ::c u < 0 Ill 0 :z c.. • 0 "" ~ ..... ::c 0 < .... • _, Cw :z :z :E :z < u w .... :z 8 u u w > ::c "' ....~ ....~ u~ 0~ ....0 ""w::i: 0w ::I u u w :z0 ~ ::c 1/l 1/l ::I • • • • • • • • • • • Q w t:I ...- ... - -... -... a "' "' (.I ... w ::c "" .... w ::c t:I B B ::c "" t:I > w Ill w w ::I :z w > w )( "' ....C "' w :z 1/l t:I :z w w w 0 0 0 A A A D 0 .6. 0 • A D • A A 0 A 0 A A A A A A A D 0 :z w w u :E :z :z :z :E (.I w c.. 0 1/l 1/l w w w 1/l 1/l C ...J < u w "' 3 ::I :E w w 0 :z t:I 0 ID w :z 1/l c.. ::c (.I w ::I :E 0 :z 0 :z :E 0 1/l 1/l :z 1/l :z 0 (.I ....... 1/l :z t:I :z 0 :E :z u - - - ........ 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TIMING PARTICIPANTS sou:ce A.NllNG .PRMARY (YEAR) QSECONlARY C, ...• °'... ...- ...zw a. :..: -' w 0 :c z :::, -... 0 z -... ... - "" -"" 0 z TABLE 15 - Continued 0 (II V) - IMPLEMENTATION SCHEDULE :I: ~ u C, 0 SCHOOLS AND SERVICES PUBLIC FACILITIES Develop five year Capital Improvements Program Review policies development for infrastructure and standards Ensure senior citizen housing is available Maximize use of School District's related to new residents and programs Establish after school day care program using school Require Planning Conmission illl)rovement Projects Establish Establish annual Conmittee facilities review of major Public Works Capital survey of Township residents to study establishment Work with officials and organizations quality in the Saginaw Bay of a library to encourage 0 -' w a. a. >- :c :c 0 improved water Identify all cap i tal improvement programs and submit list to a l l Town· ship Dept. Heads for review· request Dept. Heads to add to or change List and submit to Township Planning Comnission and Board for 5 year Capital Improvements Program adoption Meet with County Road Conmission, Sewer Authority , Water Districts and Utilities to identify appropriate standards for infrastructure placement, adopt those standards for new development within Twp. Utilize existing Senior Housing Market Study to attract senior housing developers into the Township Work with the Bay County Senior Citizen Center to identify housing needs and creferred senior housing locations Coordinate efforts among the Plng. Coomi ss i on, Recreation Conmission, and School District to ensure the recreation goals and policies identified in this Plan and the Twp. Recreation Plan are achieved Provide for greater "after hour" and weekend public use of School District recreation facilities and programs Contact School Board to discuss potential Distribute questionnaire to School District families to establish extent of need If adequate demand exists, organize volunteer (or paid staff) program Send memorandun to County Road Conmi ss ion, Water Districts, Sewer Authority, and other public entities operating within the Township requ1 ring them to submit descriptions to the Planning Conmission of all public improvement projects occurring within the Township at least 30 days prior to construction Develop short survey questionnaire to distribute to Township households with tax statement each year. Use results to assist in forrwlating annual capital illl)rovements and operating budgets Send separate questionnaire to businesses located within the Township to determine needs and concerns of local businesspeople Include inquiry as to potential demand for a conm.mi ty library in the Township in the above-mentioned questionnaire Contact the Bay County Library District to determine feasibility of establishing a separate library building within Bangor Township Apply for State or Federal Grant for construction Meet with the Bay County Growth Alliance and East Michigan Regional Planning and Development Conmission to identify steps that may be taken to initiate local efforts at improving water quality Form, in conjunction with surrounding conm.inities, a Blue Ribbon Task Force to address water quality problems Adopt and i Ill) l emen t local policies in coordination with surround i ng townships, cities, Bay Co. and Saginaw Co. to illl)rove water quality 0 z w :IC a. 0 -' w > w -z -z ...-z ...zz~ ....~ ...~ ~ ~ • • • • • • • • Vl V) 0 :::, :I: u to all eligible facilities w :IC a. a. -' >- ....:::, ""u0 :c ....z ...< < a, ACTION z 0 a. > w ""<0 POLICY -zz < 0 ""a.0 I ....u w u z ...zw Vl w 0 -' w > w -' < u 0 -' :I: z ~ u u < a. a. 0 z ~ Vl V) :IC (II ....z ""a.w Vl < :c u w "" :IC 0 -' w > w 0 z - - -... 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V) A • ......z z w < C, )C 0 A 0 z < z ""0 :c .... :::, ...z ....z ""z :::, :IC A A A A u 0 -' a, u 0 D Vl u ,c A D D D z "" "" uw -' "" < z w ""z w )C X 0 w z :c :c < w :c V) :c C, -"".... - -... .... w C, 0 C, >- ......w z....~ w -...> ...z ...a 8..."" 8 ...""w 8..."" ...""zw zw > ... ...~ ..."" - ww - en en z: --.... ...a 8 "' -' >- ,c "" 0 u z < z ,c ...z ,c 0 0 C �RNllNG somcE .PAIIAR'( 0SBXNWff TIMING PARTICIPANTS • •· I I I I I I I ~ -.... >- ...~ :z: -...g i!l z -... ... CII CII 0 ~ - "'"' -...3 0 TABLE 15 - Continued ::E: u C, -zz z 0 "'<0 ....< m ACTION RESIDENTIAL Contact private developers, study possibility of public/private partnership for low/moderate income senior housing Give priority processing Conduct market analysis of senior family housing for distribution to developers Contact potential developers to discuss investment in senior housing Establish this pol icy within Township Acininistrative Depts. especially zoning and building departments Work with Michigan D.S.S. to promote the housing opportunity program within the Township Contact local lending institutions, real tors and other interested parties to discuss ootential of creatinc:i nonprofit corooration Contact and work with USC to finance new affordable housing units Establish cormunity Development Corporation Under P.A. /' Establish paint-up/fix-up Cafll)8ign Provide for semi-annual Township trash collection Encourage volunteer maintenance service, using donated dollars or Townshio financed suool ies to housing projects Promote home ownership Establish nonprofit Housing Development Create COIIIIMlity Development Encourage Home Maintenance Corporation Corporation ~ :z: u w :::, C ::a: Q. w 0 w > w Q. 0 ....0w Q. Q. ::c ::c Cl) CII ...~ ...~ 3 u > w >- 0 :::, ::E: ~ ~ u 0 C, u w u z ~ C w :a: Q. ....0w > w 0 ....< u ....0 - - - ii: ... ... "' ... "' - -...l!i < .... .... ... 8 "' ... i3 "" "' "' CII w z < Q. en z < :z: u w ::a: D D D CII w Q. 0 w > w 0 en ::E: u 0 ~ < u 0 >- :: ~ >- u ..I Cl a w :::, w z 0 w w ::c Cl :z: C, :z: :z: Cl :z: )C z CII CII C, A A A • • D D • • • A A A A A A A A A A A D z w > w )C w A A A D w "'.... C :z: A • C w :z: w :c u u w :z: 0 w :JI z A A A A A C CII w "' w •• • • w w u )C C w I DDA Search Conrnittee Develop coomercial to contact private commercial market study - I t Establish program to control commercial investment developers the type, location and timing of new Establish conrnittee structure to ensure appropriate filling of vacant retail and office spaces and Euclid Avenue and Wilder Road corridor i""rovements Involve DDA and Euclid Avenue Merchants i""rovements and special events Association in public Organize subconrnittee to address conmercial attraction and retention programs Develop and adopt short- -1.:d long-range commercial attraction programs Utilize DDA and other local revenue to fund a coomerci al market study to identify the best mix of conmercial businesses along Euclid Avenue and Wilder Road Contract with a coomercial market analyst to conduct the study Develop, in coordination with this Plan, a zoning ordinance that will promote commercial development in a controlled growth sequence (commercial "in-fill 11) Using Mkt. Study as guide, contact potential businesses best suited to Bangor Township for expansion in Townshio Develop promotion Ca""8ign to market Bangor Township for retail/service commercial relocation and expansion Organize special events conrnittee from these two organizations and provide funding for promotion/special events program events coordinator Hire part-time promotions/special Establish conrnittee to work with Township to identify and promote public inrirovements alonc:i Euclid Avenue and Wilder Road INDUSTRIAL Form a local Development of 1986 Finance Authority Create incentives to attract new industries existing industries (LDFA) under P.A. 281 and retain and expand Encourage industries to give hiring preferences i""rove training programs Research potential for revising to local residents and the area's free trade zone designation Identify ootential members and reauest Particioation on LDFA Form LDFA under P.A. 281 and identify LDFA District boundaries Develop and adopt LDFA Tax Increment Finance Plan and Program Conduct an industrial base targeting study to identify the types of industries that would be best suited for Bangor Township Hire a part-time coordinator to work closely with the Bay County CGA to attract industry into the Township Establish a program whereby industries will voluntarily agree to give hiring preferences to local residents linkages for job enhancement Establish industrial/educational (institute a cooperative venture pro~ram with Great Lakes com. Col.) Contact the Dept. of Com. to identify the requirements for instituting a free trade zone and the current free trade zones in the area If the potential exists for establishing a free trade zone, pursue the appropriate steps for designation and identify a site along the Saginaw River as a Port of Entry • • • • D D • • • C A A A • • • • • • • • • • 6 A A A A 0 0 • • • • • • • A A A A • • 0 A 0 -154- CII u en CII :z: w C CII Cl CII u Q. en C :z: u :z: u :z: u CII • •• 0 0 • • •• • • ••• ••• •• A I 0 C, 1• A • u >- u CII •• A A A A >- Q. w • 0 0 A A • • C 0 • • A D D • • • • • • • • C, 0 COICERCIAL Establish m w :E CII 0 C, C :E CII :z: M C, >- ... a a "'... "' ... a ..."' ..."' z zw > ... ...~ ..."" - ....ww :z: u (/) Q z :::, w > ,-. tr: CII w Cl) Cl) ~ u ...... ......z :: zw z ~ CII D D D D • • >- C Q. :E ...- ....wz ....z "" ~ & .... ~ !.... ... ;:: ... ... 8 z i w~ ~ ~ .., ... ...m "' ... "'.... z "' ... ! z u z z z ...w !~ "'< ....< -a -zz !.... z z -...... enenz ..,>w~ ..,....... ... - .... enen~ ...z~ z ...z 5 -z .... zw en "" w i ...... ! .., ... i!!i z z z "' ... .... ii z ~ z ~ ~ ~ - w i z""...... - - -u ........ i 0C a :E ... i :iii: z z ~ ... ...z C ... ...z -...zz ...z .... -z -z ...-z z...z~ Q. - < ~ z IMPLEMENTATION SCHEDULE POLICY >- i 00 • • •• 0 �IMPLEMENTATION •I I I I I I I I The following Implementation Schedule relates recommended programs to participants, project phasing and funding sources. The programs are in conformance with the policies identified in the various sections of Part II of this Plan, while the action associated with each program is a more specific performance or exercise intended to carry out that program. The participants that are rnsponsible 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 Township 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 included in this Plan. I I I I I I I I -149- �Appendix A Planning Areas I �0::: 00 !:: ,c( 0 a:: Zo :::E DODII • DR. z z KIESEL ROAD MOS �WHEELER "• • • • • •I •I I - C PLUMMI j \1 ci 0 :x:: a:: <( Cl. ~ ~ (/) J• 0 ::J (.) ::, w JI WILDER ROAD CITY OF BAY CITY ~ u I I I I I -I ROAD ><( m LL. 0 ~ z z . ;:i iJ F T. u �KIESEL ROAD z w 0 z I •I • •~ :J NORTH . ! 0::: 0 I- z 0 :::E 1 Cl a::: < :::c LLJ _J (.!) z LLJ �•I I I I I I I I I I I I . ~ C 0::: 0::: ~ z (/) (!) ~ 0::: 0 c( :::c: z z 0 ~ (!) zw ~ C c( MIDLAND ROAD 0 0::: ~ WHITE FlSCHER ROAD MONITOR TWP. �• • • • • • • • • I I I I I I I I ·BAY CITY STATE PARK ~ a:: < a. BOY ZIMMER ~ C < 0 a::: a::: 0 C, z < CD = �! LAURIA •=-•~- =-=~-~~p .1"1rr ~ ROAD LAURIAROAD \ CRAMER ~ , - 1 -- J BOY - SCOUT r fr;o~ ~ 7§ DUND;~ R ~ RO -- Jt t~ j C •i J ~r •C~( ~.'.'t:l - KE JI_~'\~ ' ' 0 .,: 0 er is:z '"" ,F ,i 0 ."'" er le ~ '~- ~ WHEEL£R ROAD ~ "' WHEELER ~ PLUMMER 0 1d: ~ " "' gj ."' RICHMARl<lf LN . ~ l n ;,; "' ~ ~ ~ ~ ~ HUSREN : ] [ "' 3 "' II~ r~ le ~ ·~ "'0 ZANDER RO . --= ' =----=fL _ SHERRY CT.\ \ KUERBITZ OR. = . - Jl '& ."' ~r~ ~ ·-·-··--·-e ,, f ,\ WILDER ROAD CITY OF BAY ctTY Ytfl])i CITY OF BAY CHY CI T 1 vt BAY CITY C i- u >- ~ is /: l3 KIESEL fcb ROAD cRESTWOob ffi rtill n1· l1FUir°11- - - _1. - -- RD. SAGINAW RIVER CI TY <Jr bA'r CITY �• I.•• •• IF=========~~;~;==~;:~===========! BEAVER ROAD BAY CITY s·rATE PARK ~ t_n ~ . a:: JJi_ll_ I I ~;~~~ COTT DR. ··•-••llll!L•A!l!IU~R~IA•! lllil!R!!IO!IIAll!!D•--------~l===========L=A=U:::R::IA===:=R70A~D:=-!:::=:~=======, D~~~ CRAMER 11 .... • •I __JL_ BOY SCOUT z BOY Cl a:0 .J ~ 0 0 l 3: a:: w :r V) 1 SCOUT 0 ::J (.) :::, w ~ HARTLEY I I I I a:: Cl a:: Cl z<( ~ ~ 0 a:: [Il <( a. I~ <( ROAD I V) WHEELER ROAD II �I I I I i t- I I I I I I ~ 0 z< _Q ~ a: < ~ <w ~ :! I I I BEAVER ROAD BAY CITY STATE PARK COTT DR. I I ~•----ill!ILA~Ul!!IR!\IIA!llllllill!R!l!O!ll!IAl!!ID_________ll::======;=::::'7===;~?-l:::::~====1=;:;;=~?i-~= 0 a: CRAMER SCOUT �• C • ~ • .• • • • •I I Appendix B Bangor Township Traffic Counts �BANGOR TOWNSHIP TRAFFIC COUNTS Location Year State Park North of Wheeler 7,568 1989 State Park North of Wilder Old Kawkawlin West of State Park 8,679 6,642 Old Kawkawlin West of Two-Mile 4,048 1989 1989 1989 Bangor North of Wilder 3,051 1989 Wheeler East of State Park Wheeler West of State Park 5,607 3,050 1989 1989 Wilder West of State 22,325 1989 M-247 Euclid North of Beaver Two-Mile North of North Union State Park North of Boy Scout State Park North of Laurie 1,675 7,560 11,582 3,251 1989 1989 1988 1988 Old Kawkawlin East of M-13 Bangor North of Wheeler 6,782 4,143 2,781 1988 1988 1988 Beaver East of Euclid Wheeler East of Bangor 4,334 2,061 Wheeler East of M-13 Wilder East of Patterson M-13 Euclid North of Wilder 2,263 2,962 1988 1988 1988 1988 20,907 1988 M-13 Euclid South of Midland 28,250 M-13 Euclid South of Thomas M-13 Euclid South of Wilder 23,1-05 26,323 1988 1988 1988 M-13 Huron Northwest of M-247 11,470 North Union West of M-13 (Euclid) 7,788 1988 1988 9,090 10,588 1988 1988 1988 North Union East of Two-Mile Boy Scout East of M-247 Wilder East of Two-Mile 8,289 4,717 2,858 19,564 1987 1987 Wilder West of Bangor 20,942 1987 M-247 Euclid North of M-13 M-247 Euclid North of Wheeler M-25 Jenny West of Euclid I I I I Vehicles Per Day Two-Mile North of Midland 1987 �~ ~ BANGOR TOWNSHIP TRAFFIC COUNTS Location Vehicles Per Day Year 19,262 1987 Two-Mile South of Kiesel Two-Mile South of North Union 6,584 1987 4,558 1987 Two-Mile South of Wilder 7,615 1987 State Park South of Wheeler 6,115 1984 Wilder East of Euclid (M-13) 20,521 1984 Wilder West of Euclid (M-13) 15,985 1984 Bangor South of Wilder 1,478 1983 Beaver West of M-24 7 2,407 1983 Wheeler West of Old Kawkawlin 2,496 1983 Wilder at State 24,645 1983 Wilder East of Bangor 15,588 1983 Euclid South of Jenny 26,840 1983 M-13 Euclid South of North Union Two-Mile South of Midland 26,116 1983 441 1983 Wheeler East of Two-Mile 1,507 1982 Two-Mile North of Wheeler 1,762 1982 Wheeler West of Euclid M-247 Euclid South of Boy Scout 1,929 1981 7,200 1980 Wilder West of Patterson II II II I II � 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 Bangor-Charter-Twp_Comprehensive-Plan_1991 Creator An entity primarily responsible for making the resource Bangor Charter Township Planning Commission, Bangor Charter Township, Bay County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991-06 Title A name given to the resource Charter Township of Bangor Comprehensive Plan 1990-2010 Description An account of the resource Charter Township of Bangor Comprehensive Plan developed by Gove Associated Inc. in partnership with the Charter Township of Bangor Planning Commission adopted in June 1991. Contributor An entity responsible for making contributions to the resource Gove Associates Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Charter Township of Bangor (Bay County, Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/ab5368eae9e94b8ee9d602e4f30e05d3.pdf 6a18a26e573206349ae0af28ffc3cac2 PDF Text Text I I BARODA TOWNSHIP GENERAL DEVELOPMENT PLAN 1993 Prepared by Baroda Township Planning Commission · and Steiding Associates Cassopolis, Michigan �II I I I I II II I I I I I I I I I '- BARODA TOWNSHIP GENERAL DEVELOPMENT PLAN 'P~4 '8a,,uuu 7 ~ ' P ~ ~ a,,ed, S~;'I~ ~-11t~ November 1993 �'I 1. I I I I I I I I I I I I I I I TABLE OF CONTENTS I. IL INTRODUCTION . 1 EXISTING CONDITIONS. 2 A. B. C. D. E. F. G. H. 2 3 I. III. IV. V. Location Natural Features and Soils . Social and Economic Characteristics Housing Characteristics Existing Land Use Highways and Streets Water and Sewer County Drains Police and Fire 8 11 13 15 16 16 16 GOALS AND OBJECTIVES 20 A. B. 20 21 Citizen Survey Statement of Goals GENERAL DEVELOPMENT PLAN .26 A. B. 26 27 Basis for Planning Future Land Use IMPLEMENTATION A. B. C. D. E. F. General Plannin~ Commission Township Board . Public Participation Planning Tools Utilities 32 32 32 32 33 "33 35 �------~-- "-I I I I I I I I I I FIGURES AND TABLES 1. Climatic Data. 4 2. Population and Growth Rates 8 3. Baroda Township 1990 Age Cohorts 10 4. Education Attainment, Persons 25 and Over 10 5. 1989 Incomes and Poverty Status 11 6. Baroda Township Housing Stock 11 7. Median Housing Unit Value - 1990 12 8. Housing Units Fuel and Equipment Characteristics 13 CHARTS 1. Baroda Township Population Growth and Projections 9 MAPS 1. Location Map 2 2. Soil Limitation for Development 5 3. Agricultural Suitability T 4. Existing Land Use 14 I 5. Functional Classification of Highways 17 6. County Drains 18 I I I I I 7. Generalized Development Potential 29 8. General Development Plan . 31 �I. INTRODUCTION I I I I I I I I This General Development Plan contains the collective opinions of Baroda Township's governmental officials based on extensive input from the residents and property owners. The Township Board and Planning Commission have determined that plans must be made to direct and accommodate future growth and development, while protecting existing residents and uses. New residential, commercial, agricultural, recreational and industrial development will occur in the County and Township with resulting increases in demand for community services. Communities not having an effective plan or not engaged in a serious planning effort could be easily overwhelmed by unprecedented problems deriving from new development and/or changing conditions. As a result, costly errors can be made and land can be developed in such a manner that it would result in an inharmonious land use pattern. Water supply and sanitary sewerage disposal problems could occur, schools and community facilities could become overtaxed or be improperly located and smooth traffic flow interrupted. The General Development Plan, if properly implemented, can aid Baroda Township in avoiding such situations by acquainting local residents with present and potential trouble spots and offering remedial proposals or actions where necessary. The Zoning Ordinance, developed in association with this Plan, will assist in its implementation. This ordinance will establish community regulations over the type, density and arrangement of land uses, buildings and support facilities. Implementation of the Plan and achievement of the goals of organized growth will only result from a dedicated citizenry and governmental leadership. I '~ 1 �-II II I -II II II I I ' ' ' II. EXISTING CONDITIONS A. LOCATION Baroda Township is located in Berrien County, Michigan. Berrien County is located in the southwestern corner of Michiian on the eastern shore of Lake Michigan and the border with Indiana. Baroda Township is small, being only half of a survey Township. It is located an average of five miles east of Lake Michigan with Lake Charter Township located in the intervening area. Lincoln Charter Township is located to the North, Oronoko Township to the east and Weesaw Township to the south. Despite its relatively central location in the county the Township has no major highways traversing it. Cleveland Road runs south from St. Joseph through the Township to Galien while Shawnee Road runs east/west through the Township from Berrien Springs to Bridgeman. The Township is traversed by Hickory Creek flowing roughly south to north. The Village of Baroda located roughly in the center of the Township straddles the creek. The Village and immediate environs constitutes the primary developed area in the Township. Map 1 LOCATION MAP 1-94 ·--·--·--·---·--· 2 �'II II I I II II I I I I II '- B. NATURAL FEATURES AND SOILS General The development of Baroda Township must be conducted in full cognizance of the basic physical conditions of the area. Phys1ographic history, wetlands, climate, soils conditions, and other features all have varying effects on the enhancement or constraint of development and other activities. Evaluation of these conditions can help determine the most productive areas for agriculture, and help properly place the growth necessary to accommodate the future population. Physiographic History Three basic historic periods have contributed to the physiographic features of the Township of today. The first consisted of a period we know least about and laid down the material that is now consolidated rock. Of sedimentary origin, the rocks that dominate this zone are shales, sandstones, and limestones. The next period of influence was the movement of glaciers over the area. For a period of about one million years glacial ice sheets advanced and retreated over the land and laid down glacial drift in thicknesses of 150 to 350 feet over Baroda Township. This has completely obliterated the underlying bedrock and its features. The most recent movement of ice over the Township was that of the Laurentian Ice Shield during the Wisconsin glacial period about 18,000 years before present. The glacial features of Baroda Township include every type of formation found in the surrounding area. Lake plain, moraine, outwash plain, water deposited plain, and recent deposition are all surficial features that provide a variety of conditions, and consequently a variety of use suitabilities. The third action influencing the physical features of today is the surficial weathering caused by precipitation and other present-day climatic actions. This weathering has blended the glacial topography boundaries in the Township and formed soils and other recent depositional features. Climate Berrien County has a moderate, continental climate characterized by cool summers and mild winters. There are, of course, occasional short-term winter cold spells and summer heat waves. The moderating influence of Lake Michigan upon Baroda Township is strong through the year. Because of the prevailing westerly winds, spring and early summer temperatures may be somewhat cooler than experienced in central and eastern Michigan. Fall and winter temperatures, conversely, tend to be milder. These characteristics are what makes up Michigan's fruit belt, of which Baroda Township is a part. There are, of course, areas where micro-climate situations do occur, resulting in frost pockets in late spring and early fall. 3 �'II Precipitation is well distributed throughout the year with the crop season, May-October, receiving approximately 60 percent of the year's precipitation. June, with about 4.2 inches of precipitation, is the wettest month, while February's 1.94 inch average makes it the driest month. I Figure 1 CLIMATIC DATA Average temperature: 49 .4 degrees F Highest temperature recorded: 103 degrees F (June 1953) Lowest temperature recorded: -21 degrees F (January 1943) Average yearly precipitation: 36.88 inches Annual Mean Snowfall: 60 inches Rainfall Maximum, 25 year, 25 hours rainfall: 4.5 inches I I II II I I Soils The U.S. Department of Agriculture published a modern soil survey for Berrien County in 1980. This soil survey identifies limitations and hazards inherent in the soil, improvements needed to mitigate or overcome the limitations, and the potential environmental impact of selected land uses. Baroda Township has a very diverse group of soils types, most of which have drainage related problems. Map 2 shows Soil Limitations for Development related to soils in the Township. As can be seen from the map, major development limitations primarily include flooding, ponding and wetness. Looking at these problems in some detail certain patterns develop. Cohoctah sandy loam and Cohoctah-Abscota sandy loam are alluvial soils found along the floodplains associated with Hickory Creek and Lemon Creek. These soils are subject to flooding and are poorly drained to moderately well drained. A large area of the Township is a broad flat plain with a series of soils subject to ponding and very serious wetness problems (ground water levels within one foot of the surface). The Houghton Muck, Edwards Muck and Palms Muck of course have serious ponding problems and other related problems inherent in muck soils. Other soils subject to ponding include the Pella silt loam, Poy silt loam, Gilford sandy loam and Sebewa loam. These areas are found throughout the Township, but are concentrated in the western twothirds of the Township south of the Village. There is an extensive county drain system designed to help · alleviate the problem, but serious development limitations still exist in these areas. Another very large area of the Township contains a group of soils with a very high water table. The water table is within one to three feet of the surface in these areas. The soils in this group include Blont loam, Kibbie Loam, Monitor loam, Brady sandy loam and Thetford loamy sand. These soils also present very significant development problems. Again, these soil types are located throughout the Township but are concentrated in the northern half. 4 �' Map 2 I BARODA I TOWNSHIP I I SOIL LIMITATIONS FOR DEVELOPMENT I I I I ', ' \ • • Flooding Ponding •0000 0000 .C , 0000 , OOOQ ~ Wetness Steepness Mixed Slight Baroda Township Planning Commission and Steiding Associates, Cassopolis, MI 1993 "' MIL. ES 5 �'"I -I I I I The Ockley loam and Riddles-Oshtemo Complex along with other minor soil series present a mixed list of development limitations, mainly related to slope, drainage and stability. The lower slope areas present moderate development limitations while the steeper slopes present more serious limitations. These areas are generally located along the eastern third of the Township south of Lemon Creek Road, and are intermixed with areas which have severe development limitations due to excessively steep slopes. The shallow sloped Oshtemo sandy loam, Riddles-Oshtemo complex, Oakville fine sand and Spinks loamy find sand, have few or slight limitations to development. These areas are scattered throughout the Township, but tend to run in an interrupted ridge along the Hickory Creek floodplain. Based on soil limitations, only a small portion of the Township is well suited for development. Those areas suitable for on-site sewage disposal using a conventional septic tank and drainage field are even more limited. Map 3 identifies those areas of prime agricultural soils as identified and defined by the State of Michigan. The prime agricultural soils include all of the following soils which have slopes of 6% or less. Oshtemo sandy loam Ockleyloam Riddles loam Brady sandy loam Tustin loamy fine sand Rimer loamy fine sand Coupee silt loam Martinsville fine sandy loam Metea loamy sand Selfridge loamy sand There is a second large group of soils which are considered prime if they are properly drained. In Baroda Township extensive drainage systems have been developed and some of these areas are the best and most productive in the Township. The soils in this group include: · Crosier silt loam Rensselaer silt loam Gilford sandy loam Monitor loam Sebewa loam Lenawee silty clay loam Belleville loamy fine sand Kibbieloam Pella silt loam Blount loam Pewamo silt loam Whitaker loam Poy silt loam Shoals silt loam 6 �' ' -I -I Map 3 ~ BARODA TOWNSHIP AGRICULTURAL SUITABILITY \ RD. Prime with Drainage Enrolled in 11111111111 I ' ' ' P.A. 116 RD. ./I' / . I I I I ~ Baroda Township Planning Com111issio11 and Steiding Associates, Cassopolis , Ml 1993 \ 1.,, I• .:;:. . " I lie :o .. , s- '" MILES ,,"' 7 �-, II • • • •II -I ' ' ' Many of the muck areas in Baroda Townshi{' have been drained and are used extensively for unique or specialty crops. The soils in this group are not considered prime agricultural soils but are important locally. They include the Houghton muck and Edwards muck. In reviewing the Development Limitations map and Agricultural Suitability it is quickly observed that those soils with the fewest develorment limitations are also the best natural agricultural areas. This presents some potentia conflict, but careful planning can assist in integrating these uses. Intensive development should be limited to those areas with slight or moderate limitations. Low density development can occur in those area~ of mixed capabilities, and some of the very steep slope areas with proper engineering precautions. Extensive development (e.g. single family subdivisions) may occur on the Brady sandy loam if proper engineering precautions are taken and municipal or central sewage disposal is available . C. SOCIAL AND ECONOMIC CHARACTERISTICS Possibly the most important factors to the future of the community is its past and present population. Understanding the social and economic characteristics of the community is most important in determining the needs and opportunities for future growth or changes. An analyses of the trends and characteristics helps a municipality make the necessary provisions to accommodate future growth in an orderly manner. When considering the population of Baroda Township it is important to understand whether the Village population is included or excluded in the total. For the purpose of this section all figures include Village totals unless specifically stated otherwise. Two factors result in this approach. The U.S. Census of Population does not provide a breakdown for most categories, and this Plan is directed to consideration of the total community. Finally, annexations can have a significant impact on figures. Baroda Township has experienced steady growth over the past forty years. The growth rate was rather consistent and significant over the thirty year period between 1950 and 1980. Between 1980 and 1990 the Township expanded only 2.4% or 65 people. This growth, although small was significant when compared to the overall Berrien County decline of 5.8% during the same period. Figure 2 presents population growth for the Township, Village and County over the past 40 years. Figure2 POPULATION & GROWTH RATES Baroda Township Baroda Village Combine TwpNill. Berrien County Number % Change Number % Change Number % Change Number % Change 1950 1960 1970 1980 1990 1214 1989 14.4 1663 19.7 2039 22.6 1.7 2074 334 488 504 627 657 46.1 3.3 24.4 3.2 1548 1877 21.3 2167 15.4 2666 23.0 2731 2.4 115,702 149,865 163,940 171,276 161,378 29.5 9.4 4.5 -5 .8 8 �-~ Chart 1 BARODA TOWNSHIP POPULATION GROWIH & PROJECTIONS Ill • • • • • -I ' ' 5,000 4,500 4,000 3,500 3,000 2,500 2,000 1,500 1,000 500 L-~~~da~V~i:lla:g:e----Baro 1950 1960 1970 1980 &eidi[8_/188odatEc5 PLANNERS :::::.---- ------- r\\g'n - - - ----· Low 1990 2000 2010 2020 9 �Ill II "II II II II II II II I "' ' The population is very homogeneous with 99.4% white in 1990. This compares to 99.2% white in 1980. Of the non-white population 0.2% was black and 0.4% other. This compares to 82.3% white, 15.4% black and 2.3% other for Berrien County in 1990. The median age in 1990 was 33.2. This is slightly younger than the 33.6 median for the County. The Township population was 50.4% female and 49.6% male. This is an extremely even split when compared to the County figures of 52.1 female and 47.9% male. The ten year age cohorts present a somewhat unusual picture of age distribution. The normal distribution is a pyramid. The deviation from this norm for the 10 to 20 and 20 to 30 age groups is unexplained except as it may relate to the lower birth rates of the late sixties and seventies. The average family and household size closely parallels that for the County. There were 3.02 persons per family and 2.62 persons per household in the Township in 1990; compared to 3.01 persons per family and 2.60 persons per household in the County. In 1990 there were 799 families and 1043 households in Baroda Township. Figure 3 BARODA TOWNSHIP 1990AGECOHORTS Cohort 0-9 10-19 20-29 30-39 40-49 50-59 60-69 70-79 80+ % 16.3 12.2 15.3 16.9 12.9 10.4 7.9 5.2 2.7 The education level of persons 25 and over in the Township is considerably more homogeneous than that of the County. Figure 4 presents a comparison of Township and County figures. The 79.4% high school graduation rate is significantly higher than the County figure of 74.7%, while the 13.1% with bachelors degrees is significantly lower than the County. The percentage of veterans in Baroda Township is also significantly higher (11.3%) than the County (8.1 % ) Figure 4 EDUCATION ATTAINMENT, PERSONS25 & OVER Baroda Township High School Graduate Bachelors Degree 79.5% 13.1 % Berrien County 74.7% 16.7% 10 �II II II II II II II II II II I II II Ill Ill 1989 income figures present an interesting mixed picture when compared to the County. Figure 5 presents both Township and County per capita, family and household incomes. Figure 5 1989 INCOMES & POVERTY STATUS Per Capita Family Household % Below Poverty Baroda Townshw 1979 198 $6931 $12577 19312 34183 17428 31042 9.0% 6.2% Berrien County 1979 1989 $6723 $12636 19166 32219 16247 27245 13.5% 14.7% The per capita income at $12,577 was $59 less than the Berrien County average; however, average family income was 5.7% higher and household income was 12.2% higher than the County. The percentage of people below poverty level was less than half the County figure. This is consistent with a more homogeneous middle class population. The significant difference between household and family incomes is the result of fewer households with children below the poverty level. In summary, the social and economic data portrays a stable hardworking citizenry. This bodes well for the long term future of Baroda Township. This is further evident when 1979 and 1989 figures are compared. The percapita income for the Township increased only 81.5% while that for the County increased 88.0%. Meanwhile the number of persons living below the poverty level declined by 31.1 % while Countywide the figure increase 8.9%. The reason for such a decline is not readily apparent. The number of persons over 65 below at the poverty level declined but only in about the same ratio as the total. D. HOUSING CHARACTERISTICS Baroda Township including the Village had 1,110 housing units in 1990. Of this total 17.2% were constructed between 1980 and 1990 while 20.0% were constructed before 1940. This represents a significantly newer housing stock than the County as a whole. In the County 24.5% was built before 1940 and only 10.0% was built between 1980 and 1990. It would appear a significant portion of the newer units were mobile homes added · in the Village. The housing stock in the Township incresed 8.2% between 1980 and 1990. This is significantly higher than the 1.1 % increase for the County. Comparing 1980 and 1990 housing stock figures can be misleading. In 1980 there was a category of units called yearround. The number of units in both the occupied/vacant and type of structure subcategories total to the year-round total not to the total number of housing units. This unreconcilable difference makes it difficult to establish any meaningful conclusions for changes indicated between 1980 and 1990 figures. The 51.3% increase in mobile homes for the period is significant and not affected by the problem just discussed. Much of this change is the result of a new mobile home park in the Village of Baroda. 11 �'II I I II II II II I I II II A total of 93.8% of all housing units were single family units in 1990. This included 68.6% conventional single-family and 25.5% mobile home units. Clearly the preferred housing arrangement is a single family unit re~ardless of price. This is typical of preferences for most of rural Michigan. It is not anticipated this propensity will change in the foreseeable future. Figure 6 BARODA TOWNSHIP HOUSING STOCK 1980 Housing Units Year-round Owner Occupied Renter Occupied Vacant I-Unit Detached 1- Unit Attached 2 to 4 Unit 5+ Units Mobile Home 1,026 982 783 150 49 693 18 54 11 187 1990 % Change 1,110 8.2% -0- -0- 895 148 67 762 24 40 1 283 14.3% -1.3% 36.7% 10.0% 33.3% -25.9% -051.3% Figure 7 compares housing values and rents for Berrien County and Baroda Township. The average value of owner occupied property was 15.5% higher for the Township. This is particularly significant when considering 25.5% of all units were mobile homes in the Township while only 6.9% were mobile homes in the County. Similarly, the average Township monthly rental was 11.25% higher than the County. These figures reflect the newness and better maintained housing stock in the Township. Figure 7 Baroda Township & Berrien County Median Housing Unit Value - 1990 County Owner Occupied Value Monthly Rent $52,800 $294 Township $61,000 $327 The occupancy and size of units is interesting particularly in light of the average values discussed above. Township owner occupied units averaged 5.9 rooms. This was slightly smaller than the 6.1 rooms for the County. The occupancy rate at 2.59 persons per unit was below the 2.67 rate for the County. Figures for rental unit size and occupancy are reversed. Rental units had an average 5.1 rooms for the Township compared to the County's 4.4, and occupancy rates of 2.77 and 2.43. This would indicate a higher percentage of families in Township rental units than countywide. 12 �Ill II Figure 8 BARODA TOWNSHIP HOUSING UNITS FUEL AND EQUIPMENT CHARACTERISTICS II I I Public Water Public Sewer Lacking complete plumbing Lacking complete kitchen Utility Gas Bottled or LP Gas Electric Heat Fuel Oil II II II I II I II II ' ' 1980 1990 43.8% 20.2% 0.5% 1.2% 38.6% 1.0% 16.0% 36.6% 54.2% 39.6% 0.2% 0.6% 48.6% 4.7% 14.0% 26.8% Figure 8 presents a comparison of fuel and equipment characteristics between 1980 and 1990 for the Township's housing stock. In summary, the number of units served by public water and sewer increased significantly during the decade, while the number of units without complete plumbing and kitchen has declined to insignificant. The change in heating fuels reflects conversion of units to more economical options with utility and bottled gas increasing while electric and fuel oil declined. In summary, Baroda Township's housing stock is well maintained and has improved over the past decade. The housing stock increased by 8.2% and there was a replacement of 9.0% of the units during the decade. The improvement and upgrading of equipment, services and fuel is positive improvement of existing units. Finally, the average value of units is high, and protection and enhancement of these values should be a priority in the planning process. E. EXISTING LAND USE Baroda Township is an agricultural/rural residential area adjacent to an urban and urbanizing area. Development is centered around the Village of Baroda and the lake areas. The majority of all development is in the northern half of the Township. A township wide land use survey was conducted in the spring of 1993. This information is portrayed on Map 4, and can be described as follows. Residential Residential development in the Township is primarily single family homes on large lots or small one to five acre plots along the existing roads. There are only a few small plated subdivisions in the Township. They are located adjacent to and near the Village, off Cleveland Road and around Singer Lake. As previously noted growth has been limited, but steady over the past several decades. The rural residential development historically occurred adjacent to the Village and along Marrs, Hinchman, Cleveland, Lemon Creek and Ruggles roads. More recently development has concentrated on Singer and Hess lakes, and in the hilly areas in the east central portion of the Township. Recently development has been occurring along the Stevensville- Baroda Road. Most residential development is 13 �I I I I I I I, I I I Map 4 ! ,/ BARODA TOWNSHIP EXISTING LAND USE D D D Residential Commercial Industrial Recreation Cemetary Agriculture Baroda Township Planning Commission and Steiding Associates, Cassopolis, Ml 1993 �concentrated in the northern half of the Township. The most notable exception to this general development pattern is the large mobile home park on the corner of Shawnee and Cleveland. Commercial All commercial development is located on the primary roads in the northern part of the Township. Most is located adjacent to or near the Village. The commercial uses represented are of a rural or neighborhood nature. The Village is still the primary commercial center, resulting in a vitality and appearance not necessarily found in communities of its size anymore. Industrial The Township contains only one true industrial use, a plating company on Shawnee Road. The County Road Commission facility is classified industrial due to the nature and intensity of use. There are several small industries in the Village providing a very healthy local jobs base. Agriculture An estimated 75% to 80% of the Township is devoted to a variety of agricultural uses. The low areas and flatter upland area is used for a wide variety of row and specialty crops. This use ranges from corn to rhubarb. The slopes and rolling areas are devoted to a variety of fruits and grapes. There is little livestock farming in the Township. With no large feedlots or range operations observed. There is almost no wooded or forested areas. A 1978 land cover survey found only 7.9% of the Township forested. This was the lowest percentage of any municipality in Berrien County. Other identified uses in the Township are recreation, cemeteries and two small lakes. Less than one percent of the Township was classified as wetland in the 1978 study. This in an area which without drainage may be some of the wettest areas in the region. F. HIGHWAYSANDSTREETS Highways are generally classified in two ways. First, is their designation for funding purposes and second, is their functional classification. The funding classification is roughly based on their function . There are a total of 49.68 miles of public roads and streets in Baroda Township. There are no interstate or state highways in the Township; therefore, all roads are maintained by the Berrien County Road Commission with County and Township funding sources. There are 25 .77 miles of primary roads, 22.94 miles of local roads and 0.97 miles of subdivision streets. The primary roads are Cleveland, Hills, Stevensville-Baroda, Lincoln, Hinchman, Lemon Creek, Shawnee and Snow. 15 �J ~ I I I • • - Toe Michigan Department of Transportation has classified all roads in the State using a functional classification system which is based on defining the role or function a particular road serves in the overall highway network. Map 5 shows this functional classification system as it applies to the Township. Again, within this classification system there are no interstate or arterial highways in the Township. This system designates major co1lectors, minor co1lectors and local roads in the Township. It is anticipated this classification system will become more important in the future due to funding changes at the federal and state level. Presently all but approximately 1.75 miles of the 49.7 miles of road in the Township are paved. The unpaved roads are Keehn Road and the southern three quarters of a mile of Spitzke Road. Most of the primary roads are in good repair and the most heavily traveled portion of Cleveland Road m the Township is currently being repaved. As with a number of communities many of the local roads are in need of maintenance. G. WATER&SEWER The Village of Baroda has both municipal water and sewage disposal. Water service is provided in the west/central portion of the township by the Lake Township water system. Based on interpretation of the 1990 Census figures it is estimated approximately one-third of the housing units in the Township including the mobile home park are served by municipal or central water. Toe rest of the Township relies on individual wells. Sufficient quantities of groundwater are readily available to provide required individual and agricultural needs if the water quality is maintained. This may be difficult, however, based on present trends. A central sewage disposal system is provided in the mobile home park and the village is serviced by a municipal system. There is no municipal sewer service in the Township and present development levels would not appear to present a pressing need for such service . The Village has a lagoon system which may present some potential for expansion in the future ; however,it has limited excess capacity and expansion may be difficult. Again, proper development controls may limit the need for municipal systems. This will depend on the design and construction of individual systems that overcome the severe limitations of most of the natural soils in the area for on-site sewage disposal. H. COUNTY DRAINS Baroda Township has possibly more miles of county drains per acre than any other township in Southwestern Michigan. Map 6 shows the county drain system in the Township. There are approximately 42 miles of County Drains in the Township. Baroda Township assesses a special drain district tax to maintain this extensive network. Toe system is very necessary to draining what would otherwise be a very extensive wetland and ponded land. I. POLICE & FIRE Baroda Township ~as twenty-fo~r hour po~ice/rotectio~ wi~h two full t~e and seve~ part time officers. This departmen~ 1s a. com~me To~sh1pN1llage opera~1?~· The citizen survey indicated exceptional sat1sfact1on wtth the pohce department. Fac1ht1es and 16 �I I I II -I -I •~ "• ' Map 5 RD. LINCO :,: ,.. 0 ,,...,,,,,....,,,,.. 0 "'z { _.. l ! 7/ / o tJ HINCHMAN BARODA TOWNSHIP / RO. MARRS ,, ,/ /~RANC I / I X "'"':,: z I I I / I I 0 \ I - •J-.,_,,_w,,,J' ..,,..,,,•• .,/ ,' I I I FUNCTIONAL CLASSIFICATION OF HIGHWAYS LEMON Shut,, _Drain ( Major Collector -"\ ·------ · ,.. ;= ,,,../ I0 ~ - - -✓ - - Minor Collector . "':0 .' ':',,..t/ ~~, ✓/ ·· - · -· I / S.!KA:;.L.::.,;Al,.......-+---;---R_O.--j Local / ,, :0 w 0 ,. z Baroda Township Planning Commission and Steiding Associates, Cassopolis, MI 0 0 z 1993 \ \ i,,, \a l i~ l' !? "' i ,) ,/ "'0 RD, ( i ,) 0 / i· i i l. 1/Z wu,.u BROWNTOWN 17 �II II Map 6 BARODA II II I • • • • • • •~ JI TOWNSHIP "'""':x: z COUN1Y I I I I I DRAINS I I .,f_ .._ .. _ _ "\ _,J.. ··, . ,_.,, ·· :,:, LEMON RO. p S::SS/.. RO. RO. ·' •-$'~ " -- ~ I q_S/ I / I SKAL A I ~/ Baroda Township Planning Commission and Steiding Assosiates, Cassopolis, MI 1993 t parling & Gonder r ' ---1111 Sparling & ··· i) . :, 0 ·----1 Nixon Schutze Ill MIL.ts l...~ 18 �equipment are very adequate for the need. Offices are located in the joint Baroda TownshipNillage Hall. This unique combining of offices and facilities provides excellent office and meeting space for the needs of the Township and Village elected officials, and very nice meeting and office space for the police department. I -I • • • " The Baroda Fire Department is an all volunteer force with a full range of equipment designed for the needs of the fire district. The department must have equipment and training in firefighting both with and without hydrants. Again, the Department has a very adequate fire station providing excellent equipment storage, meeting and training space. Ambulance service is provided by contract with Medic 1 based in the Lake Township Fire Station located east of Bridgeman on Shawnee Road. All emergency services are at or above normally accepted levels for such services. Manpower, facilities, equipment and training all meet or exceed requirements. 19 �~ -I A. CITIZEN SURVEY I I The Baroda Township planning effort has involved an extensive process designed to maximize public input into the process and more specifically the establishment of goals and objectives. The process involved use of a public opinion survey and public meetings. The Baroda "Township Future Development Questionnaire" was mailed to all property owners in the Township and made available to other residents. A public meeting was also scheduled and held on Saturday April 24, 1993. -I • • • - III. GOALS AND OBJECTIVES Approximately 650 survey forms were distributed and 262 were returned for a 40.3 % response rate. The tabulated responses and percentages are included as Appendix A in this document. The survey was designed to solicit input on specific planning and zoning issues. The results were used in formulating issues, and topics for discussion at the public meeting and other public forums . Clearly the survey respondents were not in favor of a lot of overall or residential growth in the Township. People were opposed to encoura~ement of subdivisions 55 % to 38% . They were opposed to cluster or condominium subdivisions 44% to 20%. Additional mobile homes in the Township were very unpopular with 69% opposed to additional mobile home parks; 50% opposed to mobile homes in agricultural areas and 64% opposed to mobile home subdivisions. For all of these questions 24+% had no opinion or did not answer. That makes the response 91 % opposed to more mobile home parks, 67% opposed to mobile homes in agricultural areas and 85% opposed to mobile home subdivisions for those with an opinion. The Township residents were very evenly split on large lot residential development (ten acres or more). The split was 45% yes, 42% no and 13% no opinion. By a margin of 60% to 40% of the 77 % with an opinion they felt such development should be zoned residential. Finally, by a margin of 55 % to 45% of those with an opinion it was indicated all residential development should be prohibited in prime agricultural areas. In summary, the survey results were consistent and pointed in suggesting large scale residential development was not desirable in the Township and the individual scattered residential development approach should be regulated and restricted. The survey further indicated residents felt new homes should be required to have a minimum 1000 sq. ft. (46 %). By 66% to 28% respondents feel commercial development should be encouraged; and by 57% to 36% they feel industrial development should be encouraged. By almost two to one it was indicated businesses should not be licensed by the Township, and that commercial development should be restricted to established commercial zones. By more than two to one of those responding the use of portable signs should be limited in time of use . By a ratio of almost four to one it is recommended that industrial development be screened by earth and plantings from residential areas; but by a ratio of two to one people do not think there is a need for standardized fencing requirements in the commercial or residential areas. 20 �-I I I I I I I I I • '• By over 50% and 77% of those with an opinion the survey indicated more home occupations should be permitted; and by a similar figure they should not be licensed. Township residents registered their strongest opinions in the survey that prime farm land should be preserved. This opinion was registered with a ratio of ten to one and 92% of those responding. By a ratio of two to one and 67% of those responding it was suggested that all farm land should be preserved. Along this same line on a question asking about maintenance of high grass and brush on the large residential lots, people were opposed to regulation and many cited in the comments section the need to create wildlife habitat. The survey respondents were very pleased with community services. Based on the survey indicated each was adequate and appropriate by very large margins for fire, police, ambulance and recycling services. By a margin of two to one for those with an opinion they felt the present county drain system was adequate. It is assumed the larger group with no opinion on this question was the result of many people not knowing that the system exists or what it does. The survey indicated people were generally pleased with the present zoning ordinance enforcement in the Township but that there was a need for better enforcement of junked car and burned building clean up. The survey results were consistent with what was later expressed at the public meeting and with the thought and comments of Township officials. Based on the survey the public meeting was used as a futuring session attemptin~ to get clarification on opinions and input on what should be done to solve specific social or economic issues. Discussion was stimulated on how to provide low cost starter housing for young couples if more mobile homes are not desirable in the Township; what additional types of home occupations should be allowed; and should there be two agricultural zones. The results of these discussions and subsequent meetings through final public hearing on the plan have been input into goals and objectives listed below. B. STATEMENTOFGOALS GOAL; Urban Growth - Take suitable measures to control the overall growth rate in Baroda Township. OBJECTIVE; To preserve the rural nature of the Township. OBJECTIVE: Recognize the natural limitations and capabilities of the area for development as part of the planning process. OBJECTIVE: To limit high density residential development to those areas capable of supporting it. 21 �"• • • • • • • • • ~ • • GOAL Residential Growth - Maintain a high quality of limited residential development in the Township which will fulfill the needs of the various population segments. OBJECTIVE: Allow future single-family residential development within the Township. OBJECTIVE: Allow individual single family mobile homes when economic and social needs dictate. 0 BJECTIVE: Discourage through traffic on local streets . OBJECTIVE: Discourage encroachment of commercial and industrial uses in residential areas . OBJECTIVE: Establish higher density residential development in areas having adequate public services and streets. OBJECTIVE: Encourage the establishment of recreational and cultural uses where necessary to serve the public need and convenience. OBJECTIVE: Based on changing economic and social needs allow for more diversified home occupations and use of residential property. GOAL Agricultural Preservation - Maintain and preserve agricultural lands to the extend possible. OBJECTIVE: Restrict growth and development in those areas identified as prime agricultural areas in the Land Use Plan. OBJECTIVE: Maintain the single agricultural zone approach allowing other State and Federal legislation to assist in preserving the prime areas. GOAL Commercial Growth - Encourage development of adequate commercial facilities for Township residents on the neighborhood community wide level without unreasonably intensifying traffic problems and residential land use disruptions. OBJECTIVE: Control large scale commercial development through land use designations and zoning. OBJECTIVE: Limit commercial growth to major highways and properly zoned areas. OBJECTIVE; Control commercial areas on major thoroughfares to prevent interference with residential uses on adjacent streets . 22 �JI • • • • • • • • •II OBJECTIVE: GOAL Encourage commercial developments to share entrances and exits in order to reduce the number of curb cuts and the resulting traffic problems . Industrial Development - Encourage industrial growth in the Township but regulate its location and intensity. OBJECTIVE: Locate industrial uses in areas which have the necessary transportation facilities and utilities. OBJECTIVE: Encourage enforcement of state laws with regard to air and water pollution. OBJECTIVE: Utilize light industrial or industrial-commercial uses as a buffer between heavier industrial uses and lesser intensity uses. OBJECTIVE: Locate heavier industrial uses in areas which are isolated from residential uses . GOAL Overall Land Use Compatibility - Promote orderly development of Baroda Township through the encouragement of adjacent compatible land uses . OBJECTIVE: Encourage future development of those areas as designed in the Land Use Plan . OBJECTIVE: Restrict the development of incompatible land uses through the implementation of zoning, subdivision control and other ordinances. OBJECTIVE: Encourage existing uses to conform with the designated intensity of land use. OBJECTIVE: Develop zoning regulation that will provide maximum flexibility for individual use while maintaining overall compatibility. GOAL Provision of Community Services - Provide all essential services and amenities to Township residents. OBJECTIVE: Maintain the present quality and service levels of fire, police and ambulance. OBJECTIVE: Provide sewer and water facilities to developed portions of the Township requiring such service. 23 �-I I • • • • • • • OBJECTIVE: GOAL: Enforce zoning and building codes in the Township. Transportation - Maintain and improve existing transportation facilities and systems to insure provision of adequate and. appropriate services to Township residents. OBJECTIVE: Encourage upgrading of roadways in the Township. OBJECTIVE: Encourage maintenance of existing county public transportation serving the township . OBJECTIVE: Cooperate with adjacent municipalities and other with regard to area-wide transportation problems with the emphasis on improving major thoroughfares . GOAL Recreation - Provide a diversity of recreational and open space facilities for the enjoyment of Township residents in accordance with local needs - with emphasis upon conservation of unique natural resources . OBJECTIVE: Provide neighborhood recreational facilities through the designation of such lands in the Plan and related land acquisitions where such lands are not currently in public usage. OBJECTIVE: Restrict development except as recreational land and open space areas in the undeveloped areas lying with wetland and floodways. OBJECTIVE: Promote the concept of multiple use of a facility through cooperation efforts for public facilities. OBJECTIVE: Encourage maintenance of natural areas for wild life and scenic enjoyment. GOAL: Public Participation - Encourage and promote active public participation in the community development process. OBJECTIVE: GOAL Solicit maximum citizen participation in the local decision making process. Plan Review - Provide for periodic review and updating of the Township General Development Plan. 24 �-I I I OBJECTIVE: Provide for periodic review and updating of goals and objectives in a rapidly changing society. OBJECTIVE: Insure maximum public input in the updating and changing process. -I -I • • • 25 �" "• • • • • • • • • • - IV.GENERALDEVELOPMENTPLAN The General Development Plan is a long-range plan designed to enable orderly and desirable growth in Baroda Township. The Plan recommends appropriate remedial or preparatory actions necessary to accommodate future Township needs. To achieve these recommendations coordination is provided to assist local efforts and to pace implementation programs in accordance with the projected growth and expansion of the community . The General Development Plan is devised after a thorough analysis of the factors affecting future development; consequently, the Plan is a competent document capable of guiding decisions to fulfill community needs. Unforeseen circumstances may arise creating new situations which may seriously affect or alter the development pattern envisioned at this time. In this event, the Plan must be updated and/or revised to reflect such changes. Never should the Plan be viewed as stationary, but as an on - going program, flexible enough to adapt to influential new circumstances. One of the most important aspects of the General Development Plan and of major concern to all Baroda Township residents is the Plan's function as the legal prerequisite to zoning and subdivision controls. Such controls are tools of policy, which are used to work towards the goals and objections developed earlier. With the support of private groups, the Township Board, the Township Planning Commission, other agencies, and the local citizenry, the zoning ordinances shall be one of the major vehicles used for implementing the General Development program . It should be pointed out that the failure to include some of the existing land uses on the General Development Plan map does not mean that those specific uses should be eliminated . One can assume, from the lack of such representation, that expansion and continued development of the specific use is not to be encouraged . A. BASIS FOR PLANNING The Basis for Planning contains the rationale underlying the General Development Plan . As a prelude to individual discussions of land use, community facilities and roads, the following criteria provide a broad outline of what the Plan hopes to achieve. The goals and objectives presented earlier in this report were utilized as a basis for the following format. Each individual element is measured against these objectives to test its effectiveness in furthering Township planning goals. Through an awareness of these objectives, many problems facing Baroda Township can be resolved with minimum inconvenience and expense. The Basis for Plannin~ supplements the overall goals and objectives established in the Goals and Objectives Section of this Plan. 1. The overriding and generalized objective of the Plan is the coordination of the diversified physical elements and the protection of the health, safety, morals and general welfare of the public. 26 �2. More particular objectives relate to physical resources, environmental enhancement and the provision of community identity. a. b. c. Physical Resources 1) Balancing land uses against current and anticipated needs. 2) Utilizing proper development procedures to insure compatibility of use with. 3) Provision of maximum return in comfort, convenience and services at a minimum of tax expenditure. Enhancement of Living Conditions 1) Provision of such amenities as greenery and open space. 2) Safeguard against housing blights and deterioration of property values. 3) Appropriate distribution of facilities and services. 4) Improvement of community appearance. Community Identity 1) Designation of developmental focal points. 2) Emphasis upon order and cohesion in the developmental pattern . 3) Maintenance of the suburban -rural environment. B. FUTURE LAND USE General II '• The natural conditions in Baroda Township are generally not the most condusive to intensive development. The areas geologic and physiologic history have resulted in much of the area having a rather unique hydrologic interface which places special limitations on the lands natural carrying capacity. An overall approach to offset these natural limitations is to allow, promote and encourage higher than normal densities for development in those limited areas most suited for development while discouraging any intensive development in those areas having severe development limitations. Within this framework Baroda Township can be roughly divided into four distinctive areas. These are portrayed on Map 7 "Generalized Development Potential" . The General Development Plan is presented on Map 8 . 27 �" "• • • • ~ • • • • • Area 1 has many of the same wet soils and areas subject to ponding as areas 2 and 4; however, there are interspersed areas better suited for development. This area has had some extensive development in the past and may contain as much as half of the current housing and population in the Township. It is the area in which water service is available and possibly has the easiest potential to be serviced by municipal sewers. This area, therefore, is the area in which development should be encouraged. Area 2 is an area with severe limitations to developments. Much of the area is subject to ponding with most of the remaining area being subject to very wet soils. Much of the land in this area has been enrolled in P.A. 116 the 11 Farmland and Open Space Pre•3ervation Act11 • The Township has approved preservation of these areas for agricultural use. Development should not be encouraged in this area. Development which does occur in this area should be closely reviewed and controlled to insure it is capable of overcoming and/or handling development problems which may occur. Provision of municipal services if necessary in this area could be difficult and very costly. Area 3 is an area of very mixed potential. There is a wide diversity of soils and terrain. It is a good agricultural area, particularly for orchards and vineyards. It, also, offers excellent opportunities for some very aesthetically pleasing and desirable low density development. It is an area that with proper development controls and care can be developed to reasonable densities without requiring unnecessary increases in municipal services . Area 4 is an area with very significant development limitations. Soil problems in this area are primarily wetness rather than ponding. But, the areas relative isolation or distance from existing services would make it more expensive to serve than area 1 in the near future . Therefore, extensive or intensive development should be discouraged. Much of this area is enrolled in P.A. 116 and it is the best farming area in the Township . Industrial Development Presently there is a solid industrial base in the Village of Baroda. There is a very diverse group of industries in terms of both products and size. In general there are no large areas suited for industrial deve1opment throughout the Township. The limited area most suited for future industrial development is located adjacent to the existing industrial development in the Village. Commercial Development Future commercial development should be an expansion and extension of eXJstmg commercial development. It should occur on the primary highways particularly at intersections in the immediate vicinity of the Village. Residential Development The highest densi~ residential development in the T?wnsh~p (~ediu!Il Density) should occur in the immediate area of Shawnee and Cleveland m con1unctlon with other high 28 �•II "• I • • • • • RD. L INCO :r 0 0 r 0 "'z 1r ,/ / AREA I I I = MARRS I Map 7 ,' BARODA TOWNSIDP / RD. / / I / I I I ,H .'!!93-- o [) HIN CHMAN - ·· ""' "' :r z ::0 0 RD. L EM ON GENERALIZED DEVELOPMENT POTENTIAL RUSSEL)L SHAWNEE AREA ·-· 2 , SIE MON i l.. ::0 0 SNOW / ;: z 0 g ,' .J I I i i / i .i Baroda Township Planning Commission and Steiding Associates, Cassopolis , MI I 1993 .~ o "' WILES ::0 :l) p ::0 0 !=' , BROWNTOW N 29 �" -I density uses. Low density residential development should be concentrated in or near Area 1. Consideration must be given to the provision of municipal services in all cases of development exceeding two units per acre since at some point this type development will probably require such services to alleviate pollution problems. The most recent trend is for rural residential development on two to five acre parcels (some larger). This rural estate type of development is most appropriate on areas with soils suited for on site sewage disposal since provision of municipal services could be very expensive on a per unit basis. Therefore this type of development should be concentrated in Area 4. I Agricultural Development II • • • • • • • The retention of agricultural land in Baroda Township bas been stressed throughout this Plan . It has recognized those areas which should receive priority for continued agricultural use. As agricultural operations continue to evolve and become larger it wi11 become more important that other uses,especially residential growth, be discouraged from further location in the best agricultural areas. The expectations and real world are often in conflict. Todays intensive farming practices do mvolve noise, lights, spraying, dust and odors . Open Space and Recreation Development At present the Township has an exce11ent park facility at Hess Lake and there is a public access at Singer Lake. These facilities along with ones in the Village should serve local needs for the foreseeable future . There is a significant floodplain or floodway associated with Hickory Creek . Protection and preservation of this environmentally important and sensitive area should be a priority . Community Facilities Plan Present police and fire facilities are very adequate for the foreseeable future ; as are the general offices. The close working relationship between the Township and Village has resulted in the ability to provide some exceptionally fine services and facilities for communities of this size. The evaluation of roads and streets did not identify any new roads or major upgrades of existing roads which require priority. Maintenance of the existing system particularly those roads designated as local roads will be more difficult in the foreseeable future due to state and federal funds shifts. As previously indicated park and recreation facilities should be adequate based on projected growth. The primary concerns in the future will be at the expansion of municipal water and the provision of municipal sewers. 30 �.. "• • • • Map 8 ~ 0 r r r -< 0 "'z - :!: 0 0 MARRS \ ·- 0 :,J BARODA TOWNSHIP GENERAL DEVELOPMENT PLAN r J:' L EM ON • • • • " • • • '- RO. LINCO :,:, . 0 ~ ~~ .lJ!..'!'!2.RD. 'I RUSSEUL Industrial Commercial Rural Residential Low Density Residential Medium Density Residential Mobile Home Park Prime Agricultural General Agricultural Open Space I I I I RO. SHAWNE - .. .,I I D D -··-·•-·, ·. \ I ,~ 1,,, - ,. 0 f !! i~ !I? ·s .. )·" :,J 0 . ii° ,c Baroda Township Planning Commission and Steiding Associates, Cassopolis, MI 1993 a 1/2 MILES . BROWNTOWN -- --~ - - - �~ ,. "• • • • • • • • " II" " " " L V. IMPLEMENTATION A. GENERAL Previous portions of this General Development Plan analyzed the various facets comprising Baroda township . From a study of existing conditions and projection of future requirements, it has been possible to formulate both specific and general recommendations intended to satisfy needs on a Township basis. The Plan cannot foresee a11 future developments and eventualities. It does, however, provide direction to the future growth of Baroda Township . There is always the possibility that through indifference or negligence the benefits of the planning program will not be achieved. A General Development Plan has value to the community only to the extent that it is effectively carried out. In a rural community such as Baroda Township, where it is not practical to have a permanent planning staff as a continuing function, the responsibility for the effectuation reverts to the citizens in general but more specifically to township officials. The degree to which these individuals and organizations assume this obligation will be a definite factor in the success or failure of the General Development Plan and the planning program in general. B. PLANNING COMMISSION The Baroda Township Planning Commission has perhaps the greatest responsibility in the effectuation of the General Development Plan. It is this group which should further analyze the recommendations of the General Development Plan and channel them for action. It will likely be necessary in some instances for the Commission to survey public opinion and conduct public hearings to be assured that their recommendations will be in accord with the wishes of the citizens as well as in the best interest of the Township . The response to the public opinion survey bodes well for the Township. It has a very active and interested population . This strength should be a major asset in the implementation process. An attitude of confidence and cooperation exists between the Commission and the Township Board. While the fu~ction? of _the Planning C<?mmission are large}y _of an advisory nature, the proper relat1onsh1p With the Board will allow the Comm1ss1on to relieve some of the duties and responsibilities of this governmental body. C. TOWNSHIP BOARD The Township board bas _a vital role in the effe~tu?tion of the General _Development P~an and a continuing plannmg program. By M1ch1gan _law, the function . of a Pla~nmg Commission is largely advisory and m?ny of the planm!1g. proposals requue the ~ltimate action of the board for final effectuation. Therefore, 1t 1s necessary that an attitude of mutual respect and cooperation be developed . The final decision of any action requiring the passage of an ordinance, rests with the Board . 32 �"" • • • • • • • •II ,. • ,.' The Township Board and the Planning Commission should be cognizant of matters of mutu~I interest and concern. This will be particularly true in the early stages of the Planmng Program so that the board will also be confronted with situations requiring the advice and recommendations of the Planning Commission . D. PUBLICPARTICIPATION It is obvious that the citizens have the responsibility to themselves as well as future generations to demonstrate interest in the planning program and assume an active role in its effectuation. However, individuals are generally reluctant to provide their support or criticism. For this reason, it has often been necessary for the Planning Commission to stimulate their interest through promotional activity, for it is this promotional activity, perhaps more than any other single aspect, that will assure a successful planning program . The normal channels of promotion are public meetings and hearings, news releases and actual contact with responsible individuals. Promotion is an educational process and is important since the realization of planning objectives based on sound principles can be accomplished and supported only if they are thoroughly understood. In many communities, the criticism of planning programs has often been voiced by those who are unfamiliar with the background and basis for specific projects and objectives. In Baroda Township where the members of the Planning Commission and the Board are largely part-time officials and have only a limited amount of time to devote to the planning program, it is necessary that the detailed projects requiring intensive study be evaluated by interested groups of communities of citizens. However, awareness of the Community's problems and a desire to rectify these problems must first be stimulated by the Planning Commission . E. PLANNING TOOLS Planning objectives, no matter how well they are formulated, may never achieve realization if legal controls are not provided. Development Plans must be accompanied by jurisdictional guides if future growth is to occur in a manner compatible with the aims and goals of the General Development Plan. · Once this plan has been adopted b_y the Baro~a Township Planning Commission and Board, there will be several means of 1mplementat1on: 1. 2. 3. 4. 5. 6. Zoning Subdivision control ordinance Other ordinances Programs for public works Community support Agricultural conservation Zoning Ordinance The zoning ordinance 1s a powerful vehicle m facilitating the transition of a ]and use 33 �• •I II • • • • • -II '.. - 1111 ' concept to reality. By incorporating a zoning ordinance which corresponds with the land use plan and enforcing it without variance (exception), Baroda Township's leaders and citizens will find that their community can be protected from undesirable development or the _combining of incompatible land uses. Such an ordinance can protect the highly valued agncultural lands of Baroda Township from unnecessary encroachment and maintain utilities and amenities. The zoning ordinance does not only provide for the location of new developments, but specifies the manner which development must occur (i.e., industrial park development). The land use plan for a community is important as a document which indicated the present state of the community, and comprehensively charts a future course, while the zoning ordinance insures the orderly growth sought after in the plan . Subdivision Control Ordinance Although the Michigan State Subdivision Control Act of 1967, Public Act 288, spells out the specifications for subdivision design and procedures for plat approval, it is necessary for a Township to adopt a subdivision control ordinance to specify further those requirements needed by a particular community and to establish the framework for suitable township review of any preliminary or final plat. The subdivision ordinance can exert control over lot sizes, street right-of-ways, circulation patterns, easements, storm drainage specifications and provision for utilities. In conjunction with the zoning ordinance, the subdivision control ordinance can become a useful means of insuring orderly growth in tune with the public health, safety and welfare . Of all the implementation tools available to the Township, the Zoning Ordinance and Subdivision Ordinance are the most important. Their long-term effect will be the realization of the Plan objectives and goals . Agricultural Conservation It was determined by the township residents that the township should remain agricultural in nature. Prime agricultural lands should be preserved. Those areas not within the growth areas are considered to be agricultural and undevelopable and should remain so. This plan has limited growth to a point where preservation of productive agricultural lands may be accomplished . There are ~evera_l methods ~hich can h~lp to _pr~serve th~ a1sricultural nature of the township, tax mcentives, an Agncultural_Zonmg D1stnct, the M1ch1gan Open Space Preservation Act, and transfer of development nghts. Tax Incentives Government has recently realized the importance of farming and the need to preserve productive farm land. This realization has brought about the use of numerous tax incentives which enable the agriculture peoJ?le to preserve needed land: P.A. 116 has been used extensively by local farmers with an estimated 3875 acres enrolled rn the program. Agricultural Zone It should be remembered in zoning matters that the Agricultural Zone is just that. The zone designed to accommodate and promote agriculture. 34 �~ -I F. UTILITIES It is recommended that Baroda Township pursue a development plan and program designed to avoid the need for development or major expansion of sewer and water systems. The northwest portion of the Township can be serviced by expansion of existing services sufficient to service the density of development appropriate to the Township. It is recommended the Township consider a preliminary sewer feasibility study to review options and alternatives which may be available if necessary. I I I I I I I I ~ '~ 35 � 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 Baroda-Twp_General-Development-Plan_1993 Creator An entity primarily responsible for making the resource Baroda Township Planning Commission, Baroda Township, Berrien County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1993-11 Title A name given to the resource Baroda Township General Development Plan Description An account of the resource Baroda Township General Development Plan prepared by the Baroda Township Planning Commission and Steiding Associates in November 1993. Contributor An entity responsible for making contributions to the resource Steiding Associates (consultant) Subject The topic of the resource Master plan reports Baroda Township (Mich.) Berrien County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/0b9a7288b165430d0753b555920f152e.pdf bc8849f4ce4e21c84a67e78092d4f5b5 PDF Text Text ' �,- COMMUNI1Y MASTER PIAN City of Marquette, Michigan Adopted May 4, 2004 Master Plan Steering Committee: Jake Guter, Chairman Jerry Irby, Mayor Dan Closner Carl Pace John lacoangeli, Beckett and Raeder, Inc. Martha Jean Ferrill Gerald Peterson, City Manager Dennis Stachewicz, Jr., City Planner Ron Sundell Bill Hetricks Pat Coleman, U.P. Engineers and Architects Planning Commission: Tom Tourville, Chairman Bruce Ventura, Vice Chairman Judy Allen Dan Closner Martha Conley Martha Jean Ferrill Gregg Seiple Ayleen Van Beynen Glenn Van Neste City Commission: Jerry Irby, Mayor Frank Sciotto, Mayor Pro-Tern Dave Carlson Don Gladwell Stu Bradley Tony Tollefson Joseph Lavey Dan Dallas, Former M . Cameron Howes, Former B R (I) Beckett&Raeder in association with ESE SSOE, Inc. U.P Engineers & Architects, Inc. Glatting, Jackson, Kercher, Anglin, Lopez, Rinehart, Inc. Walkable Communities, Inc. �- TABLE OF CONTENTS Chapter One: Introduction 3 Introduction Master Plan Goals Community Overview 3 5 5 Chapter Two: Historical Overview 7 Introduction Marquette Pioneers Historic Sites 7 11 13 Chapter Three: Demographic Overview Introduction Population Trends Population Projections Age Distribution 23 23 23 25 27 Chapter Four: Natural Resources Overview Introduction Watersheds Hydrology Wetlands Woodlands Topography Steep Slopes 31 31 31 33 35 37 39 41 Chapter Five: Community Facilities Introduction Government Facilities Fire and Police Protection Water and Sanitary Service Public Education Regional Institutions Cultural Venues Recreational Parks and Open Space Chapter Six: Public Participation Strategies Introduction Methods of Public Participation Participation Results Community Visioning Results Student Workshop Results Written Survey Results Telephone Survey Results Conclusion 43 43 43 45 45 51 51 55 59 69 69 69 71 87 97 103 109 111 Chapter Seven: Economic Assessment Introduction Current Economic Profile Areas of Concern 113 113 113 119 --•--•• t �APPENDICES Appendix Appendix Appendix Appendix Appendix Appendix ABCDEF- Community Survey and Results SSOE Report of Find ings Marquette Traffic Observations Walkable Communities Element Harbor Master Plan South Area Land Use Plan 280 288 314 326 327 328 MAPS Map 1.1: Marquette's Regional Location Map2 .1: Location of Historic Sites Map3.1: Distribution of Children Under Age 15 Map 3.2: Distribution of Senior Citizens Map 4.1: Regional Watersheds in the Marquette Area Map 4.2: Local Hydrology Map 4 .3: Wetland Areas Map 4.4: Woodland Vegetation Map 4.5: Local Topography Map 4.6: Steep Slopes Map 5.1: Distribution of Community Facilities Map 5.2 : Water Service Coverage Map 5.3: Hydro Pressure Districts Map 5.4: Sanitary Sewer Coverage Map 5.5: Marquette's Recreational Facilities Map 8.1: Census 2000 - Block Group Delineations Map 8.2: Neighborhood Composition Map 8.3: Historic Housing Areas Map 8.4: Housing Density within Marquette Map 8.5 : Population Density Map 8.6: Residential Housing Quality Map 8.7: Residential Parcel Site Quality Map 9.1: Marquette Street Classifications Map 9.2: Marquette's Key Transportation Corridors Map 9.3: Intersections Analyzed for Marquette Traffic Study Map 9.4: Proposed Improvements to Road Network Map 10.1: Five-minute Walk Radius from Downtown and University Map 13.1: Existing Zoning Map 13 .2: Existing Land Activity Map 13 .3: Master Land Use Plan Map 13.4: Marquette General Hospital 's Overlay Zone Map 13.5: Proposed Greenway System Map 13 .6: Future Expansion Zones Map 13.7: Areas Targeted for Development and Redevelopment Map15 .1: Sanitary Sewer System Map 15 .2: Water System Map 15.3: Roadway System Map 15 .4: Sidewalk System Map 15 .5: Sidewalk Ramp System Map 15.6: Stormwater System 4 12 26 28 30 32 34 36 38 40 42 44 46 48 58 132 134 136 138 140 142 144 158 160 162 184 188 222 224 226 236 238 240 242 260 262 264 266 266 268 �Chapter Eight: Neighborhood Assessment Introduction Current Neighborhood Assessment Protecting Neighborhood Quality Chapter Nine: Traffic Considerations Introduction Inventory and Analysis Current Traffic Concerns Recommendations Transportation Framework - Summary Chapter Ten: Walkability Considerations Introduction Analysis of Current Conditions Specific Walkability Suggestions Chapter Eleven: Winter City Considerations Introduction Public Perception Recommendations Chapter 1\Nelve: Waterfront Opportunities Introduction Lower Harbor Redevelopment Analysis of Water Uses Chapter Thirteen: Master Land Use Plan Introduction Existing Zoning and Land Activity Master Land Use Plan Additional Planning Tools Chapter Fourteen: Summary of Recommendations Introduction Economic Recommendations Neighborhood Recommendations Traffic Recommendations Walkability Recommendations Land Use Recommendations Summary Chapter Fifteen: Implementation Introduction Progress to Date Prioritization of Master Plan Recommendations Capital Improvement Plan Funding Sources 133 133 133 145 157 157 158 163 165 185 187 187 187 191 195 195 197 199 207 207 207 213 223 223 223 227 241 245 245 245 247 247 249 251 253 255 255 255 255 261 270 Acknowledgments 276 References 277 Marquette Master Plan - 2003 •- -•------ �FIGURES Figure 4.1: Determination of Slope Figure 5.1: Marquette General Hospital's Overlay Zoning District Figure 6.1: Areas Enjoyed and Disliked by Local Students Figure 7 .1: Trends in Employment by Industry Figure 7.2: Off-street Parking Lots in the Downtown Area Figure 7 .3: Proposed Developments for the Lower Harbor Area Figure 7.4: Design for "Roundhouse" Infill Development Figure 9.1: Example of New Kaye/ Fair Connection Figure 9.2: Example of the Seventh Street Extension Figure 9 .3: Potential Redesign for the Lakeshore Boulevard Figure 9.4: Redesigned "T" Intersection for U.S.41-Front Street Intersection Figure 9.5: Roundabout at the U.S.41-Front Street Intersection Figure 9.6: Example of McClellan Avenue Extension Figure 9.7 : Redesign of the McClellan Roadway between Washington and Fair Figure 9.8: New Design Guidelines for Marquette Roadways Figure 9.9: Options for Reducing Lanes Along McClellan Ave . Figure 9.1 O: Example of Reduced Lane Width Figure 9.11 : Proposed Alignment for Opposing Left Turn Lanes Figure 9. 12 : Example of Downtown Infill Development Figure 10.1: Bike Lanes Added to Roads w ith Excess Width Figure 11.1 : Consider Topography in the Site Design Process Figure 11 .2: Buildings Protect Parks from Prevailing Winds Figure 11 .3: Ra ised Crosswalks Help Protect Pedestrians Figure 11 .4: Buffers Protect Pedestrians from Adjacent Traffic Figure 11. 5: Berms and Vegetation Direct Snow Away from Building Entrances Figure 11.6: Vegetation Protects Outdoor Areas from Winds Figure 12 .1: Existing Uses in Upper Harbor Area Figure 12 .2: Existing Uses in Lower Harbor Area Figure 12 .3: Proposed Upper Harbor Plan Figure 12.4: Proposed Lower Harbor Plan Figure 13.2 : Example of a Conservation Subdivision Figure 13.3 : Protection of Steep Slopes 41 52 96 116 122 122 128 164 164 166 168 168 170 170 172 174 176 176 178 190 198 198 200 200 202 202 214 214 216 218 230 231 Marqu ette Master Plan - 2003 �TABLES & CHARTS Table 3.1: Historical Population Trends Table 3.2: Population Projections for Marquette Area Table 3.3: Population Projections for Marquette County Table 3.4: Age Distribution, 2000 Table 3. 5: Age Distribution, 1990 vs . 2000 Table 4 .1: Lengths of Tributaries within Marquette City Limits Table 6.1: Summary of " Preferred Futures" at each Visioning Session Table 6.2: Written Responses to Community-Related Questions Table 6.3: Written Responses to Neighborhood-Related Questions Table 6.4 : Written Responses to Transportation-Related Questions Table 6.5: Written Responses to Economic Development Questions Table 6.6: Written Responses to Housing-Related Questions Table 6.7: Written Responses to Environmental Questions Table 6.8: Telephone Responses to Community-Related Questions Table 6.9: Telephone Responses to Neighborhood-Related Questions Table 6.10: Telephone Responses to Transportation-Related Questions Table 6.11 : Telephone Responses to Economic Development Questions Table 6.12 : Telephone Responses to Housing-Related Questions Table 6.13 : Telephone Responses to Environmental Questions Table 7.1 : Marquette's Current Employment by Industry Table 7.2 : Marquette's Current Employment by Occupation Table 7.3 : Current Employment by Industry for Central UP Region Table 7 .4 : Historical Comparison of Employees by Industry Table 7.5: Unemployment Rates Table 7.6: Median Income by County Table 7.7: Median Income Within Marquette County Table 7 .8 : County of Residence for people employed in Marquette County Table 8.1 : Neighborhood Characteristics Table 8.2: Changes in Neighborhood Composition Table 8.3: Age of Housing Stock by Block Group Table 8.4: Affordability Worksheet for Marquette Neighborhoods Table 9 .1: Description of Street Classifications Table 9 .2: Level of Service Ratings Table 9.3: Intersections Analyzed Table 9.4: Roads to Consider for a Reduction in Travel Lanes Table 9.5 : Level of Service on Analyzed Intersections Table 9.6: Economic Cost of Excessive Parking Table 9.7: Suggested Improvements for Analyzed Intersections Table 11 .1: Winter Characteristics Table 11 .2: Responses Regarding Winter Likes/ Dislikes Table 11 .3: Preferred Winter Activities Table 11.4: Vegetation with Interesting Winter Characteristics Table 13 .1: Breakdown by Existing Zoning Table 13 .2: Breakdown by Existing Land Activity Table 13 .3: Breakdown by Proposed Land Use 22 25 25 27 27 33 92 102 102 104 104 104 106 108 108 108 110 110 110 113 113 114 115 116 116 116 117 133 135 137 150 159 161 163 174 175 179 182 195 197 197 203 223 225 227 • •---- ---- �Chapter One - Introduction Chapter One INTRODUCTION Resident's of the City of Marquette have long appreciated their community's abundant natural beauty, unique climate, and the high quality of life that is enjoyed here. A strong commitment by both City leaders and active community members has helped Marquette to become one of the nation's premier cities. Marquette's efforts towards continuous improvement have been rewarded through a series of national recognitions . These awards include Marquette's designation as one of "America's Most Livable Communities", its involvement in Michigan's "Cool Cities " initiative, and its receipt of the "All-American City" award . While these prestigious honors validate the community 's efforts towards improving their city, community members recognize that many challenges lie ahead, particularly in the areas of land use, traffic control, walkability, economic diversity, and protection of their natural resources . In order to best meet these challenges, the City of Marquette has undertaken a comprehensive analysis of the many facets of Marquette, that together create this community's unique way of life. The result of this analysis is reflected in the new Marquette Community Master Plan . Th is Master Plan serves as a roadmap that will help guide community leaders toward the City's desired future . The creation of this plan followed an iterative process of collecting information, analyzing these data, and determining the correct approach for the City of Marquette to take in dealing with each issue examined . One critical step in this planning process was to solicit meaningful input from local community residents . This input is essential to ensure that the resulting plan best reflects the goals and desires of Marquette's residents . The Master Plan has been organized around key community issues, as determined by City leaders and residents . The first five chapters of th is document provide an overview of Marquette including its history, demographics, community facilities, and abundant natural resources . The remainder of the document focuses on issues that were determined to be particularly important to local residents, including : • Results of the Public Participation Process • Economic Opportunities • Neighborhood Quality • Traffic Considerations • Walkability • Future Land Use The Master Plan focuses on each of these different content areas, presenting an analysis of the current conditions as well as a detailed set of recommendations for how the City should proceed in dealing with each issue . Each of these recommendations is then consolidated into a summary of action steps and a plan for implementation . Marquette Ma ster Plan - 2003 3 �11 s u E L r Ha<bor p E R 0 NT AR I 0, I 0 R ton ., ___ :A. l -~ -?-~~_...-,. ', • Sturgeon Bay t LOCAL AREA MARQUITTE COMMUNITY MASTER PLAN Location 0 . ~ ~ Mltt,o.r1ReQOfU~ntoryflvsHm , IJ!iC~nlUS8'.irN1j. En,,,in,nmer,U,IS:,"ltennRg_.(hlfU1.Jt111t 3 f M~es '() Map 1.1: Marquette's Regional Location 4 CANADA �Chapter One - Introduction MASTER PLAN GOALS In order to be successful, it is critical that the strategies and recommendations presented in this Master Plan support Marquette's community vision. In order to guide the development of the Master Plan, City leaders and local residents created a series of goals and objectives that reflect their desire to be North America's premier winter city. These goals helped to direct the planning process and are supported by the recommendations presented in each chapter. Our Vision : "Marquette - The premier livable / walkable winter city in North America" Master Plan Goals: • Create and Preserve Viable and Livable Neighborhoods • Develop a Historic and Diverse Downtown • Create an Efficient, Functional, and Connected Transportation System • Make Marquette a Walkable Community • Foster Economic Diversity and a Family Sustainable Workplace • Promote Marquette's all season quality of life as a premier Winter City • Protect Marquette's Natural Resources COMMUNITY OVERVIEW The City of Marquette is located in the central region of Michigan's Upper Peninsula (See Map 1.1). With a population of 20,714, it is the UP's largest community. In addition to being a population center, it serves as the regional center for education, health care, recreation, and retail. This regional draw is particularly evident due to Northern Michigan University and Marquette General Hospital, both of which are located in the City of Marquette. Marquette has a total land area of 7,385 acres and is home to a variety of valuable natural resources . Historically, the area's mineral resources attracted settlers to the region and supported a primarily resource-based economy. Other critical resources include the area's hydrology, particularly due to its location along the shoreline of Lake Superior. It also has heavily wooded areas and a hilly topography that add to its scenic charm . Today, Marquette's economy is less dependent on natural resource industries, such as mining, and is primarily focused on service industries. This is, for a large part, due to the University and Hospital's large staffing needs. In the future, Marquette hopes to broaden their economic base, creating a greater diversity of sustainable employment opportunities that they can offer their residents . Marquette Master Plan - 2003 5 �Lower Harbor Photo courtesy of Superior View 6 �Chapter Two • Historical Overview Chapter Two HISTORICAL OVERVIEW INTRODUCTION Scientific evidence suggests the first inhabitants of the Lake Superior region originated in Siberia . About 18,000 years ago, nomadic big game hunters crossed the land bridge between Siberia and Alaska tracking mammoth bison and musk ox. These hunters followed the northward glacial retreats, knowing game would be found in the tundra and wetlands left by the melting ice. Archeologist know some of these hunters camped near Deer Lake in Marquette County 9,000 years ago. The people who shared these amazing beginnings called themselves Anishinabeg (original people). It is known these people engaged in primitive mining practices. Artifacts found in a stone quarry within the Marquette City limits reveal people resided in this area over 5,000 years ago. These early people became the Ottawa, Potawatomi, and Chippewa (Ojibway Tribes). According to the 1830 census 81 members of the Chippewa Tribe lived along the lower Chocolay River. In 1622, Etienne Brule was the first European to gaze upon Lake Superior. Many more were to follow as Europe recognized the huge potential for fur trading in this area, (Company of New France, followed by the Hudson's Bay Company). It was the Anishinabeg who showed the Europeans both water and portage routes, the building of birch bark canoes, snowshoes and sleds, maple sugaring, and fishing . The Anishinabeg had supplied fish to the fur companies and by the mid 1800s, these same companies began commercial fishing businesses. Immigrants from the Scandinavian countries (Swedes, Norwegians, and Finns) arrived to fish Lake Superior. Commercial fishing reached its peak in the early 1940s with an annual catch of 25 .5 million pounds. Marquette's history is inextricably tied to the abundant natural resources of its region . With the discovery of iron, immigrants and entrepreneurs flocked to the region to discover what fortunes this harsh and beautiful area might hold. Marquette's early iron industry began with the construction of a forge built at the mouth of the Carp River in the summer of 1847. This forge was used to process ore from the Jackson Mine, which was the first iron mine in the Lake Superior region. Philo Everett, the director of the Jackson Mining Company formed in Jackson, Michigan, began operations with the help of his forge operator, Ariel N. Barney. The forge started producing iron in February 1848 and operated intermittently until 1856. With an influx of people attracted to the opportunities provided by the newly born iron industry, a village in Marquette's current location was established in 1849. Amos R. Harlow and his party from Worcester, Massachusetts founded the village of Worcester as a port and furnace site for the Marquette iron range . The original village was located just inland from Ripley's Rock near the point where present day Baraga Street and Lakeshore Boulevard join . Also in 1849, four businessmen, Waterman A. Fisher, Amos R. Harlow, Robert J. Graveraet and Edward Clark, collectively formed the Marquette Iron Company. Graveraet was sent to the Lake Superior region to begin the groundwork for the operation . At Mackinaw Island he hired men to help him, including eighteen year old Peter White. Harlow selected a protected site near Ripley's Rock to build his foundry and port, which was to be the first permanent settlement of Marquette . The Marquette Iron Company, along with its founders, continued to play a key role in the further development of Marquette . Marquette Master Plan · 2003 7 �~ I?) ~ ~ t1) ·1) 1') 1 t?) - ?) ?") 1j 1", ?', 1', ~ Washington Street - Early 7900's Photo courtesy of Superior View 8 �Chapter Two - Historical Overview In 1850, the village of Worcester was renamed Marquette in honor of Father Jacques Marquette, (1637-1675) a Jesuit missionary priest and explorer. According to local Native American history, Father Marquette camped on Lighthouse Point during a trip along the south shore of Lake Superior in 1669. In 1897, a bronze statue of Father Marquette was presented to the City in his honor. Technological advances, particularly in transportation, were a benefit to local commerce during the second half of the nineteenth century. In 1855 a 25-ton American Standard locomotive named the Sebastopol, arrived in the Marquette Harbor. This locomotive traveled a 12-mile line stretching frori Negaunee to Marquette on the Iron Mountain Railroad. "The railroad was soon shipping iron ore down the hills into Marquette to the tune of some 1,200 tons of ore per day" . This rail line led to a pocket ore dock, the first of its kind in the world, constructed in 1857. Previously iron ore had to be loaded onto ships by hand . Businesses and industries emerged to support the mining and shipping operations and the growing population . The charcoal iron-making industry relied heavily on a steady supply of hardwood from the surrounding forests . As time passed, more housing was needed and built; shingle mills, sash mills and sawmills were also established. On June 11, 1868 Marquette suffered a setback that would ultimately change the center of the thriving frontier village into what is seen today. A fire broke out in the Ontonagon Railroad shop near the corner of Front and Main Street that destroyed most of the existing Village of Marquette . There was a reported loss of over 100 buildings and an estimated loss of 1.5 million dollars. Over forty families were left homeless. This tragedy prompted the village council to pass an ordinance prohibiting the erection of any wooden buildings in the business district. This ordinance stated that no wooden buildings were to be erected, without permission of the Common Council, within the boundaries of: on the North, by a line drawn midway between Bluff and Washington Streets; on the East, the shore of Lake Superior; on the South, the south line of Rock Street; and on the West, the west line of Third Street. Concerned citizens also established a community waterworks that would take water from Lake Superior. Construction began on the waterworks in 1869 and it started pumping water in February 1870. When the major extraction of iron ore began, the small community of Marquette grew rapidly. Lake Shore, Inc. opened in 1858 as the Lake Superior Foundry Company. It supplied the mines and mills of the area with foundry products and blast furnace equipment. Other businesses opened shortly thereafter. These included a tannery, gas plant, brownstone quarry, a powder company to provide explosives for the mines, transfer lines, and several brickyards. Railroads continued to expand southward to Bay de Noque and Menominee, finally reaching far enough south to meet with existing rail lines in eastern Wisconsin . This increasing transportation network opened the doors for increased regional development. Marquette became incorporated as a village on February 10, 1859 and as a city on February 27, 1871 . For the first thirty years, Marquette's economy was tied to the iron ore industry, primarily blast furnaces, railroads and shipping by water. In the 1880's, efforts were made to diversify and provide additional opportunities for residents. Northern Michigan University opened in 1899 as a State Normal School to educate teachers for the Upper Peninsula . The school opened with thirty-two students, six faculty members and Dwight B. Waldo as principal. In 1918 the first four-year program was introduced and the first Bachelor of Arts degree was given two years later. Throughout its history, Marquette has continued to make steady progress. Today, 1t is the County Seat of Marquette County, the largest county in land area (1,870 square miles) in the state of Michigan . By virtue of its central geographic location, economic impact and historical importance, Marquette is often referred to as the "Capitol" of the Upper Peninsula. Marquette Master Plan - 2003 9 �1't Marquette Dock Company Coal Dock, circa 1936 Photo courtesy of Superior View 10 �Chapter Two - Historical Overview MARQUETTE PIONEERS While many people were involved in the planning and building of the Marquette community, a few individuals played particularly influential roles in the area's growth and development. Such men helped establish the community's basic foundations and set the values that are still evident today. Peter S. White Among pioneers to whom the Upper Peninsula owes much, perhaps no man was more widely known than Peter White. White was born in Rome, New York, and came to Marquette in 1849 at the age of eighteen . At that time he was in the employment of the Marquette Iron Company and helped to erect some of the first buildings, including his home which was the first to be built on the ridge overlooking the harbor. Over the years, White served in many capacities in the public arena and was involved in numerous enterprises in the area. He was instrumental in securing 312 acres on Presque Isle from the U.S. Government for a park . The spectacular scenery of the park and views of Lake Superior attract numerous visito~s to the city each year. He was also influential in the development of the public library system in Marquette. The first public library was constructed in 1856 with a new building given in 1872 through a $5,000 donation by White. The present Peter S. White Library was constructed in 1904. Philo M . Everett Everett came to the Upper Peninsula after hearing favorable reports about vast iron deposits in the area . Native Americans showed him the "great iron mountain" in the Negaunee area, now known as the Jackson Mine that his company opened . It is the oldest iron mine in the region . Everett served as Marquette's first Supervisor and held countless other civic positions . Amos R. Harlow Harlow is the recognized founder of Marquette. He is a descendant of Captain William Harlow, who came to the Plymouth Colony, Massachusetts in 1642 . Amos Harlow was born near Worcester, Massachusetts in April 1815. He was part of a company called the Marquette Iron Company, organized in Worcester, Massachusetts to develop and utilize iron ore from the Upper Peninsula . Prior to arriving in the Marquette area, he had already recognized the importance of the Upper Harbor (Presque Isle Harbor) and the Dead River to the future of the area and purchased two fractional sections on each side of the Dead River. The Marquette Iron Company was eventually consolidated with the Cleveland Iron Company. Harlow never sought public office but was influential in terms of the development of Marquette. George Shiras Ill Shiras first came to Marquette in 1870 and was a part t ime resident for over seventy years. Some of his contributions included funding for the construction of Shiras Pool, a gift of Shiras Park and an endowment for the Federated Women's Club . His largest gift was the establishment of the Shiras Institute in 1938, a non-profit corporation dedicated to establishing recreational and cultural activities in Marquette. John M . Longyear Originally a native of Lansing, Michigan, Longyear came to the Upper Peninsula in 1873. Although concerned primarily with timber and mineral lands, Longyear contributed to the public library and education. He was at one time the Mayor of Marquette and assisted in the establishment of Northern Michigan University and Michigan Technological University. Marquette Master Plan - 2003 11 �Parlritfge B11y MARQUITTE COMMUNITY MASTER PLAN Historic Structures, Sites & Areas 0.1•Souru&.chna~.tnc 1996 ·--=---==:i 0.3 03 06 Miles Pr,•sque ------------------------------------------ ! i Isle ~ r--._J;:r,---.../ ___ Harlror c: t,' > ~ :--------------~---- ---·;:--.n=~~-r-----''-++++-,-r.;; rn - Arch/Ridge Street Historic District 0 A ■ Historic Structure Site of Former Historic Structure Site wi t h Historic Importance ~ 1. Presque Isle Harbor Ore Dock 2. Historic Soo llne Ore Dock 3. Marquette Harbor Light Station 4. Marquette Maritime Museum 5. Call House (I) 6. Dandelion Cottage '-,::___________: : 7 Julian T. Case House 8. Iron Mountain Railway Historic Marker 9. Marquette County Savings Bank i - - -+r10 . Harlow Block 11 . Former Marquette City Hall 12. Hotel Janzen 13. Marquette County Courthouse 14. Father Marquette Park 15 . Bishop Baraga House 16. John Burt House 17. Site of Demolished Marquette County Poor House 18. Pioneer Road Cemetery 19 First Survey Point of Upper Peninsula Railroad 20. State House of Correction & Branch Prison 21 . Upper Peninsula Brewing Co. 22 . Northern Michigan University Historic Marker 23 . Site of Demolished Kaye Hall Complex at Northern Michigan University 24. Site of Demolished Longyear Hall of Pedagogy at Northern Michigan University Map 2. 7: Location of Historic Sites 12 s::: "t:i ,r--~ Marquette Bay t'Tl :::0 1'i 1" ~ .... 0 :::0 ·1', �Chapter Two - Historical Overview HISTORIC SITES The City of Marquette is a place of great historical wealth in terms of both architecture and historic sites . What follows is a list of historic places located within the City as listed by state and federal historic registers . Each numbered site corresponds to Map 2.1, which identifies each property's location . 1 PRESQUE ISLE HARBOR ORE DOCK Location : Presque Isle Harbor National Register: No State Register: Yes 09/25/56 The LS&I (Lake Superior and Ishpeming) ore dock is of concrete and steel construction . It was built in 1912 to replace an earlier pocket ore dock. This dock is still in use. 2 LAKESHORE BOULEVARD ORE DOCK (SOO LINE ORE DOCK) Location : Lower Harbor (Iron Bay) National Register: No State Register: Yes 09/25/56 Though evidence of other docks can be seen, the DSS&A (Duluth, South Shore and Atlantic Railroad) ore dock is currently the only ore dock left standing in the Lower Harbor. This dock was constructed in 1931 . It is of steel and concrete construction with a capacity of 56,250 tons. This dock is no longer used. 3 MARQUETTE HARBOR LIGHT STATION Location : Lighthouse Point, east of Coast Guard Road National Register: Yes 07 /19/84 State Register: No Originally built in 1866, it is a two-story brick building with a square tower. This replaced an earlier light erected in 1853, whose lights were powered by kerosene . In 1927, the light was switched to electricity and had a visibility of nineteen miles In clear weather. The foundation of the light consists of three feet of brick and stone with walls eighteen inches thick built to withstand the storms on Lake Superior. The light is currently owned by the US Coast Guard . 4 MARQUETTE MARITIME MUSEUM Location : Lakeshore Drive at Ridge Street National Register: No State Register: Yes 04/24/81 A fire that destroyed most of Marquette in June 1868 furnished the incentive for building a community waterworks. Construction for the waterworks started in 1869 and was put into operation in February 1870. The sandstone building is a D. Fred Charlton design . It has round arched windows and a hipped roof. It has been the home of the Marquette Maritime Museum since 1984. 5 CALL HOUSE Location : 450 East Ridge Street National Register: Yes O1/13/72 State Register: Yes 05/18/71 This house was built in the 1870's by C.F. Struck for C.H. Call, president of the Lake Superior Powder Company. An excellent example of Victorian Gothic design, board and batten construction was used . The gables are steeply pitched and it has canopied windows, paired lancets, pierced ornamental bargeboards, and first floor windows nine feet high. Marqu ette Master Plan - 2003 13 �14 �Chapter Two - Historical Overview 6 DANDELION COTTAGE Location: 440 East Arch Street National Register: Yes 06/18/80 State Register: Yes 08/20/92 Built circa 1880, this picturesque cottage was a central subject for a popular children's book written by Carroll Watson Rankin in 1904. 7 JULIAN T. CASE HOUSE Location : 425 East Ohio Street National Register: No State Register: Yes 06/16/72 Designed by Burnham and Root of Chicago, IL. This house was built for Julian T. Case in 1886-1887 . The house was originally on a large wooded lot with a spectacular view. During a campaign swing through the Upper Peninsula in 1911, President Taft and his entourage stayed here. 8 IRON MOUNTAIN RAILWAY Location : Washington Street at Cove's Hill (Marker is at the West end of Mattson Park below the end of Washington St.) National Register: No State Register: Yes 02/18/56 Completed in 1857 to haul iron ore from the Jackson and Cleveland Mines in Negaunee to the Marquette Harbor, it was the first Steam Railroad in the Upper Peninsula . This railroad followed a survey began at this site in 1852 by the Green Bay and Lake Superior Railroad, a forerunner of the Iron Mountain Railroad Company. 9 MARQUETTE COUNTY SAVINGS BANK - SAVINGS BANK BUILDING Location : 101 West Washington Street National Register: Yes 09/13/78 State Register: Yes 06/18/76 Build in 1881, this building was designed by Barber and Barber. The foundation is of local Jacobsville sandstone and the upper levels are constructed of brick. 10 HARLOW BLOCK Location : 100 West Washington National Register: Yes 03/24/83 State Register: No The Harlow Block is a commercial block built in 1887 by Amos Harlow. The building is constructed of solid Marquette variegated sandstone. The rectangular shaped building measures 7 5 by 146 feet. 11 MARQUETTE CITY HALL Location: 204 Washington Street (Middle building, north side of the block) National Register: Yes 04/11/75 State Register: Yes 10/07/74 Designed in 1894 by Lovejoy and Demar, it shows "Second Empire " French influenced style . It has symmetrical arches and polished granite columns . The walls are constructed of red brick and Marquette red sandstone. This building has served both the governmental and cultural needs of the community. • Marquette Master Plan - 2003 15 �• Hotel Janzen 16 �Chapter Two - Historical Overview 12 HOTEL JANZEN Location : 146 West Spring Street (Middle building, north side of the block) National Register: No State Register: Yes 05/08/84 Built for William Janzen in 1893, it is a solid red brick building . It was used as a hotel until the 1970's. It was donated to a nonprofit group after a fire in 1983, restored and reopened to provide housing for people in transition . 13 MARQUETTE COUNTY COURTHOUSE Location: 400 South Third Street National Register: Yes 03/29/78 State Register: Yes 08/06/76 A fine example of Neo-classical Revival architecture, this building was completed in 1904. It is constructed of Portage Entry sandstone from the Keweenaw Peninsula and was designed by Charlton and Gilmore of Marquette. 14 FATHER MARQUETTE PARK Location : 501 South Front Street National Register: No State Register: Yes 12/05/86 Overlooking Iron Bay (Marquette's Lower Harbor), this park has a bronze statue of Father Jacques Marquette, for whom the city is named . This statue was presented to the city in July 1897 . 15 BISHOP BARAGA HOUSE Location : 615 South Fourth Street National Register: No State Register: Yes 02/19/58 This was the house of Bishop Frederic Baraga during his stay in Marquette. The Bishop was known as the "Snowshoe Priest" . Bishop Baraga was the first Catholic Bishop in Marquette. 16 JOHN BURT HOUSE Location : 220 Craig Street National Register: No State Register: Yes 02/19/58 Recognized as the oldest standing building in Marquette, th is building was erected in 1858. Built of broken sandstone it was designed to be a warehouse and clerks office for the Burt Brothers sandstone quarry which was one half mile south . 17 MARQUETTE COUNTY POOR HOUSE - BROOKRIDGE (Demolished 1994) Location : State Road 554 (Division Street) and Pioneer Road National Register: No State Register: Yes 10/23/86 Built in 1901 after the county voters approved $15,000 for the construction of a poor house, it was a two and one half story, Neo-Colonial Revival Style building . It was a brick veneer, sandstone and wood trimmed building . In 1981 it was closed due to lack of federal funding . Marqu ette Master Plan - 2003 17 �Savings Bank Building - Washington and Front Streets �Chapter Two - Historical Overview 18 PIONEER ROAD CEMETERY - OLD CATHOLIC CEMETERY Location: Pioneer Road and County Road 553 (Division Street) National Register : No State Register: Yes 10/27/83 On April 25, 1861, Timothy Hurley and his wife Ellen donated four acres to Reverend Frederic Baraga for a free burial ground . Later, two more acres were also donated by another individual. This cemetery operated from 1861 till 1908. 19 POINT OF BEGINNING OF FIRST SURVEY OF UPPER PENINSULA RAILROAD Location: South Lake Road (US 41 ), mouth of the Carp River at Lake Superior, Marquette Lower Harbor National Register: No State Register: Yes O1/16n6 This is the point of beginning of the first survey of the Upper Peninsula Railroad that was to connect Marquette to Lake Michigan . 20 STATE HOUSE OF CORRECTION AND BRANCH PRISON (MARQUETTE PRISON) Location : East of the Carp River on the south side of US 41 National Register: Yes 1 1/23n7 State Register: Yes 12/18n 4 State designation is for the Administration Building only. Erected in 1888, the administration building, rotunda and cellblock B are the only original buildings of the prison complex completed in 1889. 21 UPPER PENINSULA BREWING COMPANY BUILDING, CHARLES MEESKE HOUSE Location : Meeske Street and US 41 (Northwest corner of intersection) National Register: Yes 05/1 5/80 State Register: No Built in 1873, the original brew was called "Drei Kaiser" and the first bottles were produced December 13, 1873 . The brewery was sold and the name changed to "Castle Brew" and the building was remodeled to look like a castle . The last bottle was shipped in 1916. The only remaining structure is the brewmasters home, which was constructed in 1894. 22 NORTHERN MICHIGAN UNIVERSITY HISTORIC MARKER Location : Northern Michigan University campus (In front of the northwest corner of the Don H. Bottum University Center) National Register: No State Register: Yes 03/19/57 This marker commemorates the beginning of Northern Michigan University. Established by an act of the Michigan Legislature in 1899 as a Normal School, it was to train and provide teachers for the Upper Peninsula. Northern opened with th irty-two students, six faculty members and had Dwight B. Waldo as principal. A four-year collegiate program was introduced in 1918, and the first Bachelor of Arts degree was conferred two years later. In the 1950's, Northern became a multi-purpose institution placing emphasis on instruction, service, and research . In 1960, it established its own graduate of arts degree . Serving an ever-increasing student body, Northern achieved university status in 1963 through an act of the Michigan State Legislature. Marquette Ma ster Plan - 2003 19 �__; One of Marquette 's Historic Homes 20 �Chapter Two - Historical Overview 23 KAYE HALL COMPLEX - NORTHERN MICHIGAN UNIVERSITY (Demolished 1972) Location : Presque Isle Avenue and Fair Street (At present site of Sam M . Cohodas Administrative Center) National Register: No State Register: Yes 04/14/72 Designed by architect D. Frederick Charlton, it resembled a castle. Built of steel and concrete with a veneer of Marquette sandstone, it was completed in 1915 and demolished in 1972 . It was named Kaye Hall to honor Northern's second president, James H.B . Kaye . 24 LONGYEAR HALL OF PEDAGOGY - NORTHERN MICHIGAN UNIVERSITY (Demolished 1994) Location : Presque Isle Avenue and Fair Street (South of the Sam M . Cohodas Administrative Center) National Register: Yes 04/03/80 State Register: No Built of sandstone quarried near L'Anse in 1900, it was rebuilt in 1907 after a fire . It served as offices and classrooms for faculty and students . Longyear was closed in 1972 and demolished in 1994. ARCH and RIDGE STREETS HISTORIC DISTRICT Location : Arch and Ridge Streets from Front Street to Lake Superior National Register: Yes 06/18/80 State Register: No This district contains 117 contributing structures on a dominating east by west land elevation that rises from 75 to 110 feet above Lake Superior. Peter White built the first home on the " Ridge" in the late 1860's and for the next thirty years many of the lead ing citizens followed his example and built there. Most of the construction took place during the last three decades of the 19th century. Locally quarried sandstone plus wood from the local sawmills provided building material. Marquette Master Plan - 2003 21 �Table 3. 1: Historical Population Trends Marquette City 1950 17,202 % change Ishpeming City 8,962 % change Negaunee City 6,472 % chanqe Marquette Township 1,280 % chanoe Chocolay Township 1,205 % change 15.24% 10.81 % 6.01 % -5.63 % -5.75 % 8,857 8,245 7,538 7,200 6,686 -1.17% -6.91% -8.57% -4.48% -7.14% 6,126 5,248 5,189 4,741 4,576 -5.35% -14.33% -1.12% -8.63% -3.48% 1,880 1,703 2,669 2,757 3,286 46.88% -9.41% 56. 72% 3.30% 19.19% 6,095 5,685 6,025 72.32% 5.98% 1.16% 1,383 1,760 2,443 2,368 2,707 52 .15% 27.26% 38.81% 3.07% 14.32% 1,657 2,164 2,437 2,696 2,127 925.70% 30.60% 12.62% 10.63% -21.10% 56,154 64,686 74,101 70,887 64,634 17.84% 15.19% 14.55% -4.34% -8.82% 149,865 157,257 165,744 182,390 177,692 174,717 4.93% 5.40% 10.04% -2.58% -1.67% 6,371,766 7,824,965 8,875,083 9,262,078 9,295,297 9,938,444 22 .81% 13.42% 4.36% 0.36% 6.92% 909 179 47,654 % change State of Michigan 2000 20,714 3,299 % chanoe Central Upper Peninsula 1990 21,977 47 .61% % change Marquette County 1980 23,288 2,235 % chanqe Sands Township 1970 21,967 85.48% % chanqe Negaunee Township 1960 19,824 Source: U.S. Census - 2000 22 �Chapter Three - Demographic Overview Chapter Three DEMOGRAPHIC OVERVIEW INTRODUCTION This chapter will focus on the changing demographics within the City of Marquette and some of its surrounding townships. Such an analysis is a useful tool for identifying patterns and trends that can affect a community and their approach to land use, traffic controls, economic development, and general quality of life issues. While this section will review the standard demographic indicators such as current population, historical trends, projected growth, and age distribution, it will also focus on the resulting effects that these changes could have on the City of Marquette. It is not enough to simply recite the relevant statistics; it is critical to understand what possible effects these patterns might have on the master planning process for the City of Marquette. POPULATION TRENDS In the 2000 Census, the City of Marquette reported a population of 20,714 persons. This figure represents a 5.75% decrease from the City's population in 1990. Similar population decreases can be seen in several nearby cities such as Ishpeming City and Negaunee City. Marquette County also reported a decrease in population, which may reflect the effects of the 1995 closure of the K.I. Sawyer Air Force Base . Meanwhile, several of the adjacent townships, such as Marquette, Negaunee, and Chocolay Townships are experiencing rapid population increases. Table 3.1 shows the population trends for the City of Marquette and several of the surrounding municipalities. What does th is mean for Marquette? The City of Marquette is experiencing a pattern in its population distribution that is common in many cities today as they continue to feel the effects of sprawl. It is common for the population of small , relatively built-up communities to see more and more of their residents migrating out toward the less populated, more rural townships. Unfortunately, there are usually problems associated with this migration such as increased traffic congestion, the proliferation of "strip development " along the more highly traveled roadways, and an increase in vacant or underutilized areas within the city proper. Community residents have certainly reflected these concerns in the comments voiced during the various public participation forums . The following are some of the concerns raised by respondents to the Master Plan Survey: • • e • "The downtown is the heart and soul of Marquette . Don't let Marquette become a clone of a downstate strip/sprawl city." "How come there is so much expansion of businesses into the township - why not here instead?" "Heavier traffic - highway congestion coming into the city." • "Movement to townships; need commitment to core ." • "My biggest concern is with the Township and the urban sprawl wh ich blights U.S.41 west." Marquette Master Plan - 2003 23 �Population growth may mean demand for more residential developments New single-family homes are being constructed near Marquette Developers should be encouraged to reuse existing buildings 24 �Chapter Three - Demographic Overview POPULATION PROJECTIONS Population projections can be a useful planning tool. They enable a city to anticipate future needs in areas such as facilities, services, and job growth. Prior to the 2000 Census, the Marquette County Resource Management Department calculated the projected population for several municipalities in the area including the City of Marquette. The results of these projections are shown in Table 3.2 . This predicted growth is further supported by longer-term projections that were created by Michigan State University's Program for Applied Demography and Ecology. They predict that Marquette County will see growth from its current population over the next 15 years (See Table 3.3). Table 3.2: Population Projections for Marquette Area 2.Q_QQ 2003 2..QQ.8 % Chaoge (2000 - 2008) Marquette City Ishpeming City Neqaunee City Marquette Township Chocolay Township Neqaunee Township Sands Township Marquette County 20,714 6,686 4,576 3,286 6,095 2,707 2,127 64,634 21 ,077 7,015 4,420 2,754 6,606 2,494 2,860 65,527 21 ,732 6,970 4,280 2,895 6,943 2,545 3,006 68,175 4.91 % 4.25% -6.47% -11 .90% 13 .91% -5.98% 41.33% 5.48% Source: Marquette County Resource Management Department Table 3.3: Population Projections for Marquette County Year 2000 Current Population 64,634 Year Projected Population 2010 2015 2020 68,393 67,616 66,661 % Change (from 2000) 5.8% 4.6% 3.1% (Source: MSU 2000) What does this mean fo r Marquette? An increase in population will allow for a better utilization of existing infrastructure, resulting in an increased return on the initial investment toward these services. The increase in the City's population may also mean that more residents are living within the City limits, allowing for easier commutes to main employment destinations such as the University and the Hospital. These reduced commutes should help to diminish some of the traffic that is entering the City from the adjacent Townships, often leading to congestion on some of the major thoroughfares. If Marquette's population does begin to show an increase, there will be an additional need for housing within the City. Given that the City has little undeveloped land north of U.S.41 on which it can build new residential homes, it may need to promote more infill development and reuse of existing sites. Potential redevelopment opportunities already exist in areas such as the Roundhouse and the Lower Harbor. New housing opportunities are also possible south of U.S.41 along the South McClellan Avenue corridor. These areas, however, have significant topography and are wooded, which require environmentally-sensitive development regulations . If build-out of these areas is fully achieved, the result could be an estimated 3,500 new residents in the City of Marquette. Marquette Master Plan - 2003 25 �Partr~lge Bay MARQUITTE COMMUNITY MASTER PLAN Middle Bay Distribution of Kids Under Age 15 By Census Block 550 o■i.e•=io••■o3 = =::io16 M~es Presque Isle Harbor r-- > ~ l:T1 V, •• i:::: "0 Marquette r,, Bay :,0 .... 0 00% 1-19% 0 20-39% 40%+ :,0 ---- . ·-------------------------Map 3. 1: Distribution of Children Under Age 15 26 �Chapter Three - Demographic Overview AGE DISTRIBUTION The results of the Master Plan survey show that 82% of respondents answered "Yes" to the question "Do you feel the makeup of the community is changing?" . When prompted to explain in what way they felt their community was changing, answers focused on three primary areas: • Respondents felt that younger residents and their families were moving out of the area, presumably to find better employment opportunities . • There is an influx of new residents to the community from downstate and other Non-UP locations. Many of these are older people are seeking a retirement or second home destination . • Residents perceive that the commun ity has a higher percentage of elderly residents than it has in the past. Two of these concerns (increasingly elderly population and loss of younger residents) relate to the age distribution of the community. Table 3.4 shows the age distributions for the City of Marquette from the 2000 Census. Table 3.5 shows a comparison of how this distribution has changed since 1990. Table 3.4: Age Distribution, 2000 Table 3.5: Age Distribution, 1990 vs. 2000 Age Group Number Under 5 years 826 5 to 9 years 849 10 to 19 years 3,234 20 to 29 years 4,935 30 to 39 years 2,354 40 to 49 years 2,926 2, 112 50 to 59 years 60 to 69 years 1,366 1,211 70 to 79 years 48 1 80 to 84 years 85 years and over 420 20,71 4 TOTAL (Source: U.S. Census 2000) Aqe Group Under 5 years 5 to 9 years 10 to 19 years 20 to 29 years 30 to 39 years 40 to 49 years 50 to 59 years 60 to 69 years 70 to 79 years 80 to 84 years 85 years and over TOTAL % of Total 4.0% 4.1% 15 .6% 23 .8% 11.4% 14.1% 10.2% 6.6% 5.8% 2.3% 2.0% 100.0% 1990 1,166 1,292 3, 470 5,430 3, 554 2,212 1,525 1,463 1, 173 381 311 21, 977 2000 826 849 3,234 4,935 2,3 54 2,926 2,11 2 1,366 1,2 11 48 1 420 20,71 4 % Chan ge -2 9.2% -34.3% -6.8% -9.1% -33 .8% 32 .3% 38.5% -6.6% 3. 2% 26.2% 35.0% -5.7% (Source: U.S. Census 2000) Some of the numbers do indeed support the community perceptions listed above. There was a significant drop (-29 .16%) in the 0-4 age group, which may signal that fewer young families are remaining in the area to ra ise their children . An analysis of the spatial distribution of children (ages 15 and under) show that they are located primarily in four areas of the City (See Map 3, 1): the southwest quadrant of the Hawley Street/ Presque Isle Avenue area; along the Pine Street corridor south of Fair Avenue; the northwest corner of the Lakeshore Boulevard/ Ridge Street intersection, and a large block west of Altamont Street and south of Grove St. Knowing which areas have a density of children can have important ramif ications for the distribution of facilities and services such as schools and recreation . These also may signal areas where special attention should be given in regards to traffic calming and walkab ility. Marqu ette Master Plan - 2003 27 �Partrul~ fJay MARQUITTE COMMUNITY MASTER PLAN Distribution of Senior Citizens Over Age 64 By Census Block ... 0.:....._==• o -llllioi::: .3==::::::io16 M~es 111 Pre,;que /<le Harbor t"" ;i:,. ~ tT1 (/) oz c:: "i:i Marquette hj Bay ;:,.i ..... 0 CJD% 01-19% 020-39% 40%+ ~ Map 3.2: Distribution of Senior Citizens 28 r I --~-- - -- - - - - -- - - - - -- �Chapter Three - Demographic Overview The data also supported the community's perception that the City's population is aging . Age distribution statistics demonstrated a slight rise (3 .9%) in the 65 and over age group that may reflect this opinion . Although not shown in the tables above, Census data also calculated that within the 25-64 age group, over one-quarter (26%) of the population is over 50. This is a significant portion of this age group and may also reinforce the perception that the community is aging . The spatial distribution of these residents ages 65 and older is shown in Map 3.2. Again, identifying these areas is a critical first step to understanding how services specific to an aging population should be distributed. One community assertion that was harder to verify using the censuses demographic data was that c' larger portion of young adults were leaving the area after graduation . The 2000 census data showed a large increase (41 .41 %) in the population ages 20-24. This increase, however, may be due to the student population being more accurately counted during the 2000 census than they were during the 1990 count. During the 1990 census, significant undercounts were experienced in many areas, particularly those with a large student population since there was confusion about where students should be counted (as a part of their parent's household or in the city there were attending college). The 2000 census made special efforts within college campuses to educate students about how to fill out their census forms, leading to more accurate counts in 2000. Due to this potential discrepancy between the 1990 and 2000 data, it is difficult to correlate the age distribution statistic with the community's perception that younger people are leaving the area . What does this mean for Marquette? Marquette's aging population is representative of a larger trend that can be seen throughout the United States . Advances in health care have led to an increase in the mean age of the country's population . Also, the size of the large " baby-boomer" demographic as they continue to age tends to drive up the mean age of our population . These young retirees and elderly population gravitate toward communities with quality health care services, many cultural and entertainment-related opportunities, as well as livable neighborhoods with active and vibrant downtowns. These results have important implications for several areas of Marquette's planning process. For example, the increase in an elderly population may require additional need for retirement housing or other residential communities that are supportive of the increased physical needs of a more elderly population . There may also be a need for more recreational and cultural programs that cater to this particular demographic. In addition to the increased attention that needs to be given to the more elderly segment of the population, the statistics on age distribution indicate that the large increase in younger residents (ages 20-24) may have significant implications, particularly for land use . The commun ity has been expressing particular concerns regarding the rental housing market within the City. While th is issue will be covered in detail in the Neighborhood Assessment presented in Chapter Seven, suffice it to say that the housing needs of these young, post-collegiate residents will need to be addressed . Marquette Master Plan - 2003 29 �Partridge Bay MARQUITTE COMMUNITY MASTER PLAN Middle Bay Watersheds Compeau Creek I l'r,squt' 1st~ Dead River _. Wolner Creek t"1 V) c::: "ti .Marquette t'1 &ly ;:a .... 0 :::,:, Map 4. 1: Regional Watersheds in the Marquette Area 30 �Chapter Four - Natural Resources Overview Chapter Four NATURAL RESOURCES OVERVIEW INTRODUCTION When asked about their community's greatest assets, overwhelmingly, participants cited Marquette's natural resources . Marquette's unique location along Lake Superior, complemented by its rolling terrain and heavily wooded areas make for a beautiful, as well as ecologically rich habitat. WATERSHEDS As might be expected, the hydrology of the Marquette area is heavily influenced by its adjacency to Lake Superior. This Great Lake borders the City's entire eastern edge and serves as the final outlet for a number of watersheds. The City of Marquette is located primarily with in two of these watersheds; the Dead River Watershed and the Whetstone/Orianna Creek Watershed (See Map 4.1). The majority of the City is located within the Whetstone/Orianna Creek Watershed . This 3,225-acre drainage area encompasses the southern and eastern portions of the City with its outlet in Marquette Bay. The Dead River watershed is a much larger drainage area, however, only a small portion of the Lower Dead River sub-watershed is located within the City of Marquette. This drainage area includes the northwestern portion of the city with its final outlet in the Presque Isle Harbor. Other watersheds such as the Carp River Watershed and the Compeau Creek Watershed exist on the City's periphery. Marquette Ma ster Plan - 2003 31 �Part ridge B'ay MARQUITTE COMMUNITY MASTER PLAN Hydrology 0.11'louraC,tydM~t.GIS,200l 550 0.3 0 0.3 06 M•es --c::::J---=:==::::::i, l'r~ue /.•le ·····················•··············: ?{!: . Harbor t"' > ~ r,; Cr.> c:: .._, Mtrq11et/e !:T1 Bay ~ .... ~ 0 ~ p- p . . <: ............... Map 4.2: Local Hydrology 32 �Chapter Four - Natural Resources Overview HYDROLOGY While each watershed represents the entire drainage area for a particular stream system, that system itself is comprised of many rivers, streams, and tributaries. Map 4.2 identifies the major stream systems as they relate to the City of Marquette, while Table 4.1 shows their relative lengths. The largest of these water systems is the Dead River, which empties into Presque Isle Harbor at the far north end of the City. In addition to the Dead River, there are several smaller stream systems within the City limits including the Carp River, Whetstone Brook, Orianna Creek, Billy Butcher Creek, and Raney Creek. While some of these stream systems still exist is their natural state, many have been modified through the addition of dams or by channelizing the stream in some areas. This is particularly true for the Dead River, Whetstone Brook, and Orianna Creek . While done for primarily industrial or engineering reasons, such modifications to the natural stream channel have significant effects on water quality and the overall health of the stream . To protect and improve the water quality and aquatic habitat of these streams, protective measures such as the implementation of a watershed overlay ordinance, riparian buffer protections, and other regulation and education tools should be employed . The hydrology of the Dead River experienced significant changes in the Spring of 2003, when a severe flood washed through the river system (Note : Map 4.2 depicts the river system prior to the flood). Rushing waters from an upstream breach in the Silver Lake dam caused the earthen dam at Tourist Park to give way, resulting in the draining of the Tourist Park Basin . Damage to the river system and the surrounding property was significant, including the destruction of several bridges and access points, major soil erosion and vegetation loss along the stream banks, damage to salmon hatcheries and other aquatic habitat, and the shutdown of the power plant and two ironmines. Critical stream segments were immediately regraded and stabilized with rock rip-rap and hydroseed to prevent further erosion . The status of rebuilding the earthen dike at Silver Lake Basin and the dam at Tourist Park basin remains undecided as the affected municipalities work together to investigate and analyze potential options . Table 4. 1: Lengths of Tributaries within Marquette city limits Miles Car River Dead River Intermittent Stream #1 Intermittent Stream #2 Mi s Creek Orianna Creek 2.12 0.30 1.08 0.45 2.80 3.49 0.11 0.32 0.78 2.21 Rane Creek Westren Brook Whetstone Brook 1.28 1.13 2.29 Buschell Creek Total 18.35 Marquette Master Plan - 2003 33 �~ 0 P/lTtridgc Bay MARQUETTE COMMUNITY MASTER PLAN Wetlands ~ 550 ~ Presque Isle Harbor t"' > ,r-'\ ~ ~ r!1 ~ ~ Ul ,:::: "Q Marquette t'l'j Bay ~ ..... 0 Wetland ~ ~ ~ ------------------------------------------------------------ ,,...., ·---------------------------------------- Map 4.3: Wetland Areas 34 �Chapter Four - Natural Resources Overview WETLANDS In general, wetlands are defined as land characterized by the presence of water at a frequency and duration sufficient to support wetland vegetation or aquatic life. Such wetlands serve several important natural functions including flood and storm control; wildlife habitat; natural pollution treatment; water recharge areas; erosion control; and assisting in the improvement of water quality. Due to the important contributions these wetlands make to an area's ecology, they are protected under the Goemaere-Anderson Wetland Protection Act (1979). This legislation protects wetlands by restricting their use to certain activities (fishing, boating, farming, others) while permitting other activities only after approval by the State of Michigan. Permits are approved only after a review of an Environmental Assessment filed by a petitioner and upon a finding that the activity or use is in the public interest. Wetlands are scattered throughout the City of Marquette, totaling 260.7 acres of land. The majority of the wetlands are located along the Dead River system and in the areas south of U.S.41 (See Map 4.3). Others exist in small pockets throughout the City's more developed areas, such as near the Superior Dome, Quarry Pond, or within the Park Cemetery. Larger wetland areas do exist outside, but within close proximity, to the City. This is particularly true to the north near Partridge Bay and Middle Bay. Marquette Master Plan - 2003 35 �Partridge Bay MARQUETTE COMMUNITY MASTER PLAN Woodlands Oil• Soun;es Mic:h,g,ln/111,1o.m::e l!wntoiy¥~em . 1978 , C,cyo! M . - ~ GJS, 550 o-111 3 -=:::::iolllll-■0.:::: 3 ===:::i o.,6 Mies Presque Isle Harbor t"' ';I> ~ t'T1 V'J •• c::: 'ti Mil,..,,,,,,te tTI Bay ?;,:I ..... 0 ~ Map 4.4: Woodland Vegetation 36 �Chapter Four - Natural Resources Overview WOODLANDS As shown on Map 4.4, a large portion (40%) of land area in Marquette is covered in woodland vegetation. These woodlands not only contribute to Marquette's scenic beauty, but also provide important habitat for local wildlife. They also play a role in the protection of Marquette's water resources by helping to slow runoff and control erosion . As indicated by the pattern of woodland coverage, areas of significant forest cover are primarily located in the southern portion of the City and along the Dead River corridor. Other significant woodland patches exist on Presque Isle and within the Park Cemetery. The dominant vegetation types include Northern Hardwoods (oak & maple); Aspen, Birch; and Upland Conifers (pine). Some areas adjacent to the Lake Superior shoreline also exhibit a swale and dune habitat. Because the areas of significant woodland vegetation are also the same areas where residential growth is most likely to occur, care must be taken in the design and implementation of any development within this area to protect these woodland resources . Tools such as overlay zoning ordinances, development design guidelines, clustering, and conservation subdivisions can all provide protection for the natural resources in this area while still allowing some development to occur. Marqu ette Master Plan - 2003 37 �P.irtriJge Bay MA RQUITTE COMMUNITY MASTER PLAN Topography ,,. 01111~-=:::::iO- -O c::3=::=io.,6 Mies ~ Pre51jw: ------------------ Isle ·~-::,&) Harb.,r t"' > ~ ~ , __________ Y, tli 17' I;' er, 1?' c:: "ti Mirquetle t"T1 Bay ::i:i ~ 0 I?' - Elevation in Feet ::,;, N / N N 612-692 712-792 812-892 912 - 992 1012 - 1092 1112-1112 ~ ~ ~ ~ Map 4.5: Local Topography 38 �Chapter Four - Natural Resources Overview TOPOGRAPHY Similar to the rest of Michigan's Upper Peninsula, Marquette's topography is the result of glacial activity. As shown on Map 4 .5, the northern portion of the City generally slopes towards Lake Superior, with a few areas of steeper relief near the Dead River at the City's western edge. The more significant topography is located south of U.S.41-M28, where the terrain is more irregular and slopes are generally steeper. This increase in relief culminates in Mount Marquette, which is located at the City's far south end . While Marquette's rolling topography provides striking visual beauty, it creates a number of difficulties for the development community. Steep slopes are vulnerable to erosion and are often not suitable for development. In areas where construction is possible, techniques must be used to ensure proper drainage and protect against soil erosion . Marquette Master Plan - 2003 39 �Partridge B,ry MARQUITTE COMMUNITY MASTER PLAN Steep Slopes Dita Soum~. City d M.-quette UIS. 2002 550 o illll..::=:•-■ O.C 3 =:==i o1.6 111 Miles Presque lsk t/'l s::::: ""0 Marqlletle M Bay ';:::1 .... 0 ~ 18% Grade Maximum D - 25% 35% 60% 70% Grade Grade Grade Grade :;:,;i Maximum Maximum Maximum Maximum Map 4.6: Steep Slopes 40 ~ �Chapter Four - Natural Resources Overview STEEP SLOPES Map 4.6 identifies areas within the City that have particularly steep slopes, namely those over 18% (See Figure 4 .1 below to determine how slope is calculated). These areas are considered extremely difficult to develop and require significant engineering to protect against erosion . It is also important to note that although the "Steep Slopes" map specifically highlights areas that exceed 18% slope, some areas that would otherwise be considered buildable (less than 18% slope) contain exposed bedrock which can also deter development. Similar to the pattern demonstrated for a number of the other natural resources, the steepest slopes exist in the southern portion of the city. The slopes exhibited in this area of the City have slowed new development considerably, contributing to the numerous woodlands and relatively undisturbed areas in this portion of Marquette. The map of steep slopes also identifies areas that are particularly susceptible to soil erosion . Areas that are categorized as a 35% maximum grade are considered to have a moderate risk for soil erosion, while those slopes that are steeper than the 35% have a severe risk of soil erosion if disturbed . These particularly fragile areas need to be monitored to ensure that development and commercial forestry do not increase the risk of erosion . For example, commercial forestry activities taking place on the former Bishop Land Trust property should be monitored to reduce the potential for soil erosion and sedimentation . One option for ensuring the protection of these fragile slopes is through the use of a steep slope or natural resources ordinance . Such an ordinance could specify areas where development is not suitable, and also provide design and construction guidelines aimed at reducing the amount of erosion or damage done to these sensitive natural resources . LI) N SLOPE = RISE/ RUN (1.e. 25 '/1 00' = .2 5 or 25%) w V) a: RUN (1.e. 100') Figure 4. 1: Determination of Slope Marquette Master Plan - 2003 41 �Partridge Bay MARQUITTE COMMUNITY MASTER PLAN Community Features O.ti1Soun:e. Bedflt &R.w~. ln: oi.e ll..=--■oc.3:::::=:::io. 6 Miles Pre.sque t"" -----------------------------------------![ Harbar - 1 , ~---·rr·· > I')\ ~ '-· ···- ---·~ -'£ M-T""T-r-- ~ = ""l"!~ ,-.-'-...J.,,1--1--1-,.i!..l,,J. \'Tl Marina Educational Facility 1. 2. 3. 4. 5. 6. 7. 8. 9. Bothwell Middle School Father Marquette Elem. School Father Marquette Middle School Graveraet Intermediate School Marquette Maritime Museum Marquette Senior High School Sandy Knoll Elem. School Shiras Planetarium Superior Hills Elem . School • HistoridScenic Site 10. Bishop Baraga Tomb 11 . Coast Guard Station & Light House 12. Historic Soo Line Ore Dock 13. Marquette Mountain Overlook 14. Statue of Father Jacques Marquette ■ 15. 16. 17. 18. 19. 20. 21. 22 . 23 . 24. 25 . O er, Institutional/Service Facility I:; 'ij ~ i l Marquette trl Bay :;ti .... /lt,,tarqueue 0 Colf& Chamber of Com m erce D. J. Jacobetti Home For Veterans Marquette City Hall Marquette County Courthouse Marquette County Historical Museum Mich . State Prison - Marquette Branch Municipal Dept. of Publ ic Works Municipal Power Plant Municipal Wastewater Treatment Plant Peter White Public Library · Presque Isle Harbor Ore Dock ::=::i Recreational Facility 26. Lakeview Arena 27 . Marquette Mountain Alpine Ski Area 28. Superior Dome Map 5.1: Distribu tion of Community Facilities 42 �Chapter Five - Community Facilities Chapter Five COMMUNITY FACILITIES INTRODUCTION The facilities and services offered by a community can substantially add to its residents' quality of life. Community facilities are considered to be those facilities and services owned, operated, and maintained by the City or other government or quasi-public entities that benefit City residents. This chapter will outline the facilities and services provided to Marquette residents including: • Government Facilities • Regional Institutions • Fire and Police Protection • Cultural Venues • Water and Sanitary Services • Recreational Parks and Open Space • Public Education GOVERNMENT FACILITIES City Hall The Marquette City Hall is located at 300 West Baraga Avenue at the site of the former Bishop Baraga Central High School. Constructed in 1970, the building houses City Commission chambers and many city offices including manager, clerk, treasurer, finance and accounting, human resources, community development and planning, assessor, attorney, purchasing, and the police department. Municipal Service Center Constructed in 1992 on a twelve-acre site in the Marquette Industrial Park, Marquette's $5.5 million Municipal Service Center provides a clean, safe, and efficient work environment. The 152,000 square foot facility houses the engineering and public work departments, the City's vehicle fleet, the maintenance division of the parks and recreation department and the water and sewer utilities. The site provides for outdoor storage and consolidates multiple fuel depot locations. The facility's centralized location was chosen to reduce employee travel expenses and response time for city maintenance activities. Post Office The Marquette Post Office is located downtown on the northwest corner of Washington and Third Streets in the Federal Building . The building is in good condition and through the years has been subject to various expansions and renovations. In addition to the U.S. Postal Service, the building houses several other Federal agencies. Electric Power Municipal Electric Power is supplied by a coal-fired power generation station operated by the City of Marquette Board of Light and Power. Expansions to the system since 1983 have increased output to beyond 100,000 kilowatts, resulting in extensive additional capacity to accommodate future development and demand. The plant is located on Lake Superior in the southern portion of the City at the intersection of Front and Lake Street. The Marquette Board of Light and Power maintains three hydro turbine generators totaling 3,900 kilowatts and a 25,000 kilowatt oil fired combustion turbine. Marquette Master Plan - 2003 43 �.,.......,_ ,.... ,.. ,,,......_, ,-.__ ,All Partridge B~y MARQUITTE COMMUNITY MASTER PLAN Middle Bay Water Service Area 550 o111 ii--==llll-llllli: o.3::===:So.16 Miles Presque -----------------------------------------1 Mr ---1"Wifim~ ·------------- tT\ ~ ,,,...--.... ";j " Mnrquctte t'T1 Bay ~ ..... 0 - SeNice Area (Based on 1/8-Mile Buffer of Existing Water Mains) :;::i r"\ I.me Thickness Represents Fl pe Diameter N I::!,/. "If/ 1 - 4 Inches 6- 10 Inches 12 - 20 Inches 36 - 42 Inches Map 5.2: Water Service Coverage 44 C �Chapter Five - Community Facilities FIRE AND POLICE PROTECTION Fire Service Fire protection and service is located at two fire stations; Fire Hall #1 in the south part of the City at the corner of South Third and Rock Streets and Fire Hall #2 in the north part of the City at the corner of Front and Prospect Streets. Fire Hall #1, constructed in 1972, is newer and somewhat larger than its counterpart. The station is fairly well situated with regard to traffic congestion, land uses, and room for equipment maneuvering and parking . Fire Hall #2, built around 1913, provides enhanced response time to the north part of the City. (Quick and efficient response and routes from Fire Hall #1 to the north part of town can possibly be affected by steep topography and inclement weather.) The department includes a roster of twenty-four fire fighters with a full-time inspector and a fire chief. Equipment consists of four pumper trucks, 2 pickups, and 1 chief vehicle, with the delivery of two additional pumper trucks expected next summer. The City has a full hydrant system, and has also completed its plans to upgrade its equipment (including the provision of large diameter, 5 inch, supply lines). Police Service Police Service in Marquette is provided by the Marquette City Police Department. The department includes thirty-six sworn officers and six support personnel. The City's fleet of eighteen vehicles includes eight patrol cars, six detective cars, two 4-wheel drive veh icles, an animal control vehicle, and a "Data Master" van. The police station is centrally located in the City on the lower level of City Hall. WATER AND SANITARY SERVICE Water Supply Due to its location of the shores of Lake Superior, the City of Marquette enjoys an abundant supply of water. Lake Superior is considered to be a generally clean source of water, particularly in the Marquette area, which is one of the best on the entire lake with regard to turbidity. The coldness of the Lake also contributes to its purity. The City owned water treatment plant, completed in 1979, services most of the community plus a portion of Marquette Township. The total service district is approximately eight square miles, which is adequate to provide service to the large majority of city residents. Areas that don't currently have city supplied water are located primarily in the southern portions of the city where existing natural conditions have made development difficult (See Map 5.2 for a map of existing water service areas) . • The water treatment plant is a 7 MGD (million gallon/day) water pumping facility with low service pumping, high service pumping, treated water storage, and chemical feed (chlorination and flouridation) . On average, the system delivers 3 million gallons per day to its customers . To enhance water purity and comply with new Federal and State regulations regarding surface water supplies, the City constructed a new water filtration facility with additional storage volume to increase disinfecting time in 1997. In addition to the small storage facility at the treatment plant, storage is handled by two 1 MG ground storage facilities and one 1 MG elevated storage tank. The distribution system consists of almost ninety miles of water mains, made up of 6 to 18 inch diameter pipe constructed of mostly cast or ductile iron . The City has been continuing its efforts to upgrade its water mains, particularly the 11 miles of 1 "-4" water mains it currently maintains. These water lines are quite small and should be subject to a replacement program . Marquette Master Plan - 2003 45 �Pttrtridge Bny MARQUETTE COMMUNITY MASTER PLAN Hydro Pressure Districts O.t•5olneC,tydMarqumt-200l 550 O.■i--==:ilo--· 0.3====0.j6 MMes Presque Isle Harbor t"4 ';> ~ tT1 fJ') t:: .._, ~·~-· Marquetle t'l1 Bay ~ - A.;\ 0 ::cf D Cox Avenue Tank District CJ Grove Booster District Lincoln Tank District D Logan St PRV District D Mountain Tank District D Northwoods Pump District D Sandy Knoll PRV District CJ Shiras Hills PRV District D Trowbridge PRV District Map 5.3: Hydro Pressure Districts 46 i I �Chapter Five - Community Facilities Hydro-pressure Districts In order to efficiently distribute water throughout the City, the water system utilizes a series of water towers, tanks, and booster pumps to create the necessary water pressure needed to safely deliver water to local residents . Map 5.3 indicates the various hydro-pressure districts that are used to serve the City. It is important to note that each of the water and sewer infrastructure services discussed here lack coverage in the far southern portion of the City. If new development is to be considered for this area, it will require the extension of infrastructure to provide coverage . f' f' Marquette Master Plan - 2003 47 �MARQUETTE COMMUNITY MASTER PLAN Sanitary Sewer Service Area 550 Presque ---·····------------------------····-··-; Isle Harbor 4,,,.-_;;_...., t"' > ~ , _____________ tT'I ~ V, ~ "tl Marquette l:T! Bay ~ ..... 0 - Service Area (Based on 1/8-Mile Buffer of Existing Sewer Mains) ~ Une thickness & color represent the pipe diameter N l::!!,l.. "R 4- 10 Inches 12- 21 Inches 24 - 30 Inches 36 - 48 Inches Lme type represents the type of mam N N Solid= Gravity Main Segmented = Force Main Map 5.4: Sanitary Sewer Co ve rage 48 �Chapter Five - Community Facilities Wastewater Wastewater disposal is provided by the Marquette Area 's Wastewater Treatment Facility. In addition to serving the City, the wastewater treatment plant serves certain built up areas in the adjacent townships of Chocolay and Marquette. The system currently collects and transports 3.2 million gallons of used water to Marquette's treatment facility per day. This modern facility was constructed in 1980 and provides secondary treatment with chemical additions and has extensive expansion capacity to accommodate future development. Wastewater treatment is primarily settling, biological contactors, digestors, sludge dewatering, and dechlorination. According to a master plan study conducted by Ayres, Lewis, Norris, and May, Inc., there are several improvements that may need to be made to the facility both in the short and long term (City of Marquette Water Department 2002;. Such improvements include the expansion of the secondary treatment system and solids handling system, both of which represent bottlenecks in the current system . There is also a need for maintenance and some improvements on some of the Sanitary Lift Stations located throughout the City. The wastewater collection system contains almost 85 miles of six to thirty inch diameter sewers that are mostly vitrified clay pipe or concrete with some PVC pipe . Similar to the pattern of water distribution, the sanitary services cover most of the City, with exceptions in the south where development has been limited (See Map 5.4). Currently, 8.6 miles of sewer lines are over 100 years old and are a priority for replacement. As described in the discussion of the City's capital improvement plan (Chapter Fifteen), the City has a long-range program in place for replacing these older sewer mains on a need/priority basis. f' Marquette Master Plan - 2003 49 �Superior Hills Elementary School Northern Michigan University campus NMU's Superior Dome 50 �Chapter Five - Community Facilities PUBLIC EDUCATION The Marquette area is operating effectively with a modern "Class A" high school (Marquette Senior High School) and four elementary schools; Superior Hills and Sandy Knoll in the City, Cherry Creek in Chocolay Township, and Vandenboom in Marquette Township . Parochial schools include St. Michael's Grade School, Bishop Baraga Grade School, and Father Marquette Middle School. Two public middle schools are located in Marquette, the Bothwell Middle School and the Graveraet Middle School, the latter of which is a traditional building that housed the public high school until 1964. With the exception of the latter building, which has been renovated, the public schools in Marquette are of a modern design with ample recreational facilities. There are no plans for additional schools in the immediate future. REGIONAL INSTITUT1 I ONS Marquette is home to two key regional institutions: Northern Michigan University, a state run institution of higher learning, and Marquette General Hospital, a regional medical care facility. Northern Michigan University Northern Michigan University first opened its doors in 1899 as Northern State Normal School. The school received "university" status in 1963 and began to see an increasing enrollment, fed primarily by the influx of post-WWII baby boomers entering college. Sixteen new buildings were constructed between the late '50s and '60s as the enrollment increased from 900 to more than 7,000 students. After reaching enrollment levels of over 9,000 students, however, growth moderated and began to decline in the early 1980's before picking up slowly since the mid 1980's. The profile of Northern Michigan University today features a Fall 2003 enrollment of 9,380 students with 399 faculty on a modern 352-acre campus. The curriculum includes 180 academic programs within five colleges; Arts and Sciences, Professional Studies, Business, Graduate Studies, and Technology and Applied Sciences. NMU prides itself on its highly skilled faculty, 80% of whom hold doctorates or the highest degree offered in their fields. It is also committed to technology as a tool for teaching and learning, as demonstrated by the laptop each student is given upon enrollment. In addition to academic opportunities, students have access to 200 different clubs and organizations, as well as intermural and competitive sports . The physical boundaries of today's campus represent anticipated major growth that is considerably slower than expected. As a result, university planners are placing emphasis on a more compact campus and more effective use of existing buildings as opposed to building new facilities and acquiring additional land for expansion . The $10 million, 185,000 square foot Physical-Education Instructional Facility (PEIF), completed in 1976, contains wrestling and weight training rooms, a dance studio, gymnastics area, eight-lane swimming pool with adjacent diving well, ice arena, basketball court, handball-racquetball courts, a large artificial open turf area, and a sports medicine program . NMU is also home to the world's largest wooden dome facility, the Superior Dome . Opened in September 1991, the indoor all-events center cost nearly $22 million to build . The dome contains the world's largest indoor retractable turf carpet and is the site of college and high school football games, track meets, conventions, trade shows, and other large events. Facilities available to the public include an indoor 200-meter track, tennis, volleyball, and basketball courts. Marquette Master Plan - 2003 51 �Marquette General Hospital Figure 5. 1: Marquette General Hospital's overlay zoning district 52 �Chapter Five - Community Facilities The University's outdoor facilities include 8 tennis courts, track and field hockey areas, two ball diamonds, and nearby Longyear Forest informal hiking trails. The University is also planning development of a recreational sports complex on the former Dow Site. Most of the University's facilities are available to the public on an intermittent basis, some of which entail user fees and/or recreation program memberships . NMU also offers a variety of instructional sports and recreation classes for youth and adults through the Community Outreach Program. The U.S. Olympic Education Center (USOEC), which has produced gold and silver medal-winning athletes, is located on the NMU campus. • • • • • • • • • • • • • Marquette General Hospital Marquette General Hospital (MGH) has been the central focus of the region's medical community since its inception in 1973 when Marquette's two community hospitals, St. Mary's and St. Luke's, merged . MGH was designated a "regional medical center" in 1985 by the Federal Health Care Financing Administration and has continued to grow both physically and through its enhanced specialized secondary and tertiary services. The hospital has 352 licensed beds and is served by a staff of 200 physicians and medical staff. As a regional facility, the Marquette General Health System draws patients not only from the local area, but from across the Midwest and even nationally. It serves approximately 12,000 inpatients and 420,000 outpatients a year (MGHS 2003). Total employment by MGH at all their service locations is 2,900 people, with 1,800 of these employees in the City of Marquette . As a major employer, MGH is a significant contributor to the local economy. MGH has experienced periods of phenomenal growth, beginning in 1980 with a $25 million first phase eight-story building . MGH made subsequent expansions including its $34 million construction of a new 500 car parking garage and adjoining six-story 190,000 square foot medical service building . The physical expansion of the MGH campus has occurred to the south, west and north of the original facility. In order to provide MGH with flexibility in dealing with a constantly changing medical environment as well as providing areas for future expansion, MGH developed a program in the 1970s and 1980s to acquire available land in the area for possible expansion as well as off street parking . Currently, an overlay zoning district (See Figure 5.1) exists to help regulate MG H's expansion into residential areas, which is an ongoing resident concern. The Hospital's long-range plan is to acquire private lands as they become available within this overlay zone, in an attempt to create one large hospital campus. In addition to the acquisition of new properties, this expansion plan also calls for the closure of College Avenue between Seventh Street and Presque Isle Avenue, and the closure Marquette Master Plan - 2003 53 �The Peter White public library The Upper Peninsula Children's Museum 54 �Chapter Five - Community Facilities of Hebard Court between Kaye Avenue and Magnetic Street. CULTURAL VENUES I Lakeview Arena and Convention Center Built in 1974, the Lakeview Arena is located on East Fair Street at Lakeshore Boulevard near Lake Superior. It is a 72,000 square foot facility designed for mu ltiple uses. It houses a variety of recreational activities including public skating, junior and adult hockey programs, skating lessons, figure skating, and ice rental for community groups and organizations. It is also used by the Marquette Senior High School and the Marquette Electricians for their home hockey games. The indoor facility contains two ice sheets, the larger of which has a 4,200 person seating capacity. Outside the facility a skateboard park is constructed for use during the summer months. In addition to recreational activities, a variety of special events are staged each year at the arena including conventions, concerts, circuses, ice and art shows, trade, builders, recreation and car shows, and large reunions or wedding receptions. Approximately 5,000 seats are available for sit down concerts and up to 6,500 attendees can be accommodated for festival-style rock concerts. The arena is easily accessed but is borderline deficient in parking (1,200 off-street spaces) for some events. Berry Events Center The Berry Events Center, located on Fair Avenue, was opened in 1999 as a multi-use venue with a seating capacity of 3,754 people. It is used for NMU student events, basketball and hockey games, as well as the speed-skating arena for the U.S. Olympic Education Center. Peter White Public Library Completed in 1904, the Peter White Library is an outstanding and excellently located facility. The original collection has expanded from the original 13,500 volumes to approximately 100,000 volumes today, making it the largest public library in the Upper Peninsula. In addition to providing for City needs, service extends to outlying areas in the County. The library recently underwent a $9 million expansion and modernization project that increased available space from 26,000 to 63,000 square feet. This expansion was planned to help provide modern community library service, improve accessibility and enhance aesthetics for the current and future use. It should be noted that supplementing the Peter White Library, reading and research opportunities are provided by NMU's Olsen Library with over 300,000 volumes and the private John M . Longyear Research Library with 7,000 volumes. The Marquette County Historical Museum Operated by the Marquette County Historical Society, the State's largest historical organization, the Museum is located adjacent to the Peter White Library on Front Street and is open to the public. The museum features exhibits, artifacts, and research materials related to the heritage and cultural development of Marquette County. The museum has expressed an interest in relocating and expanding on another site. Upper Peninsula Children's Museum The UP Children's Museum offers a variety of interactive youth programs. These programs include the "Investigation Station" that features educational opportunities through investigation and creativity. The museum also hosts weekly programs such as story time, an animal exploration program, cooking demonstrations, and a youth journalism program . Marquette Master Plan - 2003 55 �The Marquette Maritime Museum The Lakeview Arena serves as an ad hoc venue for some performing arts 56 �Chapter Five - Community Facilities MooseWood Nature Center The MooseWood Nature Center is a non-profit organization whose goal is to promote understanding and stewardship of the natural environment. The center is located in the Shiras Pool Building on Presque Isle and offers numerous informational programs. They also offer a number of educational sessions geared specifically toward school children . Shiras Planetarium The planetarium is located at Marquette Senior High School, and offers a schedule of public astronomical shows for all age groups. The Marquette Maritime Museum The museum, located on Lakeshore Boulevard near the Lower Harbor breakwater in the historic sandstone waterworks building, provides a glimpse of the Great Lakes' and Marquette area's nautical histories. Self-guided displays include exhibits of old boats and marine hardware and memorabilia . Kaufman Auditorium The historic Kaufman Auditorium, built in 1928 and renovated in the early 1990's, seats approximately 830 people and serves as the community's only theater specifically designed for performing . The facility is maintained by the Marquette Area Public School District and is housed in the Graveraet Middle School building . Community and NMU groups utilize Kaufman extensively, with a majority of performances being geared toward the general public. Forest Roberts Theater Located on the campus of Northern Michigan University campus, the Forest Roberts Theater is an excellent college theater seating 540 people . University related events dominate the schedule with community groups competing for the few remaining free days . While performances are largely NMU related, most are open to the public. • Reynolds Recital Hall This recital hall is also located on the campus of Northern Michigan University, in the newly renovated Hedgecock Building . Other Performing Arts Areas There are several other locations in Marquette that have been used for performing arts events in the past but which are designed for activities completely different and thus are severely limited in their effectiveness . Among the areas used in the past have been St. Peter's Cathedral, the Marquette High School auditorium, three lecture rooms in Jamrich Hall at Northern Michigan University, the Superior Dome, Lakeview Arena, and the Downtown Commons area . The Superior Dome and Lakeview Arena are currently used for large, single event performances such as nationally known music acts that attract several thousand spectators. Both arenas serve adequately in this regard, though they suffer from somewhat poor acoustics. Some performing arts venues, such as the popular Boathouse Theater, will need to be addressed in the future potentially by moving the theater to a different location . Marquette Master Plan - 2003 57 �Partridge Bay MARQUETTE COMMUNITY MASTER PLAN Recreational Facilities O.t.t5ourc~ 1•,llirqlldltP.-b& ~«re.bOtlPlan. ZOCD No,,,gPnn: USA Mlpof M ~ County 550 0.■ ie--C::::J--III0.[3:==::j 0. 6 Miles Presque Isle Harbor t"" > ~ m RNERST C/l ~ !"o Marquette Bay tTl ,:i ..... 0 CJ City Park N Existing Bike Path ,:i /'v Future Bike Path Pioneer Road Softball Diamond Map 5.5: Marquette's Recreational Facilities 58 Ii �Chapter Five - Community Facilities ~ Art GalleriesNisual Arts With the exception of a few generally small sites, there is not much space in Marquette for use by the public or by community groups for display or creation of the visual arts. The Lee Hall Gallery at Northern Michigan University, one of the few public spaces in the local area specifically designed for art display, is used by the University for all but three weeks of the year. Construction of a new Art and Design addition is currently underway at the University and will include two new art galleries. Completion of the new addition is expected in the fall of 2004. The Marquette Arts and Culture Center, located within the Peter Wh ite Library, is also used for the display and promotion of arts within the City. Occasionally, areas in shopping malls, City Hall, restaurants, and motel lobbies are also used for art exhibition . Several private art galleries are located in the City that display and sell local arts and crafts . Marquette has few community spaces specifically designed as creative areas for arts in classroom, workshop, or studio form . Those private areas that are available are severely limited in the ir use . The Women's Federated Clubhouse, the Peter White Public Library, and the Community Center section of City Hall have space available for public meetings. However, they rarely accommodate the visual arts and their use is restricted with regard to scheduling and accessibility. Despite the current lack of suitable venues for the creation and display of the visual arts, the City is committed to investigating additional opportun ities to create or enhance these cultural venues. • ~ ,,.------. " RECREATIONAL PARKS AND OPEN SPACE The City of Marquette abounds with almost 500 acres of public recreation land (See Map 5.5). Hilly to rugged terrain and natural landforms characterize much of the City, although it is Lake Superior with its rocky shoreline and sand beaches that dominates the visual landscape. The scenic beauty of the lake shoreline is also one of the City's greatest assets w ith regard to economic development. Such natural assets, unique physiography, and a distinct climate enables the City to offer a variety of recreational programs and facilities not practical or feasible in other communities. In addition to the public recreation lands located within the City limits, many nearby local, county, state and federal parks, and acres of corporate property held by mining and forest companies are available for public recreation . Regional Parks Presque Isle Park and Marina Marquette's recreational crown jewel is located on Presque Isle, a 323-acre forested oval-shaped headland that juts into Lake Superior at the northern tip of the City. For over 110 years, most of "the Island", as it is referred to by local residents, has been kept out of development to preserve its natural beauty. Major facilities at the year-round park include an indoor pavil ion, picnic areas, crosscountry ski/nature trails, tenn is courts, grassy open areas, a scenic perimeter drive, band shelter, playground, and large outdoor swimming pool. Most of the improvements are concentrated in the south part of the park near the entrance. Presque Isle is also the site of the Upper Harbor breakwater and lighthouse and the City-owned 97-slip Presque Isle Marina . ,,.._ I Marquette Master Plan - 2003 59 �"Marquette offers a high quality of life with abundant recreation opportunities." "Our beaches and lakes provide wonderfully healthy areas for our children, grandchildren and adults. Please don't take [it] for granted." Entrance to Presque Isle Park "Water quality, green space, etc. should receive priority attention when making decisions." Shoreline along Lake Superior Children's playground at Mattson Lower Harbor Park 60 �Chapter Five - Community Facilities Tourist Park Located off County Road 550, this 40-acre park provides visitors and residents with a swimming beach, fishing, softball, hiking and picnicking facilities and a campground with 110 campsites. The park is home of the annual Hiawatha Music Festival held in August. In May of 2003, Tourist Park suffered severe damage as a result of the Dead River flood. Rushing waters from an upstream breach in the Silver Lake dam caused the earthen dam at Tourist Park to give way, resulting in the draining of the Tourist Park Basin . In addition to the draining of the basin, the area was affected by severe erosion and sedimentation . Clean-up efforts are currently underway as City leaders continue to investigate options for the repairing the basin and park area . Community Parks and Playgrounds Lake Superior Shoreline The City of Marquette has approximately twelve miles of shoreline along Lake Superior, the majority (56%) of which is owned by the City of Marquette. A large portion of th is area is preserved for open space and recreational facilities. Facilities such as Presque Isle Park, Shiras Park/Picnic Rocks, Mattson Lower Harbor Park, and South Park Beach are all situated along the Lake Superior shoreline . A bike path runs the length of the shoreline between Presque Isle and the southern City limits with the exception of the area between the southern/western end of Mattson Park and the southern end of South Park Beach . Plans for the completion of this segment of the bike path system exist. The area of shoreline south of South Park Beach to the City limits is all zoned for recreational use but is unimproved . Ellwood A. Mattson Lower Harbor Park and Cinder Pond Marina Located on Lakeshore Boulevard just north of the ore dock in Marquette's Lower Harbor, this 22-acre park has a large grassy open space, park benches, picnic tables, playground, concession stand/ restrooms, a shoreline bike path running through the length of the park, and an illuminated walkway (period style lighting) paralleling the waterfront. The park has become the City's most popular site for special summer events, regional festivals, concerts, fireworks displays, and other large gatherings. During the winter months, a lighted outdoor ice rink is located in the park. A 101-slip municipal marina was constructed in 1995 at the east end of the park at the Cinder Pond site. Marquette Community Center Attached to the Marquette City Hall, the community center provides a gymnasium that is used for basketball, volleyball, exercise classes, and a variety of other activities such as Senior and special education programs. The facility is universally-accessible and is open to the general public during work week lunch hours. Marquette Senior Center The Marquette Senior Center, located on Baraga Avenue, provides a variety of services for Marquette's senior population. Such services include general information dissemination and referral services, health programs, arts and crafts programs, cooking demonstrations, and other miscellaneous support services. Shiras Park Located off Lakeshore Boulevard on the shore of Lake Superior, Shiras Park is flanked by Picnic Rocks to the north and McCarty's Cove adjacent to the U.S. Coast Guard Station to the south (Both locations are a part of Shiras Park). Along with grassy open space and picnic tables, principal features include a lengthy sand swimming beach, parking areas, and a linear shoreline bike path . Marqu ette Master Plan - 2003 61 �62 �Chapter Five - Community Facilities North Marquette Athletic Field North Marquette Athletic Field, located on Presque Isle Avenue, contains a softball diamond, two regulation baseball diamonds, a junior baseball diamond, basketball court, playground equipment, outdoor ice rink (lighted), restrooms, soccer field, and spectator bleachers including barrier-free seating . This facility is mainly used by Marquette area softball and baseball leagues. Hurley Field Hurley Field is located in a residential neighborhood in the heart of "South Marquette" . The 2.5-acre facility includes a lighted outdoor softball field and adjoining tot lot and basketball court. With a long-standing fast pitch softball tradition, it is arguably Marquette's most popular ball field. River Park Sports Complex Located in the north part of Marquette off Hawley Street, the sports complex contains four softball diamonds and three soccer fields . Supporting facilities include spectator seating, restrooms, and picnic areas . Pioneer Park The 3-acre park, located at the west end of Pioneer Road, consists of a regulation softball field . This facility has not been used extensively since the opening of the River Park Sports Complex. Mount Marquette Lookout Mount Marquette is located in the south part of the City in undeveloped wooded terrain . Accessed by Mount Marquette Road near the Carp River, a lookout at the summit provides a scenic, panoramic view of the City of Marquette and Lake Superior. A groomed snowmobile trail and hiking trails are also located at the site. Fit-Strip/ Cemetery Cross-Country Trail Located in the central part of the City at the southwest corner of the Park Cemetery, this recreational site contains lighted cross-country ski trails during the winter months. The pathways also serve as jogging trails in the summer and include developed exercise stations. South Beach Park Located immediately south of the municipal power plant off of Lake Street in South Marquette, South Beach has a swimming beach on Lake Superior with a lifeguard, universally-accessible restrooms, a viewing platform facing the lake, and a paved parking area. Neighborhood Parks and Playgrounds Williams Park Williams Park is located off Ohio Street across the roadway from Parkview Elementary School. The 2acre park has tennis courts, a basketball court, tot lot equipment, park benches, a landscaped/ terraced area, picnic tables, and a paved play area . Harlow Park One of Marquette's older parks, this 5-acre site is located on the north side of Washington Street, south of the park cemetery. It contains the Veteran's Memorial Mall, as well as numerous benches and trees, a paved play area, tot lot equipment, and a basketball court. Marquette Master Plan - 2003 63 �Giants Foot Park The City hopes to expand the existing trail system throughout Marquette 64 Ii �Chapter Five - Community Facilities Shiras Hills Park and Giants Foot Park These relatively small facilities are located in the south part of the City in two residential neighborhoods. Both include hard playing surfaces, a basketball court, playground equipment, and grassy open space . Miscellaneous Greenspace Father Marquette/Lakeside Park Located adjacent to the Marquette Chamber of Commerce building, these small green areas overlook Lake Superior and Marquette's Lower Harbor. Features include grassy open space, landscaping, benches, and a statue of Father Jacques Marquette. Pocket Park This small park fronting Washington Street in the Downtown core consists of a grassy area with benches and lighting nestled between commercial buildings. The park is also used for seasonal noon concerts and is accessible by elevator from the city parking ramp in addition to the street. Spring Street Park This 3-acre park is located near the Snowberry Heights senior housing complex on Spring Street. The park currently consists of a large grassy open space with concrete walks meandering throughout the site. The space is used as a lighted outdoor ice rink during the winter months. Downtown Commons Located near the corner of Washington and Third Streets, the Downtown Commons offers convenient parking for Downtown businesses as well as other features . When completed, the area will offer public restrooms, a public ice-skating rink, a warming house, and other amenities . There are also plans to include a water element piece of art, space for a farmer's market, and connections to the existing bike path . La Bonte Park This small parcel of green space is located on Lakeshore Boulevard, south of the Dead River. It is used primarily for pedestrians walking to and from Presque Isle . Bike Path The City of Marquette is fortunate to have an extensive path system, covering almost 14 miles, that provides public access for bikers and pedestrians to some of the most scenic areas of the City. The Holly S. Greer Shoreline Bike Path is located along the Lake Superior shoreline from Presque Isle to Mattson park. It is also part of the larger North Country Trail System. While still in progress, th is 4,000 mile footpath is planned to link communities and scenic wilderness areas across seven northern states from New York to North Dakota . In addition to the shoreline bike path, paths and fitness trails are provided along the McClellan Avenue corridor extending almost the entire north-south length of the City. In order to help complete the " gaps " that currently exist in the system, both the Master Plan and the City's current Recreation Master Plan call for several new segments to be added, totaling an additional 6 miles of trails. These include the new Lower Harbor greenway that will provide connections from Mattson Park to Mount Marquette Road in the City's far south. The Master Plan also identifies the need for a pathway along Mount Marquette Road and north to connect with the existing McClellan Avenue system . These new additions would provide a complete bike trail around the entire City of Marquette. Marquette Master Plan - 2003 65 �Proposed location for a linear park along the former rail line 66 Ji �Revisions to Current Park and Recreation Plan • • • • • • In 1999, the City of Marquette revised its Park and Recreation Master Plan . This new plan identifies deficiencies in the current system as well as new opportunities to extend its facilities and services. The proposals presented in the revised plan include: • Upgrades to Tourist Park • Development of a comprehensive trail system • Upgrades to Presque Isle and its marina • Development of new soccer facilities • Development of a kayak / canoe facility • Creation of new neighborhood parks in underserved areas • Upgrades to outdoor ice rink • Development of a linear park along Washington Street railroad corridor One other critical issue that surfaced in the new Park and Recreation Master Plan is the need for "special climate-driven and adapted recreation planning and design for all City recreational facilities to change and improve winter livability" (Northern Planning Associates 1999). Such planning would focus directly on Marquette's vision to become a winter destination with the outdoor recreation programs and facilities needed to attract visitors. City leaders feel strongly that winter is a strategic advantage for Marquette, and that development of a comprehensive recreation plan to address winter opportunities would be a distinct advantage. Attention should be given to the types of winter activities available, the design of the facilities to improve comfort and use, as well -as the marketing and promotion of these activities to help send the message that Marquette is truly a premier winter destination . Specific details regarding the recreation inventory, recommendations, and prioritization can be found in the City of Marquette Parks and Recreation Master Plan, 1999 . • • • Marquette Master Plan - 2003 67 �~ ~ ~ /F' "Listen to all voices and interests, and make decisions on long-term benefits/interest of entire community." ,.--.... I" ,,.........__ I" "Please listen to the people who live here." ~ Residents discuss their ideas at a Community Visioning Session 11 People seem to becoming more involved which is evident in attendance at community events." Walter Ku/ash discusses traffic considerations at a public meeting Residents review the results of the Community Visions Sessions 68 �Chapter Six - Public Participation Strategies Chapter Six PUBLIC PARTICIPATION STRATEGIES INTRODUCTION The inclusion of public participation is often a required component of any planning effort. Unfortunately, this public participation component too often consists of a public meeting where participants are simply asked to "sign-off" on an existing plan or course of action. Such a format does not allow for a meaningful discourse between the residents of a community and the planning body. In order to truly represent the wishes and opinions of the local community, public participation must be an ongoing process throughout the life of the project. It must also use a number of different mediums in order to reach the largest possible segment of the population, in hopes of representing the needs of the entire community. The City of Marquette has taken very seriously this need for public input as a way to ensure their master plan is an accurate reflection of their residents' vision for the future . Throughout this document, quotes from community residents have been highlighted and statistics relating to the results of the public participation process have been used to identify issues that Marquette residents feel most strong ly about. This chapter represents the sum total of all of this community input. It outlines the processes that have been used to collect meaningful input from the community and reports the full results of these participation sessions. This chapter will outline the public input results from the community visioning sessions, student visioning sessions, written survey, and telephone survey. METHODS OF PUBLIC PARTICIPATION The City of Marquette's dedication to meaningful public participation is immediately evident upon examining the number of different mediums that have been employed in order to reach the greatest population. Such mediums include: • Community Visioning Sessions - Four Community Visioning sessions were conducted by the Beckett & Raeder consulting firm in order to solicit public opinion regarding the master planning process. These sessions were open to the public and sought to determine residents' opinions on the following topics : o Where are we now? o Where are we going? o Where do we want to be? o How do we get there? • Student Visioning Sessions - During a special Community Visioning session, Beckett & Raeder hosted a student workshop with a group of student council members from Marquette Senior High School. The workshop collected student opinions about the City's "pros and cons" as well as their ideas for Marquette's future . • Written survey - A 40-question survey was distributed to local residents. A total of 459 surveys were collected and analyzed as part of the public participation process . • Telephone survey/ interview - The same 40 questions were presented to 380 residents selected at random to receive a telephone survey. • Informational Web-site - An informational web-site (www.OurCommunityPlan.com) was created in order to keep residents up to date on the progress of the master planning effort. The site contains details about the project, special announcements, current status, and documentation of a number of important informational documents . Marquette Master Plan - 2003 69 �Residents attend a meeting to discuss plans for the Lower Harbor waterfront Maps displaying characteristics of Marquette were placed on public display 70 �Chapter Six - Public Participation Strategies • • Informational videos and public television spots - Several special sessions (such as the presentations by Dan Burden and Wa lter Kulash) were videotaped and aired on the public television cable channel. Videos discussing the current issues facing Marquette, as well as programs discussing future scenarios and recommendations will also be aired to the general public. Public displays with comment cards - Maps depicting different analyses and draft recommendations regarding Marquette's master plan were placed on display at the local library. The public was encouraged to review the information and fill out comment cards with their issues and ideas. PARTICIPATION RESULTS General Themes Although community members addressed a wide variety of concerns, there were a few common themes that were evident regardless of the method in which the information was collected. Generally, Marquette residents felt strongly about the following subjects: • Appreciation of Marquette's natural resources, and a desire to protect them • • • Appreciation and desire to maintain Marquette's "small town atmosphere", particularly its high quality residential neighborhoods Concern regarding the lack of high-quality and diverse employment opportunities • Desire to revitalize the downtown business district and increase its connection to the waterfront Dislike of the sprawling development pattern evident along U.S.41 • Frustration over the growing traffic congestion within the City • Need to protect and promote the historic quality of buildings and neighborhoods • Concern over the influence of NMU and MGH, particularly as it relates to the City's tax base and the effects of the student population on residential housing areas Desire to create a walkable city through increased pedestrian trails and connections • These general themes, presented in detail on the following pages, were recorded and translated into a comprehensive list of Marquette's guiding principles and a series of public policy statements that support them . The establishment of these community "themes" formed the framework for the community master plan . • Marquette Master Plan - 2003 71 �Marquette is striving to be a premiere a/I-season destination Residents want to enhance recreation opportunities along Lake Superior 72 �Chapter Six - Public Participation Strategies A Great Community Marquette embodies all of the great attributes of a great community - history, a traditional downtown, a working waterfront, quaint neighborhoods, prominent institutions, natural beauty, and friendly people. A great community is necessary to promote growth and diversity of population, housing, employment opportunities, and tax base. Obiectives 1. 2. • • • • • • • • Promote Marquette's all season quality of life as a premier Winter City. Maintain Marquette's image as an Upper Peninsula community by developing design standards that reflect and reinforce Marquette's local values. 3. Promote new growth within the community by directing development opportunities to vacant and underutilized properties. 4. Maintain and enhance all season public access and recreation opportunities along Lake Superior. 5. Protect the community's cultural heritage by preserving its architectural and historically significant properties. 6. Continue the revitalization and redevelopment of downtown Marquette. 7. Make Marquette a year-round walkable community. 8. Encourage planned, coordinated, thoughtful, and sensitive, expansion of Northern Michigan University and Marquette General Hospital, especially those expansions that respect the inherent values of the neighborhoods . 9. Recognize and promote the arts as a necessary ingredient for a livable city. 10. Consider winter-related issues in the evaluation of building and project proposals in the City. 11 . Communicate with other northern communities that experience similar climatic conditions to sha re ideas and solutions to common problems. 12 . Encourage and support outdoor winter recreational and cultural activities . 13 . Encourage building and site design, which makes the man-made environment and the city appear vibrant in the gray and wh ite winter season . 14. Promote the establishment of regional partnerships w ith adjacent mun icipalities and other governmental agencies focusing on commun ity planning, environmental, economic development and delivery of service issues . • • • Marquette Master Plan - 2003 73 �Neighborhoods should be designed to promote walkability and liveability Residents are committed to maintaining high-quality neighborhoods 74 �Chapter Six - Public Participation Strategies Viable and Liveable Neighborhoods Neighborhoods are the foundation of the community. Every neighborhood should have a well-maintained housing stock, connections to public facilities, be walkable, and possess its own sense of place and uniqueness. re • • • • • • • • • • • • • Obiectives 1. Promote housing policies, which favor investment in the maintenance of existing housing, and the continued stability of Marquette's residential neighborhoods. 2. Focus reinvestment activities, such as owner and rental occupied housing improvement loan and grants, in those neighborhoods, which show signs of incipient housing decline. 3. Utilize public infrastructure capital improvements as a means to leverage private reinvestment in neighborhood housing . 4. Ensure that zoning regulations allow for a diversity of housing types, densities and mixed uses, i.e. small lot single family, cluster housing, upper story apartments, live/ work units, and granny flats . 5. Encourage the designation and utilization of locally designated historic districts to promote historically appropriate exterior modifications . 6. Ensure that single-family residential zoning districts reflect the actual yard, dimension, and bulk requirements of the residential units and lots in order to avoid neighborhood-wide nonconformity. 7. Encourage a mix of housing types and price ranges including affordable, mid and high-end housing . 8. Encourage the establishment of active neighborhood associations . 9. Implement a citywide rental housing inspection program and work with landlords of substandard housing to improve the condition and quality of rental housing. 10. Consider the establishment of an exterior maintenance code enforcement program in neighborhoods exhibiting signs of housing decline . 11 . Coordinate efforts with Northern Michigan University to promote non-dormitory housing in walkable proximity to the campus . 12. Institute a long-term program to develop neighborhood specific walkability master plans where the City and neighborhood residents collaborate on the identification of programs and projects . 13 . Promote and encourage neighborhood public school facilities . 14. Provide for all season non-motorized connections (i .e. sidewalks, pathways, and trails) within each neighborhood to community and public facilities . 15. Encourage opportunities for the introduction of limited, neighborhood-based, retail uses in residential neighborhoods. 16. Encourage pedestrian scale neighborhoods with appropriate amenities such as pedestrian scale lighting, street trees, grass terraces, and street widths applying traffic calming principles and the Institute of Traffic Engineers (ITE) guidelines . Marquette Master Plan - 2003 75 �Revitalization of their historic Downtown is a top priority for residents The Lower Harbor redevelopment project will help extend the Downtown 76 �Chapter Six - Public Participation Strategies A Historic and Diverse 24-7 Downtown If a community were an organism then the downtown would be its heart. The health and pulse of the downtown is a direct reflection of the community. Downtown Marquette needs to strive to be a 24 hour 7 day a week downtown containing retail shops, dining, entertainment, offices, and residences. A strong downtown is a strong community. Obiectives 1. 2. t9 e e • • • Ensure that downtown remains the activity focal point of the community. Protect first floor building space from being converted to offices for professional and service firms . 3. Continue efforts to procure housing for the downtown. 4. Utilize the former Soo Line "roundhouse" property for a residential and mixed-use infill project with access to the downtown . 5. Encourage and recruit additional entertainment venues into the downtown . 6. Extend the downtown to the Lower Harbor redevelopment project with physical and economic connections along Baraga Avenue and Lakeshore Boulevard to a proposed hotel and conference center, and residential developments. 7. Redevelop underutilized surface parking areas for mixed-use infill projects. 8. Continue streetscape improvements west to McClellan Avenue. 9. Continue to provide funding programs that encourage the improvement of facades, signage, and exterior building elements . 10. Investigate the potential of designating the downtown as a National and Local historic district. 11 . Work with the organizations and business owners to encourage entrepreneurship (i .e. training, advertising methods, window displays, merchandize lighting) and provide business hours that meet the needs of consumer. 12 . Promote the development of a pedestrian scale downtown environment that functions well in all seasons. 13 . Utilize overlay zoning to protect and increase property values, encourage the appropriate renovation of historic buildings, and maintain a pedestrian quality to the downtown. 14. Keep City Hall, the Post Office, and other city, county, state and federal governmental offices in the downtown . 15. Improve downtown transit connections and establish a climate-responsive bus shelter in the downtown, to encourage all season utilization of transit as a viable transportation alternative . • • • ·• • Marquette Master Plan - 2003 n �This roundabout is an example of a new approach to help curb traffic congestion (Source: Portland Office of Transportation 2003) As this example depicts, roads should be designed to accommodate nonmotorized transportation (Source: Burden 2003) 78 �Chapter Six - Public Participation Strategies An Efficient, Functional, and Connected Vehicular Transportation System The ability to move people, services, and goods to and within a community is paramount for its economic well-being . The community transportation system should be an efficient network of streets, functional in their design, and connected with each other. The transportation system should provide a reasonable level of service for vehicular traffic without impacting adjacent land uses . Streets need to be liveable. Obiectives 1. Review and revise citywide cross-section standards for each street type. These standards should apply to roadway construction and re-construction and result in the reduction of roadway pavement width, an increase of the terrace (zone between the curb and sidewalk) area, and employ traffic calming principles. 2. Extend McClellan Avenue to Wright Street. 3. Extend Seventh Street from US-41 to Washington Street. 4. Extend M-554 west into Marquette Township providing a future east-west connection between these municipalities. 5. Establish the Fair/ Kaye connection adjacent to Northern Michigan University and Marquette General Hospital. 6. Work with MOOT to realign the US-41 / Front Street intersection . 7. Establish Genesee Street as the intersection accessing the Lower Harbor area . 8. Boulevard with landscape medians portions of McClellan Avenue between US-41 and M-554 intersection . 9. Implement recommendations of the Transportation Framework Plan . 10. Implement a quality, creative, and comprehensive signage and wayfinding system for the community. Marquette Master Plan - 2003 79 �The above examples show how a walkable community can contribute to a high quality of life (Source: Burden 2003) 80 �Chapter Six - Public Participation Strategies A Walkable Community Maintenance of quality of life is a key issue for the community. There is no better determinate and ingredient to maintain quality of life than carrying out a design to keep and expand the walkability of the City of Marquette. Walkability and Quality of Life are tightly linked . Marquette's future quality of life will be determined by minimizing the amount of time residents are in motorized traffic, minimizing crossing widths of principle streets, and provisions for active living patterns accentuating walking and bicycling for all ages. Obiectives 1. Roads should be kept small and well linked . 2. Evaluate land uses practices to ensure that they do not generate more and longer trips, or reduce and compress trips. 3. Land use and sustainable development are regional issues, which affect Marquette's quality of life. Close communication and coordination of planning are needed to prevent the improper sizing and placement of schools, libraries, parks and big box retail, which will add to increase traffic trips and congestion . 4. There must be a balance between the quality of life associated with a Winter City and snow removal. Marquette needs to become the North American leader in progressive snow management/removal practices, and balance the needs of the automobile with those of pedestrians in the winter season . 5. As residents age there is a need for quality affordable and appropriately designed housing in a choice of central locations in the community where walking, not driving is the preferred mode of transportation . 6. The City needs to evaluate its parking practices and requ irements . Off-street parking must be minimized in order to achieve proper infill, mixed use, compact housing, and a w alkable community. 7. All season connections and linkages between neighborhoods and community facilities are needed to increase the ease, safety, and convenience of walking and bicycling . 8. Implement recommendations outl ined in the Walkable Communities element of the Master Plan . Marquette Master Plan - 2003 81 �Marquette is encouraging the development of new "clean industries" The City is encouraging the reuse of abandoned facilities 82 �Chapter Six - Public Participation Strategies • • • • • • • Economic Diversity: A Family Sustainable Workplace A job opportunity for all age groups is important to foster a community quality of life . Without a full spectrum of job opportunities certain segments of the population will depart the community and in doing so affect the overall quality of life. Likewise, the absence of job opportunities will impair the recruitment of new families to the community. Therefore, familysustainable jobs are important to the community's future . Obiectives 1. 2. 3. 4. 5. 6. 7. 8. Encourage business development, which provides for a diversity of employment opportunities and a living wage. The shift from a natural resource extraction based economy (i .e. mining and lumber) to a service economy (education and medical services) has created a more stable economic environment for the City. The City and the Marquette region should embrace a strategy of developing a professional based service economy including the medical, higher education, and allied professions . Util ize the community's telecommunications infrastructure, university, medical and natural assets to recruit non-service sector businesses such as telecommunications, internet, software development, pharmaceutical and biotechnology research in the Iron Bay Business Park . Nationwide as the population ages, younger retirees are seeking locations possessing tertiary medical facilities , educational and cultural oppo_rtunities, and a quality environment. The City should position itself to recruit this mobile and higher-income population segment. · Continue redevelopment efforts of the Lower Harbor, former Orphanage property, and other brownfield and greyfield sites as mixed-use projects. Promote all season eco-tourism, sport tourism, and heritage tourism as a way to increase the awareness of our natural surroundings and also to develop the Marquette economy. Establish programs, which promote the retention and growth of existing businesses . Work with the Lake Superior Community Partnership to foster economic development opportunities in the City and greater Marquette area. Marquette Master Plan - 2003 83 �The City is developing regulations to protect sensitive natural resources Residents feel strongly about protecting their natural resources 84 �Chapter Six - Public Participation Strategies Living and Designing with Nature - A defining attribute of Marquette is its rugged natural beauty and its distinctive, four season climate . In combination, Lake Superior, the watersheds and their tributaries, woodlands, and varied topography frame the community and give it an undeniable appeal. Living with nature and the ability to accommodate new growth in the community while respecting the natural heritage and climatic factors of the region is extremely important for future generations and Marquette's quality of life . Obiectives 1. 2. Recognize Lake Superior as Marquette's premiere focal point. Ensure that appropriate standards and regulations are incorporated into the City Zoning Ordinance that encourage quality land and site design with appropriate considerations for winter. 3. Establish regulations, which will encourage the sensitive development of properties within the South McClellan Avenue and Marquette Mountain area . 4. Enact regulations, which manage storm water runoff and protect the water quality of Marquette's watersheds and tributaries . 5. Adopt watershed overlay zoning provisions for the Whetstone Brook, Orianna Creek, Dead River, and Carp River watersheds. 6. Promote a compact urban development pattern by redeveloping and remediating known brownfield properties within the City with tax revenue producing projects. 7. Develop a community wide greenways system, in cooperation with other organizations and agencies, which incorporates community parks and open space, the lakefront, mountain bike trails, and other pathways. 8. Expand the urban forestry restoration program to plant more trees within the City, with emphasis on native trees and shrub species to increase the amount of winter greenery in the City. 9. Encourage landscaping treatments which improve winter micro-climatic conditions and reduce wind chill 10. Establish night-sky regulations to manage evening outdoor light pollution . 11. Promote environmental stewardship with a partnership between the City and its citizens . Marqu ette Master Plan - 2003 85 �The lake Superior shoreline is particularly important to residents Many residents are concerned about increasing traffic congestion Marquette's many historic homes are in need of protection 86 �Chapter Six - Public Participation Strategies • • • COMMUNITY VISIONING RESULTS Marquette's community development department sponsored four Community Visioning workshops over a period of three days. Consultants, Beckett & Raeder, facilitated the workshops, which were open to the general public and held at the Community Forum in the Lakeview Arena . Participants were divided into groups of 4-5 and asked to participate in a series of brainstorming exercises that focused on four primary questions: • Where are we now? • Where are we going? • Where do we want to be? And • How are we going to get there? These exercises helped residents to identify issues confronting their community and generate ideas for the future direction of the city. Where are We Now? Participants were asked to think about the "current state of affairs" in Marquette from two different angles: 1) Assessing Marquette's assets and weaknesses, 2) Defining issues and concerns about living in Marquette today. Overwhelmingly, participants noted Marquette's natural resources and recreational opportunities as top assets of the community. The forests, Lake Superior and its shoreline, rivers and streams, the bike path, and other recreational opportunities were all identified as important community assets. The small town atmosphere and friendly people were also often noted as assets about living in Marquette. Even as most participants felt that Marquette has a high quality of life, they feel the city lacks diverse and "high quality" employment opportunities. Many feel this is a deterrent for young people remaining in Marquette. Other issues that came out as top liabilities include the traffic and retail sprawl around the city. These two issues were often linked, as one table put it "many dangerous roads around retail sprawl" . Many felt Marquette has too much traffic congestion for a city of its size. Several issues had both a positive and negative element associated with them . For example, participants are proud of the bikepath running along the waterfront streets, but would like to see better connectivity into the neighborhoods and beyond . Also, participants identified the historic architecture and use of sandstone as an indigenous building material, but are concerned that a lack of historic preservation might mean a loss of these assets in the future . Similarly, participants are proud of the city's neighborhoods and housing stock, but identified a lack of affordable housing and diverse housing in the city as a weakness . ~ Northern Michigan University is another example, where participants noted the school as an asset for the cultural events that it brings to the comm unity. However, many noted some effects of the school as liabilities, such as student housing and traffic encroaching into neighborhoods. Many also noted the abundance of tax-exempt property owned by the university as a key concern for the city 's future budget. While still considering the question " Where are we now?" , participants were asked to identify the most pressing issues and concerns that Marquette is facing . Those identified as the top issues focus around three categories: Neighborhood Issues, Development Issues and Jobs/Quality of Life Issues. Marquette Master Plan - 2003 87 �~ ~ ,.........___ /1 ~ r Small groups work together to generate ideas regarding Marquette's future ,--..__ ,- ,--..__ ,...._ Participants in the Community Visioning Sessions share their ideas 88 �Chapter Six - Public Participation Strategies Neighborhood Issues: Preserving neighborhood quality is a high priority for residents, particularly as it relates to the encroachment of student housing into residential areas. Participants felt these rental houses are not well-maintained and that students disrespect their neighbors with late night noise and other "rowdy" behavior. Other neighborhood issues included parking on lawns and sidewalks, and the lack of sidewalk snow removal. Other groups pointed out the need for historic preservation of the housing stock in neighborhoods. Development Issues: Participants identified Downtown and the adjacent waterfront as a key development priority. Protection of the Lake Superior shoreline was also a critical issue according to some. Others would like to see retail development along the shoreline, while maintaining public access to the waterfront. A "livable" and "walkable" Downtown was identified as an important element in any future development of the downtown . Some groups identified specific land areas and their concern for how these will be developed or preserved . These areas included the Carp River Valley (The Bishop Trust land), and the south rail yard along the lakefront. Tax-exempt property, such as the university and hospital, was identified as an important concern, especially because these institutions are not contributing taxes to city services. Jobs/Quality of Life: Schools, jobs, and maintaining a high-quality environment were all identified as important concerns for the future quality of life in Marquette . Many noted the lack of employment opportunities and "family-sustaining" jobs and how these deficiencies may be related to the loss of young people . Others expressed concern that the future closing of the mine in Ishpeming will have a ripple effect on Marquette's economy and job base. • • • • • ~ ~ ~ Declining enrollment in schools and the budget cuts were of great concern to many participants . Many were concerned about the resulting loss of neighborhood schools and the elimination of programs in schools. They fear this w ill mean a loss of academic quality. Other comments not related to the above broad issues include the following : • Loss of forest land • Traffic congestion - • The need for a positive business environment astute traffic planning needed • Financial equity issues • Adequate funding for city services • "Big Box " replacing small businesses • Signage and visual landscape consistency ~ Marquette Master Plan - 2003 89 �Residents are fearful that "sprawl" along U.S.41 will continue to worsen "Big-box" retailers threathen the viability of Marquette's Downtown Residents want to see historical buildings reused, not demolished 90 �Chapter Six - Public Participation Strategies Where are We Going? After reviewing a list of trends specific to Marquette, participants were asked to imagine probable scenarios of what Marquette will look like in 10 to 15 years if these trends continue. Discussions were focused around five topics: Recreation/ Cultural Activities, Development, Transportation and Walkability, Neighborhoods and Housing Types, and Employment and Job Opportunities. These discussions produced some gloomy possible scenarios. As one group put it, Marquette would have a "lack of neighborhood services, decreased walkability, increased traffic, no neighborhood stores, and no neighborhood schools ." Many participants pointed out that they feel the City has measures in place to prevent some of these negative outcomes. At the same time, participants recognized that these "pressing issues" need to be confronted before they become problems. Issues participants noted included the following: Recreation I Cultural Activities • Increased demand for "senior" services and activities Decline in city services because of decreased tax base Snowmobile "hell" • Development: Where, Type & Quality • Linear retail sprawl out of city • • • • • • • • • • Destruction of "sense of place" • Too many franchised businesses - money leaves the city • Abandoned downtown (or overabundance of real estate agencies) • People moving to townships • Institutions gobbling up more and more taxable property • Development of The Bishop Trust land into ¼ acre lots with no access • Degradation of woodlands Transportation and Walkability • Uncontrolled traffic patterns • • Too great of a reliance on personal automobiles; not enough utilization of public transportation Continued traffic problems related to NMU/MGH and Marquette High School • Increase in bad drivers due to the aging factor Neighborhoods and Housing Types • Continued school decline and perhaps falling quality • Affordable housing becomes less and less available • Loss of historic buildings • Upscale developments and less emphasis on mid-level housing • Further deterioration of housing stock • Continued erosion of neighborhood businesses Employment and Job Opportunities • Loss of opportunity for young people • Predominance on non-career type employment • Domino effect from mine closing Marquette Master Plan - 2003 91 �Table 6. 1: Summary of "Preferred Futures" at each Visioning Session March 4th, 7 p.m. . . . ... . . . . Cluster development with site plan review Mixed-use neighborhoods Recreational opportunities that do not have negative impact on natural resources Youth hostels for campers, hikers, ski tourinq Greater housing for elderly with various levels of assistance Great job oooortunities for youth Re-develop downtown with full occupancy and vibrancy Stronqer role of city in new development Retention of historic architecture Develop community center on South rail yard March 5th, 2 p.m. . . . . . . . . Walkable and livable and user friendly community Connect non-motorized trails to provide a "walkable" city Diverse economy with a diverse population Vibrant downtown all day/niqht for tourists and local Preserve historic nature of city - city with personality Regional planning cooperation Like to see meaningful regional planning and zoning Maintain/expand healthy neiqhborhoods March 5th, 7 p.m. . . . . . . . . Vibrant downtown - retail, restaurants, entertainment, housing availability, pedestrian friendly, adequate parking Increased recreation based economy Adequate taxes for needed services More manufacturing Home base for high tech jobs Capitalize on unique assets (i.e. seasons, environment, history) Annex Chocolay, Marquette Townships Retain Presque Isle's uniqueness March 6th, 9 a.m . . . . . . . More residents living downtown, encourage non-motorized traffic, interconnect town and townships with bike paths, ski paths, hiking paths Maintain historic properties Retain high technoloqy jobs - hiqh waqes Middle income housing in downtown area - affordable Adequate traffic plan Environment-friendly way of life 92 �Chapter Six - Public Participation Strategies • -• --- Where Do We Want To Be? In this exercise participants articulated a vision of where the community should be in the next 10 or 15 years (See Table 6.1 ). These "preferred" scenarios were developed to show what Marquette could become if citizens and government actively respond to current trends. Those ideas that received the top "votes" are summarized into the follow scenarios: A vibrant downtown that makes use of the waterfront, promotes its historic quality, and offers a variety of retail, restaurants, and housing. Almost every group within each session commented that they would like to see a more enlivened downtown. Some groups had specific ideas, such as developing a community center on the south rail yard or creating a "commons" area . In addition to a variety of retail, entertainment and restaurants downtown, many would like to see residences and a more pedestrian-friendly environment. Several groups noted the need for historic preservation to maintain a "city with character." A recreation-based economy focusing on non-polluting forms of recreation. One group identified Marquette as a "quality winter experience." By capitalizing on this and the abundant natural resources in close proximity, Marquette could become a popular destination for outdoor recreation . According to many groups, they would like to see a focus on recreation-related economic development. Some envisioned youth hostels for hikers and more amenities for ski touring . Many groups wanted to see more of an emphasis on recreational opportunities that do not have a negative impact on natural resources and want to see Presque Isle retain its unique character. A more diverse economy including high tech, medical tech, and manufacturing jobs. Many identified the need for retaining and encouraging high-quality jobs and high wages as key components of a successful future for Marquette. Some groups would like to see more medical technology jobs; some would like to see more manufacturing jobs; and some groups envisioned high-tech, home-based jobs. The common component of all of the comments related to jobs is a greater emphasis on diversity. Diverse housing opportunities and well-maintained, healthy neighborhoods. Diversity in housing was also envisioned by many groups at the visioning sessions. "Neighborhoods will be reclaimed for single-family housing", wrote one group. Others called for more mixed-use neighborhoods, allowing for a variety of housing types as well as neighborhood retail. Another group identified the need for elderly housing with various levels of assistance. In order to protect open space, some groups would like to see more cluster development in outlying areas. Other groups emphasized affordability as a critical component to future housing projects. Connecting the great neighborhoods and vibrant downtown with trails and greenways leading to recreational opportunities and outlying areas. As one group put it, "we want a walkable, livable and user-friendly community" . Many groups identified the expansion of the bike path to create a network of trails to interconnect with neighborhoods, Downtown, and the surrounding townships. Many groups also mentioned a greater variety of ski paths and hiking paths are needed . A Greater Role for City Government. Many comments indicated a greater role for city government, including greater regional planning, site plan review, and a stronger role in new development. Many also saw a need for the city to have adequate taxes in place to fund needed services. Marquette Master Plan - 2003 93 �Residents are encouraged to voice their ideas at a public session Maps relating to the new Master Plan are posted for public display 94 . �Chapter Six - Public Participation Strategies • • • • • • • • • • • • How Do We Get There? Participants identified short-term strategies and actions intended to move the community in the direction of its "preferred" scenarios. The following is a list of some of the strategies: • Exchange ideas with, and learn from, other cities (Duluth, other winter cities, sister cities). • Create a historic district in the downtown and provide incentives for historic preservation. • Provide incentives for affordable housing . • Greater focus on environmental quality in the planning process . • Develop a bluff and slope ordinance for protection of these resources . • Greater oversight of new development to address walkability, livability goals. • Involve college students in the planning process and on city committees. • Seek active involvement by institutions: NMU and MGH. • Seek contributions for city services from these institutions. • Greater area-wide coordination (with Townships). • Annex Marquette and Chocolay Townships. • Establish a city income tax and use tax for non-residents. • Establish a rental code inspection and enforcement program . • Develop a uniform signage system . • Coordinate trail organizations and seek grant money to expand trails. • Recruit businesses by promoting high quality of life • Provide a program for paid services - such as handyman, grocery service, mowing, snow removal - for aging residents . This would provide jobs while helping aging population . • Incorporate ideas from traffic consultants • Use sensors at traffic lights Marquette Master Plan - 2003 95 �Students love Presque Isle Park, but do not like the pool Students were divided on their opinion of the "big-box" retail. Some like shopping at Wal-Mart, others said they dont' like the look of this area and feel unsafe crossing the street. The beach was a favorite spot for many of the student participants Most students indicated they don't like the Downtown because there is nothing to do. They also don't like the Lower Harbor buildings. 8 Figure 6. 1: Areas enjoyed and disliked by local students 96 The bypass was indicated as being unsafe and in need of a better bike path. �Chapter Six - Public Participation Strategies STUDENT WORKSHOP RESULTS A major challenge for Marquette is to retain its young people. Upon completing high school, many young adults leave for college and often don't return to settle in Marquette. Therefore, during a special Community Visioning session, student council members at Marquette Senior High School were asked their opinions about the city and what would make them stay. We also challenged them, as the next generation of decision-makers, to think of how they would plan for the future of their community. Students identified their likes and dislikes in two ways: first, by generating lists of "pros" and "con '.," about living in Marquette; and second, by indicating on a community map the places they like best and the least in the city (See Figure 6.1). Comments receiving the most votes are as follows : Pros: • Presque Isle Park • Bike paths • Ski hill in our town • All the new soccer fields Friendly • Golf course • PEIF and YMCA • "Lots to do in the summer " • East side neighborhoods • Dome • Old fashion downtown . Cons: • Over-developing and deforestation • • Shopping is very limited • Lack of good restaurants • • • • • • Businesses not reusing vacant bu ildings • • • • • • • Lack of Arcades and mini-golf Expansion on U.S. 41 Lack of activit ies: (roller rink/ laser tag) Cross walks needed by Target/Wal-Mart Broken down buildings on shoreline Big businesses (example: Starbuck's) coming in and replacing small businesses Too many cars Need more trees in neighborhoods Imagining a Future Marquette In small groups, students discussed the kind of community they would like to live in as an adult, perhaps ten to twenty years from now. Responding to the following questions: • Where would people live? • Where would people work? • Where would you shop? • On your day off, where would you go and what would you do? • How would you get to, work, shopping areas, and other fun places? • How would the air, water, and environment be kept clean? • What makes this "ideal" Marquette better than other places to live? Where would people live? Many of the students envisioned a greater amount of affordable housing in Marquette. Some specified where this affordable housing should be located, including " by the water ", on the east side and downtown . Students said they did not understand the purpose of building new housing before improving existing houses . "Improve existing houses and preserve trees in neighborhoods" as one group put it. Another group identified that people should live in town instead of the tearing down more woodlands. Some mentioned people will live in new subdivisions such as Oak Hills Estates . Marquette Master Plan - 2003 97 �Student Council members were included in a special community visioning session Students share their ideas about Marquette's future 98 , I �Chapter Six - Public Participation Strategies Where would people work? In general, students envisioned a greater variety of employment opportunities. Currently, they see the hospital as one of the few employment options available in Marquette. Some would like to see more environmentally-related jobs and more jobs in recreation. Many imagine more opportunities for entrepreneurs to open small businesses and doctors with their own practices. Other ideas included more technology and medical jobs, more union jobs, and an expanded mall that would provide new employment opportunities . Where would people shop? Some students suggested bringing more new stores downtown in order to attract more people. Most of the groups suggested an expanded mall for better shopping . Again, students questioned the need for new buildings instead of renovating existing structures and preserving trees. According to some students, a bigger mall here in Marquette would mean fewer trips to Green Bay, Wisconsin . The types of stores that the students would like to see include: • Sports stores such as Foot Locker and Eastbay • A Roller rink • Gift stores such as Pier One • Clothing stores such as the Gap, J. Crew, and Victoria's Secret • Huge department stores and a food court What would you do on your days off? While a few indoor pursuits were suggested, such as more restaurants and concerts, most ideas for entertainment came in the form of outdoor recreation . Students imagined residents and tourists engaging in a wide range of outdoor activities, including the following: • Water ski • • • • • • • • Swimming • Snowmobile • Sledding • Roller-blading • Camping • Boating • A Water park • Downhill skiing • • Bike rides (Marquette Mountain, back trails) Cross-country skiing How would people get to work, play? Though many students recognized the car as something here to stay, they imagine a wide range of other transportation in the future. One idea included an elaborate network of trails to be used only for roller-blading . Other groups suggested trains as a means of mass transit to and from the downtown, the university, the hospital, and neighborhoods. Most students said they do not image a bus system as a means of mass transit because they have a negative association with the current bus system . Marquette Master Plan - 2003 99 �,1 \ Students worked in small groups and presented their ideas to the class 100 �Chapter Six - Public Participation Strategies How would you ensure the natural environment is protected? Most students recommended a program for keeping the environment non-polluted and scenic, though they suggested different methods for implementing this vision. Some suggested hiring more city workers to keep things clean; others suggested using local prison inmates to do the work; and another group suggested volunteer labor by setting up programs to adopt-a-beach, adopt-a-highway, adopt-a-park, etc. Some groups envisioned better scenery with fewer gas stations and more bikes and roller blades than cars. What makes Marquette Unique? When asked what makes their future Marquette unique, they responded as follows : • Roller rink • Water park • Arcade • More beaches • • More things to do, but still relatively small, close community, 'more involvement from people Safe place to live/raise kids • Scenery / environment • Cleaner, more to do • Its location on Lake Superior, lots of trees, lots of fresh water, secluded, diverse • Lots of churches/ religions Other Ideas Students gave some final suggestions to improve the city. These included more cultural events and festivals. They would like to see more summer festivals, and a winter fest in association with NMU . Other ideas for improvement include keeping snowmobiles out of town, cleaning Shiras pool, and building a youth center. • • • Marquette Master Plan - 2003 101 �Table 6.2: Written Responses to Community-Related Questions Community-Related Questions SOMEWHAT AGREE AGREE DISAGREE SOMEWHAT DISAGREE Responses % Responses % Responses % Responses % 190 43% 177 40% 45 10% 31 7% 169 38% 151 34% 80 18% 45 10% 187 42% 154 35% 47 11% 56 13% 283 64% 92 21% 32 7% 33 8% 341 76% 72 16% 17 4% 20 4% 245 56% 125 28% 38 9% 33 7% 196 45% 170 39% 46 11% 21 5% + 372 86% - 52 12% BOTH 9 2% YES 336 82% NO 73 18% BOTH 1 0% Marquette needs to improve its sense of community? Marquette should provide additional recreation opportunities within the City? Marquette should provide additional cultural opportunities within the City7 Marquette should enact local regulations, which result in quality land development? Marquette should maintain the historic aooearance of our buildinos? Should the City work with adjoining communities to share the cost of commonly used services (e .g. Police, fire, parks) and facilities? Should the City be more aggressive in designing improvements into its reconstruction projects for elderly and physically impaired individuals? Is Winter a positive or negative attribute to living in the community? Do you feel the makeup of the community is changing? Table 6.3: Written Responses to Neighborhood-Related Questions Neighborhood-Related Questions If you had an opportunity to move to another neighborhood in the City, would you? YES NO Responses % Responses % 102 24% 325 76% AGREE Should the City make allowances for limited retail uses in residential neighborhoods such as markets, cafes, etc.? Neighborhoods should have sidewalks and pathways for all age groups? SOMEWHAT AGREE DISAGREE Responses % Responses % Responses % Responses % 179 41% 128 29% 49 11% 84 19% 284 64% 100 23% 33 7% 26 6% NOT IMPORTANT How important are neighborhood concerns when impacted by institutional expansion? SOMEWHAT DISAGREE SOMEWHAT IMPORTANT VERY IMPORTANT Responses % Responses % Responses % 16 4% 115 26% 306 70% 102 I �Chapter Six - Public Participation Strategies WRITTEN SURVEY RESULTS 459 respondents completed a written survey containing 40 questions relating to the City of Marquette Master Plan. The survey was broken into sections focusing on issues such as community, neighborhoods, transportation, economic development, housing, and the environment (for a copy of the full survey, please see Appendix C). The following tables show a summary of the survey results in addition to some representative comments submitted by the respondents. Community Responses to a series of questions relating to the Marquette community are presented in Table 6.2. These responses show that the respondents care deeply about their community and seek to improve it through increased recreational and cultural opportunities, careful choices regarding land use, and a commitment to furthering their sense of community. When queried about items within the community that they find visually displeasing, some common themes could be found centered on the following issues: • Industrial areas (smoke stacks, vacant buildings, unused ore docks and rails, etc.) • • • • • Vacancies in the Downtown business district Low quality or poorly maintained housing, particularly focusing on student rental houses Sprawl development occurring along U.S.41 The vacancy of the Old Orphanage building (respondents would l_ike to see it reused, not torn down) Lack of landscaping such as street trees, adequate lighting, etc. Neighborhoods Residents are generally happy with their neighborhoods, as evidenced by the 76% of respondents who said they would not move to another neighborhood in the City if given the opportunity (See Table 6.3). Consistent with their desire to have a "walkable" city, 87% of respondents agreed or somewhat agreed that neighborhoods should include universally accessible sidewalks and pathways . Finally, respondents are cautious about how their neighborhoods might be impacted by expansions from either the University or the Hospital. Only 4% responded that neighborhood concerns were "not important" when impacted by this institutional expansion . Marquette Master Plan - 2003 103 �Table 6.4: Written Responses to Transportation-Related Questions Transportation-Related Questions Marquette should provide for more northsouth street connections? Marquette should provide for more east-west street connections J Marquette should provide various nonmotorized modes of transportation such as sidewalks, pathways, and bike paths? SOMEWHAT AGREE AGREE SOMEWHAT DISAGREE DISAGREE Responses % Responses % Responses % Responses % 123 29% 108 26% 80 19% 107 26% 101 25% 111 27% 91 22% 108 26% 311 71% 89 20% 18 4% 19 4% Table 6.5: Written Responses to Economic Development Quest ions Economic Development Questions AGREE SOMEWHAT AGREE SOMEWHAT DISAGREE DISAGREE Responses % Responses % Responses % Responses % The City should seek to expand the tax base through commercial, office, and industrial development? 207 49% 135 32% 38 9% 46 11% Should the City promote the redevelopment of the Lower Harbor? 241 56% 107 25% 32 7% 54 12% EXISTING Should local economic development efforts primarily pursue new business or the expansion of existinq businesses? NEW BOTH Responses % Responses % Responses % 136 34% 183 45% 85 21% YES NO BOTH Responses % Responses % Is Downtown shopping important to you? 334 77% 98 23% Should economic development be a local qovernment priority? 338 79% 85 20% Responses % 3 1% Tab le 6.6: Written Responses to Housing-Related Quest ions Housing-Related Questions AGRE E SOMEWHAT AGREE SOMEWHAT DISAGR EE DISAGR EE Responses % Responses % Responses % Responses % Should the City enact a rental housing inspection program? 208 51% 109 27% 43 11% 49 12% Is it important for the City to encourage residential development that preserves open space? 286 69% 82 20% 31 7% 16 4% YES NO Responses \ Is student hous1nq a problem in Marquette? % I 53% 180 $75 ,000 - 100,000 Marquette needs more of what price level of housinq? Responses \ 162 % \ 47% $100,000 5150,000 5150,000 5225,000 OVER 5225,000 Responses % Responses % Responses % Responses % 215 66% 87 27% 17 5% 6 2% 104 I �Chapter Six - Public Participation Strategies Transportation Responses to transportation-related questions are presented in Table 6.4. While the responses regarding the addition of new north-south or east-west connections are fairly evenly divided, respondents clearly value connections for non-motorized transportation such as biking and walking . 91 % of respondents either "agreed" or "somewhat agreed" that the City should provide sidewalks, pathways, and bike paths to accommodate these modes of transportation . Respondents also had a number of write-in comments that involved various traffic complaints. In general residents are frustrated with the increased traffic and congestion resulting from the U.S. 41 corridor, in addition to smaller traffic infractions within the city. Economics Responses to economic development questions show that residents are generally in favor of new development within the City (See Table 6.5). Most support the redevelopment of the Lower Harbor and express a desire to retain Downtown shopping . What is not shown by these statistics, but is clear from the write-in survey comments, is that although residents acknowledge the need for new development, they are wary about how this development will take place . Comments show support for infill development or reuse of existing buildings in an attempt to protect existing natural resources and to slow the sprawl development along U.S.41 . The aesthetics of these businesses are also important to a community that prides itself on its rich history and the maintenance of these historical buildings throughout the city. Housing Housing, particularly as it relates to student housing, is a key issue for Marquette residents . Table 6.6 shows the responses to a series of questions related to housing within the Community. While respondents were somewhat divided on the question of whether or not student housing was a problem, a large majority (78%) did "agree" or "somewhat agree" that a rental housing inspection program should be enacted. Responses on the price level of housing show that a majority (66%) of people feel that housing below $100,00 is needed . This desire for more affordable housing was also evident in the number of write-in comments that even expressed a need for housing below $75,000 . • • • Marqu ette Master Plan - 2003 105 �Tab le 6.7: Written Responses to Enviro nmental Questions Environment-related questions SOMEWHAT AGREE AGREE SOMEWHAT DISAGREE DISAGREE Responses % Responses % Responses % Responses % Watersheds are large drainage areas, which empty into our streams, creeks, and eventually Lake Superior Is the City doing enough to protect the water quality in the Dead River, Whetstone, Orianna, and Carp River watersheds? 96 25% 138 36% 65 17% 81 21% Are you in favor of enacting regulations, which protect Marquette's sensitive resources such as wetlands, steep slopes, streams, and creeks, which may limit private property rights, 243 58% 79 19% 38 9% 59 14% YES Is the City doing enough to protect our environment? NO Responses % Responses % 178 48% 195 52% NOT IMPORTANT How important is the preservation and public access along Lake Superior to you? SOMEWHAT IMPORTANT VERY IMPORTANT Responses % Responses % Responses % 5 1% 45 11% 372 88% If', 106 I �Chapter Six - Public Participation Strategies • Environment Respondents were almost equally divided in their opinions as to whether or not the City is doing enough to protect Marquette's environment (See Table 6.7). They are clear, however, in the value they place on such resources. 88% of respondents felt that preservation and public access along Lake Superior was "very important" . 76% also "agreed" or "somewhat agreed" that regulations, promulgated by the City, protecting Marquette's sensitive ecological resources should be enacted . • • • • • • • • • • • • ..,. Marquette Master Plan - 2003 107 �Table 6.8: Telephone Responses to Commun ity-Related Questions Community-related questions SO M EWHAT AGR EE AGREE SO MEWHAT DISAGR EE DIS AGR EE DON'T KNOW Responses % Responses % Resoonses % Responses % Resoonses % Marquette needs to improve ,ts sense of communityJ 123 32% 53 14% 50 13% 124 33% 30 8% Marquette should provide add1t1onal recreation opportunities within the CIty J 188 49% 39 10% 29 8% 111 29% 13 3% Marquette should provide add1t1onal cultural opportunities w1th1n the C,ty? 214 56% 54 14% 13 3% 84 22% 15 4% Marquette should enact local regulations, which result In quality land developmentJ 206 54% 44 12% 19 5% 63 17% 48 13% Marquette should ma,nta,n the historic appearance of our bu1ld1ngsJ 324 85% 26 7% 4 1% 22 6% 4 1% 256 67% 41 11% 13 3% 44 12% 26 7% 206 54% 51 13% 21 6% 65 17% 37 10% + 304 80% - 76 20% YES 230 61% NO 150 39% Should the City work with adJ01ning commun,t,es to share the cost of commonly used services (e g Pol,ce, fire, parks) and faciht,es' Should the City be more aggressive ,n designing improvements into I1s reconstruction proJects for elderly and phys,cally impaired 1nd1v1duals' Is Winter a pos11,ve or negative attribute to hv1ng In the community' Do you feel the makeup of the community ,s changing' Table 6.9: Telephone Responses to Ne ighborhood-Related Questions Neighborhood-Related Questions If you had an opportunity to move to another neighborhood ,n the City, would you' YES NO Responses % Resoonses % 91 24% 289 76% AGR EE SOMEWHAT AGREE SO MEWHAT DISAGREE DI SAGR EE DON'T KNOW Responses % Responses % Responses % Responses % Responses % Should the City make allowances for hm,ted retail uses ,n res1dent1al neighborhoods such as markets, cafes, etc.' 183 48% 47 12% 27 7% 106 28% 17 4% Neighborhoods should have sidewalks and pathways for all age groups' 314 83% 22 6% 10 3% 30 8% 4 1% NOT IMPORTANT How important are neighborhood concerns r,,hen impacted by inst,tut,onal expansion' SOMEWHAT IMPORTANT VERY IMPORTANT Responses % Responses % Responses % 36 9% 149 39% 195 51% Table 6. 10: Telephone Responses to Transportation -Related Questions Transportation-related Questions SOMEWHAT AGREE AGREE SOMEWHAT DISAGREE DISAGREE DON'T KNOW Responses % Responses % Responses % Responses % Responses % Marquette should provide for more northsouth street connections? 142 37% 18 5% 35 9% 143 38% 42 11% Marquette should provide for more east-west street connections' 108 28% 23 6% 36 9% 166 44% 47 12% Marquette should provide various nonmotorized modes of transportation such as sidewalks, pathways, and bike paths' 271 71% 24 6% 12 3% 64 17% 9 2% 108 I �Chapter Six - Public Participation Strategies TELEPHONE SURVEY RESULTS • • • • • • • • • • • ••- In addition to the Community Visioning sessions and the written survey, a telephone survey of 380 residents was conducted . This survey selected statistically random residents and has a 95% confidence rating . The same questions that were presented in the written survey were asked during the telephone interview. Again, the results are broken into sections focusing on issues such as community, neighborhoods, transportation, economic development, housing, and the environment. The following tables show a summary of the survey results . Community Table 6.8 shows the responses related to community-focused questions. The respondents to the telephone interviews felt less strongly that Marquette needs to improve its sense of community. The majority of interviewees did, however, "agree" or "somewhat agree" that the City should provide additional recreational and cultural resources. Similar to the written survey results, an overwhelming majority (85%) "agreed" that Marquette needs to protect the historic appearance of its buildings . Neighborhood The results of the telephone interviews were consistent with those of the written surveys (See Table 6.9). The same percentage (76%) of residents would not move to another neighborhood in the City if given the opportunity. They also strongly supported the goal of increasing the walkability of Marquette by ensuring all residents could access pedestrian pathways. Finally, interviewees reiterated the community's desire to promote neighborhood concerns when faced with institutional expansion . Only 9% responded that neighborhood concerns were "not important" when impacted by these changes . Transportation The telephone responses to questions related to transportation are less clear-cut than some of the other topics investigated (See Table 6.10). Generally, respondents were divided as to whether or not additional street connections should be added. When asked about pathways for non-motorized modes of transportation such as walking and biking, 77% of respondents did "agree" or "somewhat agree" that these connections should be supported . The lack of consensus regarding transportation issues may be related to the method in which the data was collected . In the written survey, respondents were free to write-in additional comments expressing their specific concerns or ideas . This type of unstructured data collection is not easily done during a te lephone interview. Marquette Master Plan - 2003 109 �Table 6. 11: Telephone Responses to Economic Questions Economic Development Questions SOMEWHAT AGREE AGREE SOMEWHAT DISAGREE DISAGREE DON'T KNOW Responses % Responses % Responses % Responses % Responses % The City should seek to expand the tax base through commercial. off,ce, and industrial developmenti 217 57% 46 12% 13 3% 70 18% 34 9% Should the C 1ty promote the redevelopment of the Lower Harbor? 255 67% 38 10% 14 4% 56 15% 17 4% EXISTING NEW Responses % Responses % 142 37% 238 63% Responses % Responses % Is Downtown shopping important to you i 213 56% 167 44% Should econom,c development be a local oovernment prioritvi 335 88% 45 12% Should local economic development efforts primarily pursue new business or the expansion of ex1st1no businesses? YES NO Table 6.12: Telephone Responses to Housing-Related Questions Housing-Related Questions AGREE SOMEWHAT AGREE SOMEWHAT DISAGREE DISAGREE DON'T KNOW Responses % Responses % Responses 'lo Responses % Responses % Should the C 1ty enact a rental housing 1nspecuon program? 236 62% 22 6% 15 4% 91 24% 16 4% Is 1t important for the City to encourage residenbal development that preserves open space; 322 85% 27 7% 5 1% 19 5% 7 2% Less than S7S,000 S7S,00O - 100,000 Responses Marquette needs more of what price level of housing i jtl I % Responses I :J% 21J I S100,000 S150,000 % Responses 124 % Responses i 20% 75 YES Is student hous,nq a problem 1n Marquette; I Responses 155% S150,000 S225,000 OVER S225,000 DON 'T KNOW I% Responses I% Responses 13% 4 I'% 47 l'.l I 10 0 i 12% NO I % I 33% Responses 256 I % I 67% Table 6. 13: Telephone Responses to Environmental Questions Environment-Related Questions AGREE SOMEWHAT AGREE SOMEWHAT DISAGREE DISAGREE DON'T KNOW Resoonses % Responses % Responses % Resoonses % Responses % Is the City doing enough to protect the water quality 1n the Dead River, Whetstone, Orianna, and Carp River watershedsi 135 36% 36 9% 25 7% 104 27% 80 21% Are you 1n favor of enacting regulations, which protect Marquette's sens1t1ve resources such as ~etlands, steep slopes, streams, and creeks, ~h1ch may hm1t private property riqhtsi 266 7')% 33 9% 10 1% 49 13% 22 6% YES Responses Is the City doing enough to protect our environmenti 224 NO I % 159% NOT IMPORTANT How important 1s the preservation and public access along Lake Superior to youi Responses 156 I % 141% SOMEWHAT IMPORTANT VERY IMPORTANT Responses % Responses % 8 2% 46 12° 110 10 Resoonses % 326 86% �Chapter Six - Public Participation Strategies Economics Results of economic-related responses are given in Table 6. 11 . Similar to the responses given during the written survey, telephone respondents generally support new development within the City. A majority (77%) of interviewees either "agreed" or " somewhat agreed" that the city should continue its effort to redevelop the Lower Harbor. When queried about their desire to patronize Downtown shopping, respondents were more evenly divided than the participants in either the Community Visioning sessions or the written surveys . In the case of the telephone respondents, only 56% agreed that Downtown shopping was important to them, as opposed to the 77% of written survey respondents who felt it was important. e Housing The responses to housing-related questions (See Table 6.12) show that respondents to the telephone survey appeared to be less concerned about the effects that student housing is having on their neighborhoods. While this was a highly discussed issue during the other public participation forums, only 33% of telephone respondents felt student housing was a problem in Marquette . A majority (68%) of respondents did, however, either "agree" or "somewhat agree " to the need for a City rental housing inspection program . Consistent with the other data collected, residents feel a need for more affordable housing within Marquette. Of the telephone respondents, a majority (64% ) felt that housing under $100,000 was needed . Environment Telephone respondents were divided in their opinions as to whether or not the City is doing enough to protect Marquette's environment (See Table 6.13) As has been the case in every public participation forum, however, residents are clear about their desire to protect Marquette 's natural resources . Telephone respondents were highly in favor of enacting regulations to protect sensitive ecological resources and felt strongly that preservation of the Lake Superior shoreline was critical. CONCLUSION e The results from all the methods of public participation heavily influenced the recommendations made throughout this document. By using the community's input to determine the critical issues facing Marquette today, the Master Plan better reflects the goals and desires of local Marquette residents. This input, in conjunction with expert opinions from Dan Burden, Walter Kulash, and a variety of industry sources, served as critical input to the analyses and strategies outlined throughout the following chapters . • • • • _, Marquette Master Plan - 2003 111 �COMMUNITY INPUT: What type of job opportunities are missing in the Marquette area? "We need to have higher paying jobs in the area; our young people have to move to other areas to find a job that pays enough to support a family." Marquette's economy was historically based on natural resource industries "Family sustaining jobs with good benefits." "More higher paying jobs, not just service/ retail jobs." '-'Better paying jobs many service industry and minimum wage presently." Marquette's current economy is primarily service oriented "fobs for our educated children; they all must leave to find a professional opportunity.'' 112 �Chapter Seven - Economic Assessment Chapter Seven ECONOMIC ASSESSMENT INTRODUCTION Currently, Marquette's economy is anchored by large service industries, such as Northern Michigan University and Marquette General Hospital. While these institutions serve as important sources of employment for area residents, there is a strong desire within the community to diversify Marquette's economy, providing a variety of new sustainable jobs within the City. In addition to this diversification, the community is also strongly committed to revitalizing their existing downtown business district, and seeking ways to encourage infill development and reuse of existing facilities. CURRENT ECONOMIC PROFILE e Marquette's economy has historically been based on natural resource industries such as mining and wood products. Since the decline in the mining industry, Marquette's workforce has been transitioning to more service-oriented industries. Tables 7 .1 and 7 .2 show current employment levels by both industry and occupation. More than half (61 %) of the city's working residents are employed in one of four industries: retail, entertainment and recreation, education, or health services . Table 7.1: Marquette's Current Employment by Industry Industry Aqriculture, Forestry and Fisheries Mininq e • • • • • • Construction Manufacturinq Transportation and Warehousinq, and Utilities Communications & Other Public Utilities Wholesale Trade Retail Trade Finance, Insurance, & Real Estate Professional, Scientific, Mot., Admin. and Waste Momt. Svcs. Business and Repair Services Personal Services Arts, Entertainment, Recreation, Accommodation & Food Svcs. Educational, Health and Social Services Other Professional & Related Services Public Administration Total Nbr. 96 % 1% 383 405 412 401 105 1,345 497 513 4% 4% 4% 4% 1% 13% 5% 5% 1,496 3,294 580 468 15% 33% 6% 5% 100% 9,995 Source: U.S. Census - 2000 Table 7.2: Marqu ette's Current Employment by Occupation (Emploved oersons 16 vears and over) Occupation Manaqement, Professional and Related Occupations Service Occupations Sales and Office Occupations Farming, Fishinq and Forestry Occupations Construction, Extraction & Maintenance Occupations Production, Transportation & Material Movinq Occupations Citv of Marauette Nbr. % 33.8% 3,376 2,340 23.4% 2,834 28.4% 3 683 0.0% 6.8% 759 7.6% Source: U.S. Census - 2000 Marquette Master Pim, - 2003 113 �~ ~ ( ( ( ~ Table 7.3: Curent Employment by Industry for Central UP Region INDUSTRY CITY of MARQUETTE Nbr. MARQUETTE CNTY ALGER CNTY % Nbr. % Nbr. % DICKINSON CNTY DELTACNTY Nbr. % Nbr. % MENOMINEE CNTY Nbr. % SCHOOLCRAFT CNTY Nbr. % 76 96 1 1,612 5.3 163 4.3 530 3 215 17 427 383 3.8 1,737 5.7 288 7.6 1,035 5.9 920 7.4 717 36 6.1 251 Construction 250 7.6 Manufactunna 405 4.1 1,908 6.2 731 19.4 3,296 18.9 2,341 18 9 3,854 32 6 359 10.9 12 Aanculture, forestry, f1sh1nq and hunMQ, and m1n1nq 105 1.1 678 22 29 0.8 440 2.5 419 34 447 3.8 41 1,345 13.5 4. 164 13.6 363 9.6 2,308 13 2 1,691 13 7 1,047 8.8 393 12 rrransportat1on and warehous1nq, and utilities 412 4.1 1,585 5.2 124 3.3 1,057 61 726 59 631 5.3 134 4.1 Information 401 4 697 2.3 41 1.1 302 1.7 234 1.9 166 14 43 13 Finance. insurance, real estate, and rental and leas1na 497 5 1,448 4.7 176 4.7 674 3.9 468 38 298 25 162 49 513 5.1 1,523 5 127 34 759 4.3 510 4.1 336 28 78 2.4 3,294 33 8,486 27 7 727 19 3 3,429 19.6 2,856 23 .1 2,036 17.2 750 22 8 Wholesale trade Reta,! trade Professional, soent1f1c, management, adm1n1strat1ve, and waste mgmt services Educational, health and social services Arts, entertainment. recreation, accommodat1on and 1,496 15 3,274 10 7 425 11 3 1,910 10.9 918 7.4 940 7.9 380 11 6 Other serv1Ces (except public adm1n,strat1on) 580 5.8 1,647 5.4 153 41 996 5.7 589 4,8 522 4.4 186 57 Public adm1n1strat1on 468 4.7 1,880 6. 1 429 11.4 717 4.1 475 3.8 418 3.5 258 7.9 food services Source: U.S. Census - 2000 ""........ �• Chapter Seven - Economic Assessment • • • • • • • • • • • • • • • • ., Table 7.3 shows the City of Marquette and how its allocation of industries compares to Marquette County and other adjacent counties. While the City of Marquette is quite similar to Marquette County in how its employment is distributed across industries, there are some significant differences between these and other nearby counties. Most significant is Marquette's low percentage of manufacturing jobs. Marquette County employs only 6.2% of its residents in manufacturing-related jobs. This is significantly lower than other nearby counties that show a manufacturing employment rate in a range from 18.9% - 32.6%. Historical Perspective To better understand the transition of Marquette's economy from its historical roots in the natural resources industries, to the current focus on service-oriented industries, it is useful to examine the allocation of employment by industry over the past seventy years (See Table 7.4). In the 1940's - 60's, manufacturing was the single largest employing industry, most likely due to the prevalence of iron manufacturing in the Marquette area. 1970 marks the beginning of the transition from this manufacturing focus to the more service-related industries of education, retail, and health care (See Figure 7.1 on the following page). This trend is directly related to the growth of the University and Hospital within Marquette. These employers continue to be a primary source of jobs for residents today. Table 7.4: Historical Comparison of Employees by Industry Industry Group Aqriculture Forestry and fisheries Mining Construction Manufacturing Railroads and railway express service Trucking service and warehousinq Other transportation Telecommunications Utilities and sanitary services Wholesale trade Food/dairy production, stores, retail Eating and drinking places Other retail trade Finance, insurance, real estate Business services Repair services Private households Hotels and lodqinq Welfare, reliqious, nonprofit services Other personal services Entertainment and recreation Medical and other health services Educational Services Other professional & related services Public admin Industry not reported Arts, Entertainment, Recreation, accommodation, and food services Professional, Scientific, Mgmt, Admin, Waste Mgmt Educational, Health, & Social Svcs TOTAL 1940 1950 1960 24 19 21 13 14 26 212 258 907 1,074 582 710 24 62 74 77 79 132 66 78 131 214 243 200 117 148 545 626 145 168 35 36 64 93 173 112 74 69 0 0 139 150 39 62 0 321 0 354 553 142 405 465 86 64 20 36 49 325 974 511 27 70 177 50 167 166 131 654 147 35 71 190 0 124 181 34 295 857 165 522 173 1970 1980 1990 2000 0 6 13 32 124 248 255 381 347 463 237 0 48 305 54 0 173 195 121 192 266 171 234 203 654 293 867 983 296 537 143 171 0 0 45 125 0 0 402 165 256 251 67 96 679 891 1,979 2,666 188 252 716 559 6 0 64 22 113 383 439 0 120 241 257 206 217 305 769 1,007 499 219 84 66 0 353 363 144 1,313 2,262 249 597 0 96 0 0 383 405 0 412 0 401 0 105 0 0 1,345 497 0 0 0 0 0 0 0 0 580 468 0 0 0 0 0 0 0 1,496 0 0 0 0 0 0 0 0 0 0 0 0 513 3,294 4,696 5,729 6,151 7,541 9,808 10,292 9,995 *Note: Census classifications have changed over time and may result in some employment totals being counted under different industry headings (i.e. the 2000 census was the first to use the "Educational, Health, & Social Services" category) . Marquette Master Plan - 2003 (Source: U.S. Census, 1940-2000) 115 �Trends in Employment by Industry 4000 -. - - - - - - - - - - - - - - - - - , 3500 Ill t >, - - Education, Health, and Social Services 3000 - - Manufacturing 2500 .2 2000 C. E 1500 w - - Arts, Entertainment, Recreation, Lodging, Food 1000 500 0 1940 1950 1960 1970 1980 1990 2000 - - Other Retail Census Date Figure 7.1: Trends in Employment By Industry Table 7.5: Unemployment Rates 1QOQ 2001 % Chanae Marquette County Alqer County 4 .9% 5.6% 6.0% 6.1% Delta County Dickinson County 6.2% 4.5% 7.3% 5.1% 1.1% 0.5% 1.1% 0.6% 6.5% 9.1% 1.9% 0.7% Menominee Countv 4.6% 8.4% Schoolcraft County Source: CUPPAD Regional Commission Table 7.6: Median Income by County Median Household Income Median Family Income (1999 dollars) (1999 dollars) $35,548 $35,892 $35 ,51 1 $34,825 $46,281 $42,017 Marquette County Alqer County Delta County Dickinson County $45,079 $43,021 $32,888 Menominee County $40,268 $31,140 Schoolcraft County $36,810 *Note: A household includes all persons who occupy a housing unit, regardless of their relationship . A family refers to 2 or more people related by marriage or birth. Source: U.S. Census - 2000 Table 7.7: Median Income Within Marquette County Median Household Income Median Family Income (1999 dollars) (1999 dollars) Marquette City $29,918 $48,120 lshpeminq City $31 ,347 $38,924 Neqaunee City $33,117 $39,750 Marquette Township $42,385 $49,438 $50,994 $55,972 $47,348 $51,948 $55,283 $54,643 Chocolay Township Neqaunee Township Sands Township Source: U.S. Census - 2000 116 �Chapter Seven - Economic Assessment Unemployment • • • • • • • • • • • • • • • • An analysis of unemployment rates for Marquette and its surrounding counties show that unemployment has increased slightly from 2000 to 2001 (Table 7.5). While Marquette's 2001 unemployment rate of 6.0% is below the regional average, it is still higher than the State of Michigan's 5.3% rate of unemployment. This higher than average rate is a result of the seasonal layoffs that often occur, as well as the reduced demand for mining and other natural resources employment. The closure of the K.I. Sawyer Air Force Base also had a major effect on employment in the Marquette area . Income An individual or family's income is often a reflection of the local wages and salaries paid in a particular area . It can also help determine the amount of wealth that is available to spend on goods and services, thus affecting the growth of the local economy. The median family income for Marquette County is the highest in the Central Upper Peninsula region, followed closely by Delta and Dickinson Counties (See Table 7-:6). When comparing the median family income for municipalities within Marquette County, the City of Marquette is the highest among the other local cities (Ishpeming and Negaunee), but falls short of the incomes recorded for the surrounding townships (See Table 7.7). Regional Workforce Consistent with Marquette residents' commitment to their community, an overwhelming majority (96%) of those employed within Marquette County also reside within the County. Table 7 .8 shows a breakdown of other regions from which Marquette draws its workforce . Ta ble 7.8: County of Residence for peop le employed in Marquette County County of Residence Marquette Co. Ml Alqer Co. Ml Delta Co. Ml Baraqa Co. Ml Houqhton Co. Ml Menominee Co. Ml Dickinson Co. Ml Oakland Co. Ml Iron Co. Ml Ontonaqon Co. Ml Luce Co. Ml Goqebic Co. Ml Chippewa Co. Ml Ottawa Co. Ml Wayne Co. Ml Isabella Co. Ml Employees County of Residence 28,719 391 219 137 48 48 47 39 35 20 19 18 16 15 12 Mackinac Co. Ml Schoolcraft Co . Ml Saqinaw Co. Ml Emmet Co. Ml Muskeqon Co . Ml Shiawassee Co. Ml Bay Co. Ml Benzie Co. Ml Tuscola Co. Ml Charlevoix Co. Ml Cheboyqan Co . Ml Huron Co. Ml Keweenaw Co . Ml Presque Isle Co . Ml St. Joseph Co. Ml Employees 10 10 8 5 5 5 4 4 4 3 3 2 2 2 1 10 Marquette Master Plan - 2003 117 �~ Marquette's current Downtown Business District Former Cliffs-Dow industrial site, now a technology park Potential exists to redevelop abandoned industrial facilities for new businesses 118 �Chapter Seven - Economic Assessment AREAS OF CONCERN In general, community residents seem to be supportive of the need to attract new growth and development in the City of Marquette . When queried, 79 .3% of respondents to the written survey, and 88.2% of telephone interviewees felt that economic development should be a local government priority. Further support was evident in the responses to the statement, "The city should seek to expand the tax base through commercial, office, and industrial development". 80 .3% of survey respondents, and 69 .2% of telephone interviewees either "agreed" or "somewhat agreed" with this statement. While the above statistics show the community's willingness to entertain new development opportunities, they are specific about the types of development they are interested in attracting . Residents would like to see new development strategies that are focused around three primary goals: 1. Create a more diversified economy 2. Revitalize the downtown business district 3. Encourage infill development and reuse of existing facilities (rather than encouraging the sprawl development happening along U.S.41) By focusing the master plan on these three economic goals, Marquette will be able to attract new, sustainable employment opportunities, while still protecting the quality of life that they value so highly. • Economic Diversification This desire to diversify Marquette's economy has two primary drivers . First, residents are concerned that Marquette's younger generation feels the need to leave the community in order to seek professional job opportunities. Second, the community values its ability to provide quality employment for the spouses and families of new community members who have been recru ited to the area by the University or Hospital. This push to develop new industries and employment opportunities is focused on the creation of "sustainable" Jobs. These are defined as jobs not involving low-wage service positions or those industries that are tied to natural resources such as mining and lumber. When queried about the new types of industry that would be beneficial for the Marquette area, respondents clearly preferred jobs involving manufacturing, technology, cultural heritage tourism, and clean industry. Some specific recommendations for increasing Marquette's economic diversity include the following : • Take advantage of the regional nature of both the University and Hospital to attract related industries that could utilize the existing infrastructure of these major employers. This could include pharmaceuticals, biotechnology, or other research.-related industries . • Promote the recruitment of other non-service sector businesses such as • telecommunications, Internet, software development, and "clean" manufacturing . • • • • • Continue redevelopment efforts of the Lower Harbor, former Orphanage property, and other brownfield and greyfield sites as mixed-use projects. Promote all season eco-tourism, sport tourism, and heritage tour ism as a way to increase the awareness of Marquette's natural surroundings and also to develop the Marquette economy. Establish programs that promote the retention and growth of existing businesses. Work with the Lake Superior Community Partnersh ip to foster economic development opportunities in the City and greater Marquette area . Identify other areas in which Marquette can promote more regional services to attract revenue from outside the City. This could include recreationa l activities, cultural amenities, and promotion of its unique winter-city attractions. Marquette Ma ster Plan - 2003 119 �uThe downtown is the heart and soul of Marquette." uOne of the worst sights in Marquette is the downtown with its empty stores. " Vacancies in the Downtown shaping district uMarquette is a wonderful city but to keep the dollars here you must provide shopping, etc. so people will spend their money here." uRe-develop downtown with full occupancy and vibrancy" Non-retail stores detract from the Downtown's commercial opportunities LILIW!!lll- •- Stiff competition from national chain stores is hurting Downtown business 120 () I �Chapter Seven - Economic Assessment Revitalization of Downtown Marquette's downtown is symbolic of the community's rich history and the small town way of life that residents are striving to preserve. Unfortunately, economic pressures from nationally-known retailers and large, "big-box" chain stores have resulted in the decline of the downtown business area. Further exacerbating these problems are several poor planning and policy decisions that have hampered the revitalization of this once vibrant commercial area . The redevelopment of the downtown district is a complex undertaking and will involve changes to land use, traffic patterns, current City policies, and the method by which Marquette markets their downtown to potential businesses and customers. According to the DDA's list of downtown businesses, only 33% of those listed can be considered "traditional retail" stores that might be expected to draw shopping customers to the area . The businesses that were categorized as this "traditional retail" include : • Art I Antiques / Galleries • Books/ Cards • Clothing/ Shoes • • Games I Hobbies/ Crafts Gifts/ Specialty • Sporting Goods W ithin the DDA district there are also 29 food or entertainment establishments, accounting for another 19% of the total downtown businesses. These include a variety of options ranging from fast food to bars and fine dining . Unfortunately, the largest percentage (48%) of the downtown business district consists of non-retail businesses. The business that were considered to be a part of this designation include: • Lodging • Fitness • • Newspaper Professional / Office • • Instruction (i.e. Dance Studio) Theater • • Insurance/ Real Estate • • Service Related (i.e . Travel agency, dry cleaner) Automobile Service/ Supply Banks • • Barbers and Stylists Transportation • Home Improvement • Computer Sales • Public Buildings / Institutional Uses (i.e. Churches, City buildings) In addition to the low number of traditional retail businesses in the downtown shopping district, the area is also experiencing a number of vacancies and for-sale properties, that further reduce the commercial opportunities that might attract customers to the area . Marquette Master Pla n - 2003 121 �n l Downtown Business District Off-Street Parking Lots Figure 7.2: Off-street Parking Lots in the Downtown Area '11"" ~ ~ , • "' r I ' fri. -J r{ - Figure 7.3: Proposed Developments for the Lower Harbor Area 122 ■ �• • Chapter Seven - Economic Assessment • • • • • • • • • • • • • • • • • • • While addressing the mix of retail business within the district is a necessary first step, there are also a number of other infrastructure changes that need to be made in order to increase commercial and customer interest in the Downtown District. These recommendations include the following : • Reevaluate the current parking strategy in the Downtown business district. An analysis of the parking along the Washington Street corridor between Seventh and Front Streets shows a loss of building mass to surface parking lots. Within the Downtown core, there is a total of 22 off-street parking lots occupying acres of potential development property (See Figure 7 .2). By increasing the amount of on-street parking, some of these off-street lots can be redeveloped as new commercial sites. A second advantage of on-street parking is its tendency to encourage customers to frequent a variety of nearby stores. When patrons park in one store's private lot, they often simply complete their purchase and leave. They are not encouraged to "window shop" in adjacent stores as they are when parking exists along the commercial street. To help stimulate new development in the Downtown area, the City should look for opportunities to encourage infill development on underutilized parking areas . It may also need to improve access from existing parking facilities, such as the Downtown parking structure, in order to encourage more patrons to use it. • Use the Lower Harbor redevelopment as a "jump-start" for promoting change in the downtown area. This redevelopment project offers a great opportunity to market new ideas for the Downtown district (See Figure 7.3). The redevelopment of the harbor area can also serve as an impetus for new development with in the downtown area as well. The City should particularly encourage new mixed-use projects that will invite people to live and interact within the downtown area . The people attracted to these new developments will help to supply the energy necessary to transition the downtown area into a 24-hour, 7-day-a-week destination . • Reevaluate current City policies relating to commercial businesses in the downtown district. City ordinances, particularly those addressing Downtown design standards, outdoor seating/sidewalk cafes, outdoor sales and displays, sign ordinances, noise (including outdoor music), and restrictions on bicycling in the Downtown area need to be reviewed. These ordinances should be modified, where necessary, to fully support the City's vision of a vibrant, energetic destination . • Conduct a market analysis to determine the regional draw from both a customer's perspective (how far will a customer travel to shop in the Downtown area) as well as a business perspective (what is the market for new businesses that might potentially locate in the City of Marquette). Based on the results of these market studies, the City of Marquette should develop a comprehensive marketing campaign to attract development and customers to the downtown area . Th is marketing campa ign can also be incorporated into Lake Superior Community Partnership 's current countywide marketing efforts. • Conduct training for retail and service providers to educate existing businesses on consumer trends, marketing, and advertising . Recent demographics indicate that 65% of retail expenditures occur after 5:00 P.M .. on weekdays and on Saturday and Sunday, a time when most Downtown Marquette retailers are closed . Marquette Master Plan - 2003 123 �The City is seeking additional entertainment venues for the Downtown area Residents want to retain the area's historic architecture 124 �• • • • Chapter Seven - Economic Assessment As documented in the public participation chapter, working sessions with residents and City leaders throughout the master planning process have also resulted in the creation of a number of specific objectives for the Downtown area . These specific goals include the following : • Protect first floor building space from being converted into offices for professional and service firms . • Continue efforts to procure housing for the downtown area . • • • • • • • • • • • • • •· • • • • • Utilize the former Soo Line "roundhouse" property for a residential and mixed-use infill project with access to the downtown . Encourage and recruit additional entertainment venues into the downtown . Encourage an art exchange with sister cities to increase the opportunities for the display of public art in the Downtown . • • • • • • • • Extend the downtown to the Lower Harbor redevelopment project with physical and economic connections along Baraga Avenue and Lakeshore Boulevard to a proposed hotel and conference center, and residential developments . Continue streetscape improvements west to McClellan Avenue . Continue to provide funding programs that encourage the improvement of facades, signage, and exterior building elements . Investigate the potential of designating the downtown as a National and Local historic district. Work with organizations and business owners to encourage entrepreneurship (i .e. training, advertising methods, window displays, merchandize lighting) and provide business hours that meet the needs of consumer. Utilize overlay zoning to protect and increase property values, encourage the appropriate renovation of historic buildings, and maintain a pedestrian quality to the downtown . Keep City Hall, the Post Office, and other city, county, state, and federal governmental offices in the downtown . Encourage the all season use of public transportation by improving downtown transit connections and by establishing a climate-responsive bus shelter in the downtown district. Marquette Master Plan - 2003 125 �"Development of fonner industrial sites along the Lakeshore offers Marquette a great opportunity. Let's not waste it!" "We have many empty buildings - instead of issuing new building permits - isn't it possible to redevelop existing ones?" Abandoned buildings provide opportunities for infill development Some vacant or underutilized buildings may be appropriate for reuse The former LSI Railroad buildings are being converted to condominiums 126 �Chapter Seven - Economic Assessment Encouraging Infill and Reuse of Existing Facilities The reuse of existing facilities and the development of new businesses on "infill" locations can help Marquette remain a compact, walkable city. Unfortunately, the tendency is for new development to build on unused sites on the periphery of the city, leading to a "sprawling" development pattern . Marquette has several opportunities to redevelop brownfield locations for use as commercial or industrial enterprises. Assisting in this process is the City's Brownfield Redevelopment Financing Authority (BRFA), which was established in 1998 by the City Commission. The Authority's role is to facilitate redevelopment of brownfield properties and promote the revitalization of environmental distressed areas within brownfield redevelopment zones . Opportunities for infill development within Marquette include the following : • Lower Harbor - 80 .2% "agreed" or "somewhat agreed" that the City should promote the redevelopment of the Lower Harbor. Plans have begun to transform this area into commercial and mixed-use developments with a public greenway adjacent to the Lake Superior shoreline . • Redevelopment of former industrial buildings - Marquette's industrial history has left behind a number of abandoned properties that have redevelopment potential, particularly for clean industry or office park settings. Some of these properties, such as Cliffs-Dow and the River Park Industrial Park have already been remediated to accommodate new businesses . • Reuse of former off-street parking lots - As discussed above in the context of downtown revitalization, the reuse of current off-street parking lots provide opportunities for new development sites w ithin prime Downtown locations. • Redevelopment of the "Roundhouse" area - The redevelopment of the former Soo Line " Roundhouse" property would allow for the creation of an urban residential neighborhood in close proximity to Downtown shopping and amen ities . A detailed outline of such a redevelopment plan is given on the following page. • Orphanage Building - This building offers the potential for adaptive reuse as owner-occupied condominiums, student apartments, or professional I medical offices . • Former Soo Line Ore Dock - This unique structure offers interesting possibilities for creative redevelopment. Potential uses could include a location for public access, private development of retail, restaurant, or residential uses, as well as the potential for a historical or interpretive display. Marqu ette Master Plan - 2003 127 �..., ... , r ... J ◄ Institutional Use (i.e. Fire Stati9n1 1/ 3-story townhomes with integrated garag~d · / \ \ \ ,, 'f•~ \ ,· , 1 '1 tf)_t\ ' ',J- Figure 7.4: Design for Roundhouse Infill Development (Ske tches by: Trip ti Singh and T.A. Vijayasanan) 128 I"/ 1/ story courtyard units with tegrated garages �Chapter Seven - Economic Assessment Redevelopment Opportunity - " Roundhouse" Property As mentioned previously, one prime example of a redevelopment opportunity exists on the former Soo Line "Roundhouse" property, located just west of Downtown between Washington Street and Baraga Avenue . Its redevelopment would allow for the creation of an urban residential neighborhood in close proximity to existing residences, as well as downtown shopping and amenities . Figure 7.4 demonstrates a sample design for the "Roundhouse" property that includes a diversity of housing options to best suit the needs of a variety of residents . Its design calls for the creation of high-density residential units, including two and three story townhomes and a series of courtyard units . These residences will be connected to the existing pedestrian network through sidewalks and a new non-motorized trail running along the former rail lines just south of Washington Street. The plan also calls for the development of a new institutional block east of Seventh Street. This area could be a potential location for a new fire station, with the remainder of the property used as a passive park. There is also an opportunity to create a passive recreation park with pedestrian pathways south of the property near the Whetstone Brook . The redevelopment of the "Roundhouse" property and other similar properties, offers a variety of benefits. Since it is an infill location, it is not necessary for developers to plan for expensive new infrastructure such as water and sewer lines. Also, the variety of housing options included in such a design help provide affordable choices for residents seeking an alternative to the single-family home . Finally, a density of residents living in close proximity to the Downtown shopping district, particularly when easy pedestrian access is included, will help to reenergize the Downtown area. A view along one of the streets in the new Roundhouse development shows how the proposed design can fit into the existing residential framework of the area. The presence of pedestrians and a "street life" provide an energy that can carry through to the nearby Downtown. (Sketches by: Tripti Singh and T.A. Vijayasanan) Marquette Master Plan - 2003 129 �,,,..--1'7"'\ r7""\ Development is being encouraged in the K.I. Sawyer Renaissance Zone ,,..-..... ~ ,,.----,._ ,..,.... The Lake Superior Community Partnership helps promote reuse of existing facilities, like this warehouse (Source: LSCP 2003) 130 �Chapter Seven - Economic Assessment Financial Incentives Financial incentives, such as tax breaks or low-interest development loans, can help expand existing businesses or attract new companies to the area . The lake Superior Community Partnership, a county-wide economic development committee has several programs in place that can provide some financial assistance. While some of these programs apply to properties outside of the City of Marquette, they may still provide opportunities for sustainable job development within close proximity to the City. • Renaissance Zones - These areas, designated by the State, allow businesses to operate virtually tax-free. Within a Renaissance Zone, the following taxes are waived for a given period of time: o Michigan Single Business Tax o State Education Tax o Local Personal Property Tax o Local Real Estate Property Tax o Utility Users Tax • Within Marquette County, the K.I. Sawyer property and the adjacent Louisianan-Pacific property have been designated a Renaissance Zone. While these properties do exist outside the City of Marquette, significant development in such close proximity to Marquette has the potential to provide sustainable jobs for Marquette residents . • Intermediary Relend1ng Loan Program - The Marquette County K.I. Sawyer Development Department also has funds available for business financing as part of their Intermediary Relending Program . • Revolving Loan Fund - This fund is administered by the Economic Development Corporation of Marquette County and can be used to help finance economic development projects throughout Marquette County. Program guidelines for the loan fund include the following : o Must be used for projects within Marquette County o Applicant cannot obtain financing through private sources o Matching requirement: $2 private funding for every $1 of RLF funding o 1 full-time job must be created for every $1 OK of RLF awarded While the Lake Superior Community Partnership is a strong economic development program, its focus is county-wide . The City of Marquette should partner with LSCP to find and promote development opportunities that are specific to the City. These may include additional financial incentive programs through the City or other marketing programs to help attract new business and development to the City. Marqu ette Master Plan - 2003 131 �Parlr•ige B,ry D Q MARQUITTE COMMUNITY MASTER PLAN f '1, /.//e Bav Census Divisions t"Ti [) .., V) C Marq11(/11' Bay "" !'T1 ::-, .... Color = Tract § 0001 0002 0003 ggg: § 0006 0007 0008 0009 0010 0013 0014 Patt em = Block Group 0 0001 1111002 bS3 003 ~004 ::-, Border = Block Boundary D Map 8. 7: Census 2000 - Block Group Delineations 132 -. 1 • • • • I �Chapter Eight - Neighborhood Assessment Chapter Eight NEIGHBORHOOD ASSESSMENT INTRODUCTION Marquette residents consider their neighborhoods to be the foundation of the community. Throughout the master planning process, residents have supported a vision where every neighborhood would have a well-maintained housing stock, include convenient and walkable connections to public facilities, and possess its own unique sense of place. This chapter will analyze the composition of each neighborhood focusing on population, income, housing tenure, and age of dwelling. The results of this analysis helped inform some of the master land use planning decisions that were made, particularly with respect to items such as student rental housing, historic preservation , affordability, and areas that may be in need of rehabilitation. CURRENT NEIGHBORHOOD ASSESSMENT Several analyses were conducted to identify the characteristics of each Marquette neighborhood . These neighborhoods were defined using the Census designation of a "block" . Each block also belongs to a larger "block group", which represents an aggregation of the data from each individual block . Map 8.1 shows the general boundaries of these blocks, while Table 8.1 summarizes a number of neighborhood characteristics by block group. Table 8. 1: Neighborhood Characteristics Built Built Pre- 1940 Pre-1940 Nbr. of Housing Units OwnerOccupied (units) OwnerOccupied (%) RenterOccupied (units) RenterOccupied (%) Neighborhood Type (units) (%) 1 253 53.4 118 46.6 Owner 172 67.9 1 2 425 33.6 282 66.4 Renter 238 56 1 3 374 135 143 125 166 243 203 199 255 183 227 255 30 0 79 213 58 102 205 290 175 164 528 333 5 0 0 33.4 249 66.6 Renter 274 733 56.1 130 43.9 Owner 150 50.7 79.9 61 20.1 Owner 187 61.5 60.1 135 39.9 Owner 266 78.7 61.6 124 38.4 Owner 223 69 37.1 433 62.9 Renter 311 45.2 Census Tract Block Group 1 2 1 296 2 2 304 2 3 338 3 1 323 3 2 688 4 1 304 4 2 275 4 3 366 5 1 148 5 2 36 6 1 227 6 2 288 6 3 399 7 1 483 7 2 489 7 3 335 7 4 413 8 1 486 9 1 649 9 2 356 10 1 5 13 2 0 14 2 0 60.2 121 39.8 Owner 185 60.9 82.5 48 17.5 Owner 64 23.3 69.7 111 30.3 Owner 215 58.7 20.3 118 79.7 Renter 12 8.1 0.0 36 100 Renter 0 0 34.8 148 65.2 Renter 14 62 74.0 75 26 Owner 120 41 7 14.5 341 85.5 Renter 25 6.3 21.1 381 78.9 Renter 47 9.7 41.9 284 58.1 Renter 42 8.6 86.6 45 13.4 Owner 51 15.2 42.4 238 57.6 Renter 30 73 33.7 322 66.3 Renter 18 3.7 81.4 121 18.6 Owner 49 7.6 93.5 23 6.5 Owner 30 8.4 100.0 0 0 Owner 0 0 0.0 0 0 - 0 0 0 0 0.0 0 Marqi1ette Master Plan - 2003 133 �Parlridg,· &1y MARQUITTE COMMUNITY MASTER PLAN Distribution of Rental Housing Units By Census Block 550 03 03 06 Miles --==::i--c::::::===i1 ■ l-'n·s.1ue fJ) c:: M1rqurt/e B,1y "" t"r:! :;::, .... 0 :.:I D D D - 0% (No Housing Units) 1 - 44% (Majority Owner-Occupied) 45 - 54% (Transitional Neighborhood) 55 - 100% (Majority Renter-Occupied) Map 8.2: Neighborhood Composition 134 �Chapter Eight • Neighborhood Assessment Neighborhood Composition - Housing Tenure Housing Tenure relates to the type of occupant in a housing unit, either owner-occupied or renteroccupied. In order to help classify the housing tenure in each block group, the following categories were used: • Owner Neighborhood - 55% or greater of housing units were classified as owner-occupied by the 2000 Census. • Renter Neighborhood - 55% or greater of housing units were classified as renter-occupied by the 2000 Census. • Transitional Neighborhood - Between 46%-54% of housing units were classified as owner-occupied by the 2000 Census. This represents a neighborhood that may be in the midst of transitioning from one type of neighborhood (owner or renter) to another. Of the 26 block groups analyzed in the City of Marquette, 2 do not contain housing and therefore were not analyzed . Of the remaining 24 block groups, 46% (11 block groups) were categorized as "Renter Neighborhoods", with the remaining 13 block groups dominated by owner-occupied housing (See Map 8.2) . While the number of renter-dominated block groups does reflect a large percentage, this number has remained relatively stable over the last 10-years, indicating that areas of rental housing are not increasing. Table 8.2 compares the categorization of neighborhoods In 1990 to the current results . The most significant and positive changes have come in neighborhoods that were classified as "transitional" in 1990 that have now primarily shifted to be owner-dominated neighborhoods . Tab le 8.2: Changes in Neighborhood Categorization Nei hborhood T Owner Renter e Number of Block Grou s 1990 2000 11 13 12 11 Percent 1990 40% 44% 2000 54% 46% Marqu ette Master Plan • 2003 135 �MARQUITTE COMMUN ITY MASTER PLAN i\li,U/, ll'11/ Majority Rental Neighborhoods & Historic Housing Areas Compared Oioi. Sauce. USC!,~ t 2000) 1i l'C«i:;U!; 550 0.3 0.3 a6 0.9 M~es ■--===----===:::i--• Presque --------------------------------------------! ' Ne Harbor H H~ C ' r--, G• • ~ r --------··-···- if':'::".:::=::::::::=r-~---:-- -.:tl!.WRGM,!H~h-.,7'71',n'77~~~~!a, ti"\ ~ ri VJ •• 'v ~ 11,furqurtt~ Bay M i ,_ i • • r It t ..... C, I/ :i:.,. ,1, rw • w 0 Cl•. ~ CJ Historic Housing Area* !22Z1 Majority Rental Neighborhood** ~ •Defined as all cer'!'ius blocks in which at least 50% of existing housing l.l"lits were built prior to 1940 0 Defmed as all census blocks m wh,ch at least 55% of existing housr'lg 1.ruts are occupied bf renter tenants Map 8.3: Historic Housing Areas 136 �Chapter Eight - Neighborhood Assessment Age of Housing Stock Identifying housing that was constructed prior to 1940 can help identify neighborhoods that may be of particular historical significance. Table 8.3 shows the percentage of housing built prior to 1940 for each block group. As would be expected, the 10 block groups that show a high percentage (50% or greater) of homes built prior to 1940, are centered around, and radiate outward from, the downtown area (See Map 8.3). While most of these neighborhoods are primarily owner-occupied, two block groups (1-2 and 1-3) show both a high percentage of historic homes and a high-percentage of rental property. Because rental property often suffers from poor maintenance, this may signal that some of Marquette's historic housing stock is at risk in these four neighborhoods. Strategies for ensuring that these homes are protected and well cared for are discussed later in this section . Table 8.3: A ge of Housing Stock by Block Group Census Tract Block Group Neighborhood Built Built Type Pre-1940 Pre-1940 (%) (units) 1 1 Owner 172 67 9 1 2 Renter 238 56 73 .3 1 3 Renter 274 2 1 Owner 150 50 .7 2 2 Owner 187 61 .5 2 3 Owner 266 78.7 3 1 Owner 223 69 3 2 Renter 311 45 .2 4 1 Owner 185 60 .9 4 2 Owner 64 23.3 4 3 Owner 215 58.7 5 1 Renter 12 8 .1 5 2 Renter 0 0 6 1 Renter 14 6.2 6 2 Owner 120 41 .7 6 3 Renter 25 6.3 7 1 Renter 47 9.7 7 2 Renter 42 8 .6 7 3 Owner 51 15.2 7 4 Renter 30 7.3 8 1 Renter 18 3.7 9 1 Owner 49 7.6 9 2 Owner 30 84 10 1 Owner 0 0 13 2 - 0 0 14 2 - 0 0 Marquette Master Plan - 2003 137 �Partridgt' 1l,1y MARQUETTE COMMUNITY MASTER PLAN /\fiddle Housing Units Per Acre &n; By Census Block 550 0 03 03 06Mies -•==-••c=~J ■ ! l're,q11e [,/e 1-/arfor t"" > ~ tTi •• V, c:: "o ooLess Than 1 8 t"r1 B,11/ :=:, ...... : l. • 1-3 4-5 CJ 6-7 8+ Mm711,>tte "I , • w CI " • , 0 ::0 /___ Map 8.4: Housing Density within Marquette 138 �Chapter Eight - Neighborhood Assessment Housing Density Trends in the density of dwelling units, as well as number of occupants per unit has changed significantly over time. Historically, houses were built near the city's core and in close proximity to each other. As personal automobiles became standard, residents were able to build further from the downtown area and its associated amenities . Recently, the "urban sprawl" phenomenon has resulted in an even more significant increase in lot size and distance from the city's center. An examination of Marquette's housing and population densities indicate that Marquette's growth pattern is no exception . As indicated in Map 8.4, the highest density of housing is congregated in the oldest districts of the town, in close proximity to the historical Downtown area . Radiating out from these neighborhoods you see a reduction in the density of housing, particularly along the City's periphery where larger lots are available. Marquette Master Pla11 - 2003 139 �Partr~f.~ Bay f\ MARQUITTE COMMUNITY MASTER PLAN Population Per Square Mile t" By Census Block 550 03 0 0.3 06 Mies ■--==---■::==::i7 t" ~7-··-----~--· .---------, ~ /·le H,irw, t'"' ~ ;i. ?:. M ., VJ c::: ~ Marq11dte Bay "' ~· t,-j :;,., ~ ..... C]o □ 1-2,999 3,ooo - s,999 □ 6,000 - 7,999 _ 8,000+ 0 D :;,., Map 8.5: Population Density 140 'f' �Chapter Eight - Neighborhood Assessment Population Density The presence of NMU within the community has significant effects on the population density for the City of Marquette. For financial, as well as social reasons, a higher number of students tend to occupy a single dwelling unit than would most likely be the case with a traditional family. Map 8.5, which identifies Population per Square Mile, shows that the densest populations are located within the school property (presumably from the student dormitories) and in areas that also show a high percentage of renters. This distribution can be significant for a number of reasons . First, a clear knowledge of where students are living can help the City to better address concerns related to student housing that have been raised by community residents. Second, in a community that 1s striving to increase walkability, it is useful to have a clear understanding of where large populations of residents currently live, and how these patterns can affect the design and distribution of pedestrian routes and other traffic calming mechanisms. Finally, understanding the distribution of residents across the City can help community leaders best plan for, and distribute amenities and services . Marquette Master Plan - 2003 141 �MARQUITTE COMMUNITY MASTER PIAN Majority Rental Neighborhoods & Housing Quality Compared 11,fd/e Bill/ 0.t.Sou,c~ VSC.l'lllrl(l(OOJ PCM5us - 550 03 03 06 09 Mies : 7 ----------------------------------------------, t""' i i,: ·----r------- H11rbor ':' : ·-------------- '.'."."".'::-::=:==~:-,-!l!IL.....":-h~~~"Y"T;77")~~-.B m V) c:: "'O r:: ... r·· ::,:, 0 «•• ::,:, D Housing Quality= "Fair" '---1 Housing Quality = "Poor" ! ~ Majority Rental Neighborhood* / "Defined as all cer&us tlocks •n which at least 55% of lll1ts tT-l 8,1y .... - existing housing 1H1rq11ette are occupied 1:1,, renter tenants Map 8.6: Residential Housing Quality 142 ~ ~ �Chapter Eight - Neighborhood Assessment PROTECTING NEIGHBORHOOD QUALITY Feedback from residents clearly demonstrates their desire to protect quality of life, particularly as 1t relates to their neighborhoods . The issues that residents find to be most critical focus primarily on three problems: student housing, the availability of affordable housing, and the protection of historic homes . Student Housing Northern Michigan University can certainly be considered a valuable asset for the Marquette community. The University brings employment, cultural opportunities, and increased diversity to the area . Unfortunately, it also creates challenging situations when dealing with the residential requirements of a large student population . Currently, the University has an enrollment of approximately 9,380 students . The University has the facilities to provide housing for approximately 30% of these students through their nine residence halls, 278 on-campus apartments, and 1 house adjacent to campus. The balance of the students find their own housing primarily in rental apartments and converted houses throughout nearby neighborhoods (as indicated by Map 8.2) . Unfortunately, the houses occupied by students are often owned by absentee landlords who have allowed the homes to fall into disrepair. This low-quality housing, coupled with maintenance, parking, traffic, and noise issues often results in a perceived decrease in the quality of the neighborhood . Residents of owneroccupied homes fear that this perception will result in lower property values and a general reduction in their quality of life . This pattern of low-maintenance in the primarily renter-dominated neighborhoods is demonstrated in Map 8.6, which identifies areas of "fair" and "poor" housing quality within the City as they relate to renter-dominated neighborhoods. A similar quality assessment was conducted concentrating on the quality of the parcel itself (rather than the housing structure located on the site) (See Map 8.7). This analysis of the distribution of rental housing as it relates to these lower quality housing sites can indicate the neighborhoods that are in most need of improvement. In the public comments collected as part of the Master Plan survey, residents focused on three areas of complaint relating to student housing. These areas of concern are listed below along with the frequency of the complaint. • Low quality housing and lack of maintenance (mentioned 46.3% of the time) • Traffic and parking problems, particularly related to students parking on the lawns (mentioned 19.4% of the time) • Noise and disruption (mentioned 16.6% of the time) • Other, lesser-heard complaints included the lack of affordability, the number of people living in these student apartments, and the proliferation of these rental houses throughout existing neighborhoods . Marquette Master Plan - 2003 143 �l'artrutge 8,ni MARQUITTE COMMUNITY MASTER PLAN D 'Id, &ty Residential Parcel Site Quality 550 ·-•c:=-•--==::::i1 03 03 06 M~es 1--------------------------- -=.=r ------- i I . : t"" : ·-------------rti V, i::: '-:I CJ Good l"T1 B,,v :::;; 0 c::::JFair - ALirquette :::;; Poor Map 8. 7: Residential Parcel Site Quality 144 �Chapter Eight - Neighborhood Assessment The housing sites shown here are representative of the varying degrees of quality found in Marquette's residential neighborhoods. Housing sites and parcels were categorized as "Poor", "Fair", and "Good" . Housing Site - Poor Quality Housing Site - Fair Quality - Housing Site - Good Quality Marquette Master Plan - 2003 145 �? ~ ~.., COMMUNITY INPUT: What are the issues relating to student housing? ~ • ,~ '~ units are not well-maintained and cause adjoining properties to decrease in value." /✓Rental ~ .C '\ Student rental houses are typically not well-maintained 0 N o enforcement to upkeep rental properties." "Students are not good neighbors. They don't respect other residents by being noisy, abuse parking, don't keep residences' maintained." <.. Parking on lawns is a frequent complaint from residents Some colleges offer a "village" style apartment for student housing 146 �Chapter Eight - Neighborhood Assessment Student Housing - Recommendations: Inspections - While only 42% of people responding to telephone or written surveys necessarily felt that student housing was an issue, a large majority (78%) did feel that the City should enact a rental housing inspection program . Such a program would require landlords to meet specified requirements for safety and livability or face fines for non-compliance. City Regulation - A number of cities that host colleges or universities have enacted ordinances or other regulations to help control some of the more common infractions. Marquette currently has ordinances in place to help regulate nuisances such as noise and litter, and has recently passed an ordinance to reduce parking in the terrace area. Failure to comply with these ordinances results in a civil infraction. Additional ordinances can be used to enforce other norms, such as stronger limitations on parking on non-paved areas (such as front yards) and to enforce housing occupancy limits . Such ordinances are currently in place in a number of university towns such as East Lansing and Ann Arbor. Increased University Housing - W hile short-term efforts may focus on improving the quality of existing rental housing, a more long-term solution may be for the University to provide additional oncampus housing for its students. Additional student housing does not necessarily mean the creation of additional dormitories. Other colleges have successfully arranged partnerships with private developers to create a "village" or condominium-style housing project. In such an arrangement the University could lease land to the private developer, who would then build and manage the housing units . Marqu ette Master Plan • 2003 147 �Neighborhood associations provide residents with a vehicle for change in their own neighborhoods City leaders are an important partner in the development of successful neighborhood groups 148 �Neighborhood Associations While the City may be able to assist in the protection of neighborhood quality through city ordinances and other regulatory controls, others may require a more "grass-roots" effort on the part of individual neighborhoods . Such an approach can help encourage involvement and increase respect on the part of the residents for their individual neighborhood areas . These associations also promote community cohesiveness and increase the opportunities for meaningful communication, both between individual residents and between City leaders and representatives from a particular neighborhood . Neighborhood Associations - Recommendations There are numerous opportunities for residents to become involved in their own neighborhoods, some examples of which are presented below. Regardless of the type of neighborhood group initiated, it is important that the City become an active partner by assisting when possible, and by ensuring open lines of communication between City leaders and resident representatives . • Develop "Neighborhood Blocks" - These "blocks" can be used as a vehicle for promoting networking between neighborhood residents, or to encourage a specific improvement project within a local neighborhood . Such blocks usually identify someone as their block captain, to serve as a point person for questions or communication . The City can assist in the development of these neighborhood blocks by providing basic training for block captains in areas such as communication and organization . Neighborhood Blocks have been used successfully in areas such as Boulder, Colorado and Ann Arbor, Michigan to promote environmental programs such as recycling and resource sharing . • Develop "Neighborhood Watch " programs - This type of program has been used successfully in many cities to promote safety and reduce crime at the neighborhood level. These programs are usually developed in cooperation with local law enforcement officials who can provide training and guidance . • Promote planning and visioning at the neighborhood level - In his analysis of Marquette's walkability, Dan Burden suggested the development of a vision or master plan at the local neighborhood level. While the city-wide Community Master Plan addresses issues at the larger, macro level, each neighborhood may have ideas for specific improvements they would like to see implemented in their individual neighborhood . Marquette Master Plan - 2003 149 �Table 8.4: Affordability Worksheet for Marquette Neighborhoods Census Tract Block Group Median Fam ily Income (1999) Median Fam ily Monthly Income Median Housing Value Annual Mortgage Interest (Assume 10% down, 6.5% interest rate) Annual Insurance (estimated) Annual Taxes (estimated) Total Annual Expense Total Monthly Expense % of Monthly Income Spent on Housing Expenses 1 1 84,108 7,009 204 ,900 11 ,065 400 2,000 13,465 1,122 16% 1 2 35,417 2,951 96 ,100 5,189 400 2,000 7,589 632 21 % 14% 1 3 41 ,991 3,499 67,000 3,618 400 2,000 6,018 502 2 1 55 ,333 4,611 92,300 4,984 400 2,000 7,384 615 13% 2 2 45 ,625 3,802 79,600 4,298 400 2,000 6,698 558 15% 2 3 49 ,821 4 ,152 82,500 4,455 400 2,000 6,855 571 ~ 3 1 49 ,821 4 ,152 65,600 3,542 400 2,000 5,942 495 12% 3 2 43 ,229 3,602 68,700 3,710 400 2,000 6,110 509 14% 4 1 54 ,792 4,566 83,900 4,531 400 2,000 6,931 578 13% 4 2 51 ,908 4 ,326 91 ,400 4,936 400 2,000 7,336 61 1 14% 4 3 46 ,974 3,915 78 ,200 4,223 400 2,000 6,623 552 14% 5 1 34,861 2,905 84 ,400 4 ,558 400 2,000 6,958 580 20% 5 2 0 0 0 0 400 2,000 2,400 200 6 1 41,250 3,438 68 ,000 3,672 400 2,000 6,072 506 6 2 46 ,000 3,833 69 ,700 3,764 400 2,000 6,164 514 13% 6 3 15,417 1,285 52 ,300 2,824 400 2,000 5,224 435 34% 7 1 34,375 2,865 77 ,000 4,158 400 2,000 6,558 547 19% 2 52,292 4 ,358 93,900 5,071 400 2,000 7,471 623 14% 7 3 65,385 5,449 102,900 5,557 400 2,000 7,957 663 12% 7 4 45,078 3,757 92 ,800 5,011 400 2,000 7,411 618 16% 8 1 40,461 3,372 107,900 5,827 400 2,000 8,227 686 20% 7 --- -15% 9 1 56 ,053 4,671 120,000 6,480 400 2,000 8,880 740 16% 9 2 68 ,542 5,712 121 ,600 6,566 400 2,000 8,966 747 13% 10 1 53,750 4,479 0 0 400 2,000 2,400 200 4% 14 2 48,083 4,007 84,900 4,585 400 2,000 6,985 582 15% 150 �Chapter Eight - Neighborhood Assessment Affordable Housing In every community it is important to have housing that is available and affordable for all of its residents . The American Planning Association (APA) defines "Affordable Housing" as housing "in which mortgage, amortization, taxes, insurance, and condominium or associations fees, if any, constitute no more than 28% of such gross annual household income " (Meck et al. 2003). For rental housing this same definition applies, with the exception that 30% of household income can be allocated to cover rental costs . Data from the 2000 census can be used to help ascertain the affordability of homes with in Marquette. Looking at individual neighborhoods (as defined by the census designation "block group"), Table 8.4 shows the median family income in each neighborhood and its relationship to the median home value in that same area (to see where each block group is located, refer back to Map 8.1). For this analysis median family income was used, rather than household income, in an attempt to separate out students whose predictably low incomes can skew the data . In almost every block group analyzed, the home prices seem to be in alignment with the income of the families in that area . This signals that those Marquette residents who currently own a home are living within their "affordability" threshold, and do not have a mortgage that requires them to live beyond their means . The calculations did identify one block group (highlighted) that exceeded this 30% threshold . This signals potential affordability issues for these residents . It is also important to remember, that this analysis uses aggregate data and median values for its calculations. As such, it does not account for individual families whose income may be below the median and are indeed f inding it difficult to afford their current home . The analysis above relates only to those residents who currently own a home, and does not make any assumptions about those residents currently seeking to purchase an affordable house within the City limits. According to City leaders and community members, the lack of affordable housing available on the market is indeed an issue. The majority of respondents (60%) expressed a need for housing priced less than $100,000 . Similarly, almost one-third of the respondents to the written survey commented on the need for affordable or low-to-middle income housing when asked what type of housing was missing in Marquette. This scarcity of affordable homes may be exacerbated by the tendency for many of these moderately-priced houses to be bought and converted into rental properties, taking them out of the available pool of single-family homes. Marquette Master Pinn - 2003 151 �Housing should be provided at a variety of price levels Condominiums can offer alternatives to traditional single-family homes New single-family homes are often outside the price-range of many residents 152 �Affordable Housing - Recommendations In order to meet the need for additional affordable housing, the City of Marquette should encourage a variety of programs, including : • • • Encourage a diversity of new housing options. Supplying a variety of housing options such as mixed-use, townhome or condominium-style units, as well as singlefamily homes can help to ensure there is a housing option available at a variety of price points. Relieve some of the "burdens" associated with developing affordable housing projects. According to the APA, developers may gravitate toward up-scale housing because "development approval for it will be easy to secure, it involves little governmental entanglement, it is more prestigious, and it generates higher profits" (APA 2003). Knowing these obstacles exist, the City should seek to work with developers considering affordable housing projects to ensure the development and approval process is not cumbersome. This assistance could range from simply ensuring good communication with planning and approval agencies, to waiving permit or impact fees associated with development, or even offering to subsidize some of the development costs. Promote infill and reuse as alternatives to "greenfield" development. Housing developments that are sited outside of City services and are sited on previously undeveloped areas are often referred to as "greenfield" sites. Such projects often incur higher costs since they require the construction of roads, sewers, and other services. These costs are often passed on to the consumer as a higher selling price. By encouraging reuse of existing buildings, or redevelopment on infill sites, developers are spared these additional costs. This savings can then be reflected in a more affordable selling price. Marquette Master Plan - 2003 153 �"Tearing down historic homes is a negative move and should be discouraged." 0 1 don't like historical houses being turned into apartments; they are destroying beautiful homes." 0 Marquette needs state historic districts." 154 �Chapter Eight - Neighborhood Assessment Protection of Historic Homes Marquette residents recognize and greatly appreciate the unique and historic architectur~ that is preva lent throughout their Downtown and many residential areas . When queried about their feelings on the protection of historic homes and buildings within the City, an overwhelming majority (92 %) of residents supported strategies that would help maintain these historic structures . As was indicated on Map 8.3, most of these historic homes and buildings are located in the City's central core, in close proximity to Marquette's original Downtown . The Downtown is one area whose historic character residents seem particularly committed to maintaining, ensuring it remains, as one resident put it, "a city with character". This is also true for many residential neighborhoods where the commitment to protect their historic homes is equally strong . This is particularly true for the City's east side, where efforts are already underway to declare a historic district. There are generally two approaches that can be used to provide protection for historic buildings; the declaration of a historic district, and the use of a historic overlay zone. Both approaches have potential applications within the City of Marquette and are described in more detail below. Historic District: This approach calls for the designation of a specific physical area as a historic district. This is often applied to neighborhoods that exhibit a high ratio of homes built prior to 1940. This mechanism regulates changes through the use of a Historic Preservation Commission and a series of guidelines that specify the types of changes that are allowable . Owners seeking to make changes to the exterior of a home located within the district would be required to have the proposed changes approved by the Historic Preservation Commission . This approval process ensures that changes being considered are appropriate and in keeping with the historic aesthetic of the area . Historic Overlay Zone: Unlike the creation of a historic district, whose institution requires the creation of a new review board, a historic overlay zone uses existing zoning mechanisms to regulate changes . Similar to other zoning designations, guidelines would be drafted for the historic overlay zone that would outline the characteristics that buildings within this district would need to follow in order to be in compliance. Changes made that don't meet these guidelines would result in that building being in violation of its zoning . This type of protection mechanism would be particularly useful in Marquette's Downtown district. An inventory of the existing building characteristics could be taken to define what makes the area "historic" . These characteristics might include details such as the required setback, the amount of w indow area required on the first floor, and acceptable methods or materials to use when maintaining or remodeling a building . Once these characteristics become part of the zoning ordinance, owners wishing to make a change to their build ing would need to comply, or risk violating their zoning designation . In situations where an owner feels circumstances warrant a deviation from the defined characteristics, a variance could be sought through the existing Zoning Board of Appeals. Historic preservation is an important concern for many communities . As such, resources at both the state and national level are becoming more available in order to help with the process and with the potential financial costs associated with participation in the program . The following is a list of sources that may be helpful for residents seeking more information : • National Trust for Historic Preservation - www.nat1onaltrust.org • Michigan State Historic Preservation Office - www.m1ch1gan .gov/ha • Michigan Historic Preservation Network - www.mhpn .org Marquette Master Plan - 2003 155 �COMMUNITY INPUT: What are our traffic issues? "Uncon tro lied traffic patterns." "Many dangerous roads around retail sprawl." Strip development along U.S.47 "Too great of a reliance on personal automobiles." "We have a definite traffic problem." uHeavier traffic - highway congestion coming into the city." Excessively wide streets discourage pedestrian use "Slow down all traffic in residential neighborhoods." Several roads have excess capacity and could be reduced in size 156 �Chapter Nine - Traffic Considerations Chapter Nine TRAFFIC CONSIDERATIONS INTRODUCTION Jll!la. While residents appreciate the freedom and mobility that a personal automobile offers, these advantages do not come without a potential cost to their quality of life. Despite a declining population, Marquette has more vehicular traffic today than it did in 1990. This increased traffic volume has prompted Marquette residents to firmly express their desire to reduce traffic in their community and to encourage the creation of a network of pedestrian connections throughout their neighborhoods and downtown . In short, they desire to create, as one group described it during a Community Visioning Session, "a walkable, livable, user-friendly community" . This chapter will present an overview of the traffic analysis done as part of the master plann ing process. This analysis identifies major transportation corridors and key intersections throughout the city. It also identifies the five "early action corridors", which are areas that have been identified as top priorities for helping to improve the existing traffic network . The plan focuses on improvement of these five key areas, however, specific suggestions for improvements are given for all thirty-one analyzed intersections . It also provides a series of general recommendations that, when applied consistently, can increase the efficiency and walkability of Marquette's traffic network . !"'~ ;l/1' "' If" ,,,..... I ~ r'\ ,-<. Marqu ette Ma ster Plan - 2003 ,-.., 157 �Partridse 8o11 ,..-._ ..._ MARQUITTE COMMUNITY MASTER PLAN ' Mi,Mk8111J Existing Road Network :1-----------------' 0.3 03 -I 06 Mdes --===--•c::==i, ■ ' _______ , Isl H,irlur ( •-1 V) ,__ __ __ ____ _ !"I'! ll11y 'I•• I• .... , 0 - Urban Principal Arterial Urban Minor Arterial Urban Collector Urban Local Street Scenic Corridor Gateway/Image Intersection M(JUtfl Map 9. 1: Marquette Street Classifications ~ 158 MARQuEIJt "' 'I -- ............ �I""' Chapter Nine - Traffic Considerations INVENTORY & ANALYSIS ,--.. Inventory of Existing Road Network In order to understand the existing road network, an inventory of the local streets was conducted and each street was categorized according to its road classification . These classifications refer to a hierarchical system that engineers use to categorize roadways according to their use and relative traffic volume when analyzing a traffic network . Map 9.1 identifies the major streets within Marquette according to their road classification . A description of each of these categories is also offered in Table 9.1. Table 9. 1: Description of Street Classifications Category Example Urban Principal Arteria l US 41/M28 Urban Minor Arterial Washington St. Wright St Urban Collector McClellan Ave Fair Ave Road Lenqth Definition . • .. . ..• • • • • . • . .• ..• Urban Local Prospect St Sixth St. Scenic Corridor Lake Shore Blvd Gateway/ Image Intersection US . 41 & Front St • Wright St & McClellan Ave . Serves maJor centers of activity Highest traffic volume corridors Carnes most trips entering and leaving the urban area Carnes through movements Carries Intra-cIty travel Service to abutting land Is subordinate to travel service Connects with the Urban Principal Arterial Accommodates trips of moderate duration Distributes travel to smaller areas More emphasis on land access than travel Provides both land access and travel service w1th1n res1dent1al neighborhoods, commercial and industrial areas May penetrate into res1dent1al neighborhoods Collects traffic from local roads and transfers this traffic to the arterial system In some areas, 1.e. downtown, the street arid svstem may all be collectors Permits direct access to abutting lands and connections to higher order systems Lowest level of mobility Through traffic movement is deliberately d1scouraaed Connects community facilities Provides s1gnif1cant viewshed opportunities Performs as Urban Local Road but some seaments mav serve as an Urban Collectors Intersections, which serve as, entrance points to the community, a special district, or a community facility May carry s1gnif1cant levels of traffic and turning movements but the role of the IntersectIon Is equally weighted between traffic and aesthetic imaae Marquette = 7% (Typica l = 5-10% ) Marquette = 10% (Typical = 10-15%) Marquette= 19% (Typical= 5-10%) Marquette = 57% (Typical = 65-80%) Marquette = 8% Marq11etle Master Plan - 2003 159 �P,rrlridge &1/ __... MARQUETTE COMMUNITY MASTER PLAN Middle B,1y Transportation Corridors ,so 03 03 06 M4es ■--==---'.:=:=::'.l1 1:,1··-----------------------------------------·-: Isl Har/.,,, '----,--------: ' -------------- .c:".:::====r::-,,----:--~ !!..!!..-....:t...---1:J..!.,.._ tTI \I} •• c:; "i:l M,rquette ti, Bay ;::,::, 0 N _ Kaye Ave./Fair Ave . Corridor Lakeshore Blvd Corridor McClellan Ave. Corridor Seventh St Corridor US-41/Front St Corridor Fourth St/Presque Isle Ave . Corridor N. N. N. N :;;,., Map 9.2: Marquette's Key Transportation Corridors 160 �Chapter Nine - Traffic Considerations In addition to these road classifications, traffic engineers also rely on a standard evaluation system to identify the level of service (LOS) for a particular roadway. According to the American Association of State Highway and Transportation Officials (AASHTO), this level of service rating represents the quality of traffic service provided by a specific roadway under specific traffic demands. Levels of service are designated by ratings ranging from A (least congested) to F (most congested) . Table 9 .2 shows the general description associated with each level of service rating . Table 9.2: Level o f Service Ratings Level of Service A B C D E F General Operating Condition Free flow of traffic Reasonably free flow Stable flow Approachinq unstable flow Unstable flow Forced or breakdown flow (Source: AASHTO 2001) While highway agencies strive to provide a high level of service, this does not necessitate the achievement of an "A" level of service. Generally, a level of service of "C" is considered adequate with a "D" rating also being acceptable in developed sections of urban areas. Results of Marquette Analysis An analysis of Marquette's existing road network shows that it has, with a few notable exceptions, a well-connected, traditional grid traffic system . Such continuity and connection between streets is an extremely important measure of the quality of a particular road network. By ensuring that there are several, interconnected arterial roadways to carry the traffic, the community avoids the undesirable pattern where all traffic is routed to a small number of main arteries. When this occurs, these highvolume corridors often become targets for unsightly strip development, discouraging other uses such as residential or community retail that are repelled by the volume, noise, and hostility of the heavilytraveled roadway. The City's well-connected network also provides opportunities to create highquality pedestrian and bicycle routes . Because traffic is dispersed among a number of arterial routes, improvements such as on-street bicycle lanes can be implemented safely and efficiently without major modifications to the existing roadways . In addition to an inventory of existing roadways, further analysis was conducted on six major transportation corridors, and thirty-one key intersections along these corridors . Maps 9.2 and 9.3 (shown on the following page) show these corridors and their associated intersections. This analysis focused on traffic counts, peak volumes, intersection movements, level of service (LOS), and intersection utilization capacity (IUC) in an attempt to identify high-priority areas that require immediate attention . Marquette Mnster Plan - 2003 161 �Partrtdge Bm1 MARQUITTE COMMUNITY MASTER PLAN ¢udy Corridors & Int:rsectio; .....~ - 03 03 06Miles ' :--------.: / ,, / 1',rsq1w lsw Harl>:,, i.-··----~ •.. '• t'"' > ~ --------------~===:r=-_J_~~Ld::;~~..iQJ! tT1 Cl) t:: 'ti Ah1rq11nte t'T1 Bay ::-, .... 0 o O Analyzed Intersection with Reference Number ~ N, Kaye Ave ./Fair Ave . Corridor "N,. Lakeshore Blvd . Corridor "N,. McClellan Ave. Corridor "N,. Seventh St. Corridor N I US-41/Front St. Corridor Fourth St./Presque Isle Ave . Map 9.3: Intersections Analyzed for Marquette Traffic Study 162 �Chapter Nine - Traffic Considerations CURRENT TRAFFIC CONCERNS While Marquette's traffic network has a good base to work from, there are still several issues that are reducing the efficiency of the system, causing frustration for local residents as they face increased traffic congestion and lengthy travel delays. The key issues include the following : • Despite declining population, there is more vehicular traffic today as compared to 1990. • "Sprawling" development along U.S.41 has increased traffic congestion . • Some roadways have more lanes than necessary to carry the given traffic volume. • Excessive road width reduces the "walkability" of the area, creating uncomfortable pedestrian routes. • Several major thoroughfares are broken up into unconnected segments (Fair St., North Seventh St., McClellan Ave .) reducing their efficiency and connectivity. • Primary employment centers are located in the northern portion of the community, requiring destination trips to move through residential neighborhoods . • Some neighborhoods experience large volumes of truck traffic that should be diverted to the larger collector roads such as Wright Street or McClellan Avenue . • The design of some road configurations is driven primarily by the snow removal process, rather than by other considerations such as parking, pedestrian movement, or aesthetics. • The current road configuration discourages on-street parking, leading to an excess of off-street lots that take up valuable real estate, which is better used for new development opportunities . Table 9.3: Intersections Analyzed Ref. Nbr. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 Intersection Ref. Nbr. Fair Ave . & Lakeshore Blvd. Fair Ave . & Pine St. Fair Ave . & Presque Isle Ave .(B.9) Kave Ave. & Presque Isle Ave .(B .3) Hebard Court., Kaye Ave . & Lee Dr. Elizabeth Hardin Circle Dr. (W) & 7th St. (D.1) Elizabeth Harden Circle Dr. 0/V) & Fair Ave . Fair Ave. & Lincoln Ave. Fair Ave . & McClellan Ave . (A.2) Presque Isle Ave . & Wriqht St. College Ave . & Presque Isle Ave . Fourth St. & Hewitt Ave . Fourth St. & Ridge St. Fourth St. & Washington St. Baraga St. & Fourth St. Fisher St. & Fourth St. 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Intersection McClellan Ave. & Wright St. (Future) McClellan Ave . & Ridge St. McClellan Ave. & Washington St. McClellan Ave. & US 41 Grove St. & McClellan Ave . McClellan Ave. & Pioneer Rd . County Rd 553 & McClellan Ave . College Ave . & 7th St. Magnetic Ave . & 7th St. Ridge St. & 7th St. 7th St. & Washington St. Spring St. & 7th St. Fisher St., Grove St. & 7th St. Grove St. & US 41 US 41 W , US 41 S & Front St Marquette Master Plan - 2003 163 �(' ~ ,. f' BEFORE: AFTER: Figure 9.1: Example of new Kaye/Fair connection BEFORE: AFTER: ti' Figure 9.2: Example of the Seventh Street extension 164 �Chapter Nine - Traffic Considerations RECOMMENDATIONS The following recommendations are based on the traffic analysis conducted by SSOE, and the expert observations of two nationally known practitioners, Walter Kulash and Dan Burden, who specialize in traffic engineering and walkable communities. They also reflect the concerns and priorities of the local City leadership as well as those of community residents . The information presented below represents a summary of the reports submitted by Dan Burden, Walter Kulash, and SSOE. To review a full copy of their reports, please see Appendices B, C, and D. '"' 1' Recommendations for Early Action Corridors As indicated above, improvements to several key intersections and corridors would provide immediate benefits for local residents who are seeking ways to reduce traffic congestion and delays. The following five corridors are considered to be these key areas and, as such, have been identified as high priorities for upgrades and improvements. These selections were identified as priority corridors by the Mac;ter Plan Steering Committee. SSOE conducted a thorough inventory and analysis of these areas, fo(u°sing on traffic volumes, intersection movements, pedestrian activity, and overall level of service. This data was then further analyzed by Walter Kulash, a nationally known traffic engineer. A summary of his analyses and recommendations for each of the five early action corridors is given below: 1. The Kaye / Fair Avenue Connection: The current lack of connection between the two segments of Fair Avenue on either side of the University results in a number of issues on nearby perimeter streets such as Lincoln, Wright, North Fourth, and Kaye. This disconnect causes increased traffic volumes from through traffic attempting to circumvent the campus as well as campus traffic attempting to reach a parking destination. It also creates a number of "T" intersections, requiring multiple stops and turning movements in order to move around the campus. Connecting Fair Ave . as a continuous route around the campus without turning movements will create a critical east-west artery (See Figure 9.1). Currently, due to road disruptions by the campus and the nearby Park Cemetery, the nearest east-west artery is almost onehalf mile to the north at Wright St. 2. North Seventh Street Connections: One weakness of the current U.S.41 "bypass" is the lack of connection to north-south streets. While it provides a connection to the downtown area via Business 41 or Front St., it lacks easy access to other major destinations such as the University and the Hospital. Even though these have become the most popular destinations, travelers are still forced to travel through Downtown, or along Grove and Fisher Streets before being allowed to head north on U.S.41. To help remedy this situation, Seventh Street should be extended to create a connection from U.S.41 to Washington St. (See Figure 9.2). Some people are hesitant to create a new signalized intersection along the bypass for fear that it may lead to a proliferation of such signals, thus reducing the effectiveness of the bypass. A new signalized connection at Seventh Street, however, is a strategic addition that offers huge benefits regarding connectivity to other areas of the city. Its implementation should not pose any threat to the mobility of through traffic on U.S.41 . Another concern associated with the Seventh Street extension is the potential disruption to the existing neighborhoods in that area due to the increased traffic that would be created as a result of this new connection . For this reason, a second route is being considered that would bend around these existing neighborhoods in order to connect to the bypass. Marquette Master Plan - 2003 165 �• Figure 9.3: Potential Redesign for the Lakeshore Boulevard 166 �Chapter Nine - Traffic Considerations 3. Lake Shore Boulevard Redesign The Lake Shore Boulevard represents an opportunity to create one of the most successful waterfront reclamation projects on the Great Lakes. Its position along scenic Lake Superior provides an opportunity to design more than just a functional roadway, but a signature for the city. As such, the redesign of the corridor should address much more than the standard functionality of a traffic roadway. It should address the entire context including the road, the adjacent land, pedestrian access, and the aesthetic treatment of the entire corridor. The following are some of the key elements that should be considered in the design of the new parkway: • Address the issues currently affecting Lakeshore Boulevard, particularly the winter flooding and freezing of the roadway. A realignment of the road may be necessary to remediate these issues. • Accommodate parking, perhaps as numerous small "vest pocket" lots. Such lots will provide access to the key destinations along the lakefront without creating a large, linear parking lot that would seem reminiscent of a strip mall . • Pay careful attention to trees and landscaping, which can make a powerful aesthetic statement. Use new tree plantings to replace aging vegetation and also to extend the current "forested" appearance along more of the roadway. • Provide continuous bicycle and pedestrian paths on the lake side of the boulevard, either as part of the roadway, or within the shoreline corridor. This should be done in conjunction with traffic calming features that will emphasize the presence of pedestrians and lakeshore visitors and discourage trucks and other through traffic. • Create design controls for private development fronting the west side of the parkway to ensure such development adds to, and does not detract from, the scenic quality of the parkway. • Develop a road design that emphasizes "parkway" characteristics, such as: o Winding horizontal road alignments and short vertical curves o Informal, but spectacular tree plantings and other landscaping o Distinctive signage including directional and wayfinding signs o "Gateways" to key east-west arteries o Distinctive aggregate or pavement color o Special low-height "parkway" lighting o Local materials such as stone and timber for road furniture Figure 9.3 demonstrates what a potential redesign of the Lakeshore Boulevard might include. This conceptual plan includes the realignment of the road away from the shoreline to prevent winter flooding. This realignment also creates the opportunity to create a park area with public green space and a bike path adjacent to Lake Superior. New tree plantings serve to buffer the road and park from a new series of business park developments that would occur just west of Lakeshore Boulevard. Marquette Master Plan - 2003 167 �Current U.S.41 - Front Street Intersection Figure 9.4: Redesigned " T" Intersection for U.S.41 - Front Street +-- Figure 9.5: Roundabout at the U.S.41 - Front Street Intersection 168 �Chapter Nine - Traffic Considerations 4. U.S.41 / Front Street Intersection The current design of the U.S.41 / Front St. intersection is a source of traffic congestion, lengthy delays, and general frustration for local residents . While the channelized "T" design may have been appropriate at the time of its construction, the increased traffic volume at this intersection has become too heavy for the current intersection design to safely and efficiently function. The following issues are considered to be the most troublesome and in need of attention : • • • • The "T" geometry of the intersection favors through traffic traveling north-south between U.S. 41 and Business 41, even though this is not the dominant traffic movement. The dominant movement is instead through traffic moving east or west along U.S. 41 . Unfortunately, vehicles traveling in these directions are forced to stop and make a right-angle turn, causing congestion, delays, and the perception of a hazard . The large-radius sweeping turns of the intersection are not appropriate for the area or its traffic patterns . Within an urban area there is no expectation for a high-speed turn at intersections, even those of major arteries . Such high-speed intersections can also pose a hazard to pedestrians and bicyclists attempting to cross in these areas. The current intersection consumes a large amount of space due to its large channelization islands. These islands are not useable for public open space or a decorative planting design . The current intersection is not an appealing entry point to the City of Marquette . A more aesthetic "gateway" entrance is particularly important when coordinated w ith the waterfront reclamation project that is underway in the nearby Lower Harbor area . Figures 9.4 and 9.5 show two possible reconfiguration options for the U.S. 41 / Front Street intersection . Figure 9.4 represents a new signalized "T" intersection, where U.S.41 becomes the through movement. This creates a more efficient intersection since the dominant flow of traffic is traveling along the U.S.41 roadway. Figure 9.5 incorporates a roundabout into the intersection, giving high priority to the east and westbound traffic along U.S.41 . Such a design would eliminate the need for right angle turns, which currently diminish the efficiency of the current intersection . Both suggested intersection designs would allow for the "daylighting " of the Whetstone Brook, which was disrupted by the original construction of the bypass . Marquette Master Plan - 2003 169 �"i ~ BEFORE: AFTER: ~ ~ 1i ri ~ 1t • • ~ Figure 9.6: Example of the McClellan Avenue Extension -~ Existing 1111 m• a t t ~ § 19.5' 19.5' Driving Lane Driving lane 39• Existing Face of Curb to Face of Curb Proposed 1111 McClellan Avenue between Ridge St. and Fair Ave . ;• • Walk Ter Bike Drivlng Lane Drtving Lane 34· Edge of Metal to Edge of Metal Figure 9.7: Redesign of the McClellan roadway between Washington St. and Fair Ave. •m JillI t t • • • • • • • ,= 170 �Chapter Nine - Traffic Considerations 5. McClellan Avenue The primary change proposed for the McClellan Avenue corridor is its extension north from Fair Avenue to Wright Street (See Figure 9.6). This extension will provide an uninterrupted north-south corridor connecting to every major east-west artery in the City. Other key issues related to the McClellan corridor include: • Neighborhoods between Fair Avenue and Wright Street should be protected from the impacts of the new road extension. Such protections should include traffic calming measures and a design that discourages east/west cut-through traffic. This extension should also be designed to minimize the impact on nearby Raney Creek . • Upgrade the road segment between Washington Street and Fair Avenue. This particular segment is somewhat out of character with the other city streets in Marquette . Construction along McClellan Avenue provides the opportunity to upgrade this segment of road to include drainage improvements, sidewalks, proper driveway connections, street-tree plantings, and street lighting (See Figure 9. 7 for an example of such an upgrade). Because there is less need for on-street parking in this area than in other areas such as the older neighborhoods to the east, it would be appropriate to limit parking to one side of the street. • Additional engineering and design improvements should be considered for the intersections at Washington Street and U.S.41 . Engineering improvements would include lane upgrades, signal phases, and better markings. Design changes should focus on the creation of a more urban design concept that would encourage nodes of walkable retail, rather than the unsightly strip pattern that is beginning to occur. • Consider incorporating boulevards with landscaped medians along portions of McClellan Avenue, particularly between the U.S.41 and M-544 intersection . • Consider installing roundabouts along the length of the McClellan Avenue corridor at the Wright, Fair, Ridge, Grove, and Pioneer intersections. Marquette Master Plan - 2003 171 �~ ~ Shared Driving Lane 26' Edge of Metal to Edge of Metal Local Road - "Yield" Edge of Metal to Edge of Metal Local Road 8' Walk 5' 8' Terrace Parking 12' Driving Lane 12' Driving Lane 42' Edge of Metal to Edge of Metal Collector Road GD Walk Edge of Metal to Edge of Metal Arterial Road Figure 9.8: New Design Guidelines for Marquette Roadways 172 �Chapter Nine - Traffic Considerations Reconfiguration of Roadways While the improvements identified thus far have been specific to the five early action corridors, there are several important recommendations that apply to the general design of roadways throughout the City of Marquette . One of the most important issues to address is the potential reconfiguration of roadways in many areas of the city. These reconfigurations are primarily focused on four types of modifications: 1. A reduction in the number of travel lanes 2. A reduction in the pavement width 3. The incorporation of on-street parking 4. Modification of existing intersections, signals, and controls While each road that is being considered for reconfiguration should be examined individually, Marquette should have a general standard that will provide design guidelines for all the major types of roadways within the city. Figure 9.8 presents these guidelines, showing a cross-section for a variety of road classifications, including local roads, larger collector roads, and finally a set of design standards for the main arterial thoroughfares throughout the city. These design standards incorporate snow removal and storage considerations requested by the Department of Public Works. Street width, including on street parking where applicable, is measured from edge of metal to edge of metal of curb . The width of the curb is typically one foot from the edge of metal to back of curb. Therefore, a local street with on street parking on one side of the street is thirty-one feet (two driving lanes at 22', one parking lane at 7' and 2' for curbs on each side of the street.) Local Roads - These roads are found primarily in residential neighborhoods and represent the smallest, and slowest roadways in the traffic system . Design guidelines recommend that all local roads include a 11' driving lane, one 7' lane for parking where needed, a 5' terrace area to allow for snow storage after plowing, and a 5'-4" sidewalk on both sides of the roadway. In some neighborhoods it may be desirable to reduce the amount of roadway pavement as much as possible in order to allow a sufficient buffer between the road and the adjacent houses. In these situations, a "yield" street may be appropriate . The cross-section for a "yield" street is the same as a typical local road, except that the driving area is reduced from 22 to 17 feet. Rather than designating two specific lanes with a center lane marking, the 17' driving lane is shared between the two-way traffic. When cars meet each other, one car must yield, letting the other pass. This type of design is a particularly effective way to slow traffic and increase the safety of neighborhood residents . Collector Roads - Design guidelines for collector roads specify 12' driving lanes and 8' parking lanes, with the same 5' terrace area between the roadway and the sidewalk. Along collector roads, parking will be allowed on both sides of the street. This is particularly useful since many collector roads are located in commercial areas where the additional parking will be utilized by customers . Arterial Roads - Arterial roads use the same road measurements as the collector roads (12 ' driving lanes and 8' parking lanes). If these roads carry sufficient traffic, there may be a need to add additional driving lanes. In such cases, a central median or boulevard should be used to separate oncoming traffic and to provide a safe stopping point for pedestrians trying to cross these large roads . Marquette Master Plan - 2003 173 �Table 9.4: Roads to consider for a reduction in travel lanes Road McClellan Avenue Presque Isle Avenue and Fourth Street North Wright Street Modification Reduce from current 4 or 5 lane configuration to a 2 lane, or 3 lane (2 travel lanes with a shared central turninq lane) (See Fiqure 9.9) . This corridor should remain at, or be reduced to 2 lanes in all sections. A third lane may be added where needed to promote efficient movement near traffic signals. All portions of Wright St. should operate as a 2-lane roadway . A third lane may be added where needed to provide for turns and storaqe Existing a.... a ,r @ ,r l:>iMno .... -... IY 'ti.mini- 8 s &...,.lw ""'"'9lw tr ,r 61 ' E1atnJ hr.a a/Curb• fc»dCwrt, t lt.... l I -- "' t t """"' .... McClellan Avenue at Superior HIiis Elementary School ... 10' °""""' .... ExlDMJ_F.mo/Curb,of.aadCurb Proposed - Option 2 t...... Proposed - Option 3 ... Figure 9.9: Options for Reducing Lanes along McClellan Avenue 174 -"' �Chapter Nine - Traffic Considerations Reduction in Number of Travel Lanes An analysis of Marquette's roadways show that in many areas, particularly along the main arterial roads within the City, there are more travel lanes than necessary to carry the existing traffic load . Table 9.5 shows the level of service at the thirty-one intersections that were analyzed. Table 9.5: Level of Service on Analyzed Intersections Intersection Fair Ave . & Lakeshore Blvd . Fair Ave. & Pine St. Fair Ave. & Presque Isle Ave .(B.9) Kaye Ave . & Presque Isle Ave .(B.3) Hebard Court., Kaye Ave . & Lee Dr. Elizabeth Hardin Circle Dr. (WJ & 7th St. (D.1) Elizabeth Harden Circle Dr. (WJ & Fair Ave . Fair Ave. & Lincoln Ave . Fair Ave . & McClellan Ave . (A.2) Presque Isle Ave . & Wriqht St. College Ave . & Presque Isle Ave. Fourth St. & Hewitt Ave. Fourth 5t. & Ridge St. Fourth St. & Washinqton St. Baraga St. & Fourth St. Fisher St. & Fourth St. McClellan Ave . & Wright St. (Future) McClellan Ave. & Ridge St. McClellan Ave . & Washinqton St. McClellan Ave . & US 41 Grove St. & McClellan Ave. McClellan Ave . & Pioneer Rd . County Rd 553 & McClellan Ave . College Ave. & 7th St. Maanetic Ave. & 7th St. Ridqe St. & 7th St. 7th St. & Wash1nqton St. Spring St. & 7th St. Fisher St., Grove St. & 7th St. Grove St. & US 41 US 41 W . US 41 S & Front St 1 2 3 4 5 6 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 Level of Service A A A B A A A B C B B A A B A B A A B B C A A B B A A A B C F Intersect ion Capacity Utilization A A A B A A A A C C A C A B A B A A B A Intersection Del ay (seconds) 4 .6 9.1 7.6 14.3 6.1 5.4 3.8 11 .7 33 .2 11.5 15.1 3.6 2 15.3 4 12.9 0 .1 7 .9 17.8 12 .8 A 2.6 7 .2 10.3 10.2 1.0 3.4 7.8 16.7 22 .2 118.5 A A A A B A A A This table shows that almost universally, the level of service along the major traffic corridors is much higher than it need be. This pattern signals excess road capacity and identifies areas where the number of travel lanes could be reduced without significantly reducing the quality of service on the reconfigured roads. The benefits of reducing the number of travel lanes are numerous: • Traffic speeds can be reduced thereby increasing the safety of the road • • • • Reduced speeds increase the efficiency of the road by increasing its carrying capacity. Because vehicles are traveling at slower speeds, less space is needed between each car to ensure a safe stopping distance. This smaller internode allows more cars to be traveling on the road at the same time, increasing the road's carrying capacity. Fewer travel lanes promote increased access for non-motorized modes of transportation such as biking . Pedestrian safety and comfort is increased at road intersections due to the reduced width of the roadway Less roadway pavement means less snow removal Table 9.4 (see facing page) identifies some roads that would benefit from a reduction in the number of travel lanes . Marquette Master Plan - 2003 175 �Existing 1111 m• ,s ,s Driving Lane 30' Existing Face cl Curt> to Face of Curb Proposed Craig St. near Bothwell Middle School f ~~ fr«~a:eJ ~~ ~ f ~ ~ fr~a:ef !;:: t 1 i Figure 9. 10: Example of Reduced Lane Width 1 Edg~ of Metal I~ Edge of Metal i Four-way stops can encourage "speed spiking" Existin g Lane Configuration Figure 9. 11 : Proposed Alignment for Opposing Left Turn Lanes 176 �Chapter Nine - Traffic Considerations Reduction in Pavement Width In addition to removing unneeded travel lanes, Marquette streets could also benefit from a reduction in lane width on many roads. This reduction provides several opportunities for improvements: • Reduced road width reduces the tendency for people to speed, resulting in a safer roadway. • Excess road width can be used to add bike lanes without undergoing costly reconstruction . • Excess road width can be reused as parking lanes . • Excess road width can be reclaimed as a larger "green space" within the terrace area adjacent to the roadway. This area can be used for tree planting, sidewalks, or other pedestrian trails . • Reduced road width will require less snow-plowing and provide increased snow storage areas wit hin the enlarged terrace area . • More narrow roads, particularly when accompanied by street trees or other landscaping are more aesthetically pleasing than a barren expanse of asphalt. Figure 9.10 demonstrates how some streets in Marquette could benefit from a reduction in roadway width. This example was taken from a residential neighborhood (Craig Street near the Bothwell Middle School), however, this same theory could apply to a number of roadways throughout the City. Reconfiguration of Intersection Signals People often look to the use of stop signs or other intersection signals as a way of controlling traffic flow and reducing speeding . The reality, however, is that an increase in the number of stop signs at intersections can lead to a phenomenon called "speed spiking" in which drivers will speed between intersections in order to make up for the time they feel they have lost by having to stop. For this reason, eliminating many of the four-way stops in Marquette, and looking for alternative controls such as roundabouts, can be a successful way to control motorists' speed . Other traffic calming measures can be instituted along the length of these roadways to further reduce speeding and to increase walkability. A more detailed description of these and other walkability concepts is given in Chapter Ten . There are also opportunities to improve intersection efficiency through simple lane reconfigurations. As noted in both the SSOE and Kulash traffic studies, several intersections in Marquette have opposing left turn lanes that do not align, resulting in a wasted traffic lane in each direction . By restriping these intersections to align the opposing left turns, it creates room for a dedicated right turn lane and creates the potential to narrow the roadway if desired (See Figure 9.11 ). Marquette Master Plan - 2003 177 �,,,----,_ ------- ,,---.___ Figure 9.12: This example of infill development within the Downtown demonstrates how a density of commercial buildings provide added incentive for patrons to frequent the Downtown commercial businesses. Parking is provided by existing lots and on-street spaces. Sketches by: Tripti Singh and T.A. Vijayasanan 178 �Incorporation of On-Street Parking • • The City of Marquette needs to reevaluate its current parking strategy, particularly as it relates to the Downtown area. The lack of on-street parking within the central business district can have detrimental effects on the success of a commercial area. Because there is very little on-street parking available, businesses are forced to use potential development parcels to house off-street parking lots instead. This proliferation of off-street lots has resulted in a large number of prime development parcels being underutilized, and has reduced the Downtown's critical mass of buildings (See Figure 9.12). If more parking were available on the street, these currently unproductive parking lots could be redeveloped into commercial or retail businesses, thus providing additional tax revenue to the City. Table 9.6 presents a rough estimate of the amount of lost tax revenue for each surplus parking space assuming reuse of this area for new construction . Given that each parking space can cost an estimated $298 in lost tax revenue, a 50-car lot could amount to $14,900 in tax revenue the City could realize if the property were put to more productive use. Table 9.6: Economic Cost of Excessive Parking Parking Area New Building Construction Estimated Market Value Taxable Value (50%) City of Marquette - tax millage Tax Revenue Per Parking Space (10' X 20' + circulation) 350 SF $125/SF $43,750 $21,875 .01363 $298 Beyond the potential for new development, on-street parking can increase pedestrian traffic and sales to Downtown businesses . When patrons are able to conveniently park and walk to nearby stores, they are more likely to patronize a number of nearby shops, rather than simply driving to their destination and leaving without visiting any other retail establishments . In addition to the benefits that on-street parking can provide within the central business district, it can also be an important traffic calming device. For example, Marquette's policy of "no parking on school days" in areas adjacent to educational facilities may actually increase the hazard for children walking to school. When the roadway is completely open for through traffic, motorists have a tendency to speed. By placing parked cars along the roadway, motorists often slow down to adjust to the presence of additional cars. This same strategy can be used in residential areas to control the speed of motorists as they pass through these neighborhoods. The incorporation of additional on-street parking is closely tied to the two modifications mentioned above (reduction in travel lanes and road width). Often, when parking additions are done in conjunction with these other changes, on-street parking can be accommodated within the existing roadway, eliminating the need for a costly construction project. The additional parking that is supplied on-street may also eliminate the need for costly expenditures such as a parking structures. The appropriate type of parking (angle, parallel, etc.) is highly dependent on the available road width and should be assessed on a case-by-case basis. In areas that have little excess road width, parallel parking may be the only option. In other areas, more efficient parking layouts, such as angle parking, may be possible. Marquette Master Plan - 2003 179 �Residents park on their lawns during winter due to a lack of on-street parking 180 �Chapter Nine - Traffic Considerations ,,.........,__ ' ,,......,__ ~ ~ =- .,...-..,_ =- ,,.........___ = Effect of Reconfigurations on Snow Removal Process In a winter city such as Marquette, the convenience and efficiency of the snow removal process is an important issue. The modifications to the number and width of roadway lanes would have beneficial effects on the snow removal process. Fewer lanes would require fewer passes by the plows to clear the roadway. Also, the additional terrace area created by narrowing the existing lanes would provide a larger area for snow storage. This would prevent the snow from being potentially plowed onto the sidewalks where it is then pushed back toward the streets when the sidewalks are cleared creating a "see-saw" effect. The addition of on-street parking can also be coordinated with the snow removal process to prevent conflicts or interference. The use of an "Alternate-Side Parking" program has been used successfully in numerous other winter cities. Such a program allows parking on one side of the street while prohibiting it on the other, thus allowing for snow removal. The side allowed for parking alternates daily, ensuring that the plowing of the parking area is no more than one day out of date. Such a program can be administered with a "blanket" regulation for the entire city and be easily enforced . It is important to remember that, while snow removal is a critical service provided to city residents, it should not necessarily be the defining factor for the design of the city streets. It is important to balance the needs of the snow maintenance crews with other desirable characteristics such as on-street parking, ease of pedestrian access, and the aesthetic implications of the roadway design . ,,,-... ---=- Marquette Master Pinn - 2003 181 �( ( (~ ~ l ~ · ~ ~ ~ ~ C ~ ~ c:: ·.,; c:: QJ c:: Presq11e lslP .~ W11ql1t PrP,qlle hie & C olle•ge 1th & Hew111 4th & R1rJqp 4th & W,a,h111f)t•)11 Br1raq;i ,_t" -';, ,isl H•r ,t t11 & 1 2 3 4 5 6 c:: _J c:: c:: >- ru :c >- -~ <( 4= 2X _J QJ a: "~ "" <{ 0 QJ c:: <( c:: c:: u 0 ..:J QJ E c:: :3 .i:: c QJ c:: !I ! ~ I 4= Lake,hore Fair & P111f' f a11 & PrPSQUP 1,IP K.ave /1. rre,QllP !,le r'.ayf' & HPh.arrl r 117.abPth H<1rd1n & 7th \t1eet F<11r & tl1;,abPtl1 H,:1rcl111 r<'ltr & I 1nrnln r,w & M(llPlliln QJ ~ :3 l"..i11 & V, LU ~ > QJ :3 u ~ j c ru :g _c_ ru a.. 2.., ru c:: c:: QJ II Ii i I QJ ~ E >- " ru a.. 0:: 0 0: ~ ..c: V, ["' V, E c:: QJ > ru QJ E 0 (lJ >- >- . . 7 1 vi ~ ru ~ i5 2 ru· c:: g V, _,U' ;,;:::i ]I .. 8 9 10 11 "' C • 12 13 14 15 ... . . 16 0 ·,::; u <IJ ~ ~ ..,<IJ .s l:J <IJ Mc 1· IPl!an & Witf!l7T M1Clell~n & HtdqP Mcn~,11;i11 & W;ish111qto11 Md fell.in & 11, , 41 Mt• lrll,ln R <,rnve Mee lrllnn & P10r1eer Mr( IPllan /1, ( RSS1f 71h ,11Pet & r ol!ec_1p 7th ~IIPP1 & MaonPtl( 711"1 \trPPI & R1dqp 'lh Str,,et 1-..W,1,h1nqto11 7111 <,1,w,1 & '-prinn 11she1 & GrnvP (,t0VP 81 U ', •11 u <, 4 1 & Front i 17 18 11) 19 20 '{ c:: . 21 ~ e Q, 24 29 30 31 c:: E 23 27 28 ~ <IJ 22 25 26 .... -E _§ . l:J ..."' <IJ <IJ 01 01 ::, V, ,:..: oi ~ .Q ~ N 00 .... �Chapter Nine - Traffic Considerations Other Traffic System Enhancements In addition to the system-wide improvements suggested above, there are other, more-detailed recommendations that would benefit the Marquette traffic system. First, Table 9.7 presents detailed recommendations for the thirty-one intersections that were analyzed as part of the master planning process . Second, recommendations are presented that relate directly to the safety of the pedestrian system within the City. Finally, suggestions are given for new road connections and other road design suggestions that would help to improve the efficiency and convenience of Marquette's traffic system . Pedestrian-Related Enhancements: • Crosswalks - Crosswalks delineate safe crossing areas for pedestrians and alert motorists that pedestrians may be present. Crosswalks in Marquette currently do not meet the design standards that allow them to fully-function in both these capacities. In order to ensure they can be easily seen by both pedestrians and motorists, crosswalk strips should be at least 18" w ide and use a "ladder" style . Stripes should be painted yellow for easy visibility during winter. Stop bars for veh icles should be located at least 10 feet from the crosswalk . • Walk Signals - In several locations, the pedestrian walk signals are undersized for the intersection and do not allow sufficient time for a pedestrian to safely cross. Walk signals should be evaluated to ensure that they are easily visible, and correspond to the size of the road . Other improvements, such as audible walk signals should be considered to fully accommodate ADA concerns . • Sidewalks - Wh ile sidewalks may not seem like an integral part of the traffic system, they are often designed as part of the larger street cross-section when new roads are being engineered . The City's practice of allowing variances for developers who do not want to build sidewalks should be eliminated . In order to provide more non-motorized transportation routes, sidewalks should be considered as an integral piece of a new road's construction . This is particularly true in areas near the University campus and in area's adjacent to schools or other key services . Other System Enhancements: • • • • • Designation of truck routes - Currently, high volumes of truck traffic present a problem for many residential neighborhoods. Specific truck routes should be designated to route traffic along the major collectors, rather than through residential areas . Extension of M -554 - The extension of M -554 west into Marquette Township would provide a future east-west connection between these municipalities. Genesee Street - Establish Genesee Street as primary route for accessing the Lower Harbor area . Discourage the use of cul-de-sacs - When designing new subdivisions, the use of cul-de-sacs should be discouraged . Such road patterns are difficult for safetyrelated equipment such as fire department trucks and other city services to access. These dead-end areas also do not help to improve the interconnectedness of the City as a whole. Design for service vehicles - Traffic calming mechanisms, such as curb extensions should be designed to accommodate snow-plows and other large service vehicles. Extensions should be designed using gradual curves, rather than right angles that would be difficult for plows to maneuver around . Marquette Master Plan - 2003 183 �Partridge Bay MARQUETTE COMMUNITY MASTER PLAN Transportation Framework Plan -------------o■ii111-c=jo--■oi:3====::'iol6 Miles Pres.111e I,le tT1 V) i::: "';) Al • t f ~ • f I r 1' 9 i"( G • I R:Jadllnterredion aassfications - Urban Principal Arterial Urban Minor Arterial Urban Collector Urban Local Street Scenic Corridor Gateway/Image Intersection • 1 "' I \ ,- Ftopored Improvements ! .·•· .. · New Road : •••••••• ,s 1 / • • • • • • • •:,/: G Boulevard IntersectionMedian Roundabout Signal Installation or Upgrade Intersection Realignment Lane Reconfiguration Signal & Lane Reconfiguration )( Pedestrian Tunnel & Plaza \, I Map 9.4: Proposed improvements to Marquette's current road network 184 Marquette M flay ;::::, .... 0 ;::::, ~ . �Chapter Nine - Traffic Considerations TRANSPORTATION FRAMEWORK - Summary A summary of the modifications recommended for Marquette's existing road network is presented in Map 9.4 . This map identifies proposed improvements including : 1. 2. 3. 4. 5. 6. 7. 8. 9. 10 11 . Completion of McClellan Avenue from Wright Street to M-554, resulting in another community north-south connector. Inclusion of a median along McClellan Avenue from M-554 to Grove Street. Extension of Seventh Street from Spring to Washington Street. Designation of Lakeshore Boulevard from Presque Isle to Genesee Street as a scenic corridor. Implementation of the Kaye I Fair extension. Construction of a pedestrian tunnel at U.S.41 . New road extension into Marquette Township at M-554. Internal roadway connections on Pioneer Road and Wilson Street. New road behind mall to connect with McClellan Avenue. Inclusion of roundabouts . New scenic corridor along Carp River at Mount Marquette Road . These modifications, used in conjunction with the guidelines presented for road design and walkability, will improve the efficiency and appearance of Marquette's road network, relieving some of the resident's current concerns. Marquette Master Plan - 2003 185 �COMMUNITY INPUT: What are our walkability issues? ult's shameful how difficult it is to get around on foot in Marquette in the winter." The existing trail system provides pedestrian access throughout the City uKids are walking down the middle of the road." uLack of sidewalks especially around school routes is a community disgrace." uNeed bike and pedestrian friendly development." The local bike path is a popular destination for residents Separating pedestrian pathways from vehicular traffic increases safety 186 �Chapter Ten - Walkability Considerations Chapter Ten WALKABILI1Y CONSIDERATIONS INTRODUCTION While improvements to the traffic system are a critical component of a walkable community, it is by no means the only area to which attention must be given. The creation of a truly livable and walkable community involves a careful analysis of land use patterns, development practices, parking policies, location of pedestrian connections, school policies, and an overall commitment by the residents to improve the walkabiIity of their city. In order to assist with this analysis, the City of Marquette hired Dan Burden, a nationally known expert in walkability. The following chapter represents a summary of his analyses as well as his recommendations for how Marquette can improve its walkability. To review a copy of his full report, please see Appendix B. ANALYSIS OF CURRENT CONDITIONS The City of Marquette enjoys a number of advantages that make it an ideal community in which to promote walkability. Its traditional grid-pattern street network creates links between most neighborhoods whose housing density supports walking. Also, city amenities such as the waterfront, downtown, and the University are centrally located, providing strong opportunities to create pedestrian links between these areas and the surrounding residential neighborhoods. Finally, Marquette's somewhat isolated location, winter conditions, and limited population growth has helped to minimize the impact of sprawl development. While these characteristics provide an excellent base from which to work, there are still a number of issues that must be addressed before Marquette can reach its full potential from a walkability standpoint. It is important to remember that the perceived quality of life within a community is often tightly linked with these walkability principles. 1. Roads need to be kept small and well linked - While the importance of reducing road widths was discussed in the previous chapter, it is certainly worth a second mention . Within Marquette, virtually all roadways built or planned for multiple lanes (4 or more) could be compressed to two lanes with a third, center turn lane or a median . This compression of roadways into safer, more efficient two-lane roadways creates an affordable system that also allows access for all modes of transportation . (U .S.41 is one notable exception to this rule - its traffic volume justifies its design as a multiple lane roadway). 2. Land use patterns must provide many choices of housing for students - Student housing is a difficult issue currently facing the City of Marquette. In order to reduce vehicular traffic in and around campus and to ensure the current level of roadway service, it is essential to encourage students to commute via non-motorized means (such as walking or biking). This can be done by creating new, high-density (11-30 dwelling units per acre) housing opportunities on campus or within ¼ - ½ mile of the campus . Such units would be mixed-use, including commercial and retail stores to provide convenient amenities within walking distance . As a general rule, 6-8 units per acre is the minimum density needed to promote walkability In a particular area. In addition to promoting these new mixed-use developments near campus, there should be an effort to connect students and other pedestrians to the Downtown area via a major walkway. This would promote non-motorized connections between the Downtown business district and large pools of customers such as University or the Hospital. Marquette Master Plan - 2003 187 �~ r--. ,,..--.. r"'P11rtridge Bay ,.---..._ r"' MARQUITTE COMMUNITY MASTER PLAN Walking Distances From Selected Locations , . Ollii--= 1illl-llll[ 03==jO J6 M~es ,.... ,...--..,__ Isle t""' Harbor ~ ,.....__ m r ,-.... tr, c:: Mnrquette &y "" tT'l ::,:, .... D D 0 5-Minute Walk (0.25 Mile) 10-Minute Walk (0 50 Mile) :::, ,.---..._ ... ,,..---..._ ,,.---... Map 10. 1: Five and Ten-minute Walk Radii 188 �Chapter Ten • Walkability Considerations 3. Land use and sustainable development are regional issues - As Marquette is well aware, poor development and land use practices in the adjacent Townships are having direct effects on the quality of life within the city proper. For this reason, it is extremely important to create highly communicative regional or inter-agency processes to encourage partnerships between these different municipalities. These processes would address issues such as "big-box" development, traffic congestion, placement of schools, libraries, parks, and other services. On a smaller scale, Marquette should incorporate walkability concepts into its plan review process to ensure new development does not detract from the City's overall walkabilty goals. 4. Poor land use practices rob from community values and priorities - Levels of service on several roadways will begin to decline from increased traffic due to sprawl. Roads that are at particular risk include McClellan, Wright, Lincoln, Fair, and Fourth /Presque Isle. 5. As residents age there is a growing need for quality housing in a choice of central locations - Marquette is beginning to experience an increase in the average age of its population . Providing a wide range of affordable and convenient housing options for these residents is an important priority. This housing should be located near community amenities such as the harbor, Downtown, or the University. It also should include high-density (11-30 dwelling units/acre) housing within mixed-use or retail areas . 6. School policies and practices must be updated - Nationally, the number of children walking to school has dropped dramatically. Steps must be taken to ensure proper placement of schools along with several changes to improve the walkability of the area. This includes completing all sidewalks within ¼ mile of schools, creating patterns for vehicular traffic that emphasize the safety and convenience of walking or biking, and even prohibiting traffic on some streets during specified "drop-off/ pick-up" times. 7. Parking strategies must change - Marquette needs to reevaluate its approach to parking . Currently, a large number of off-street parking lots reduce the amount of land available for infill or mixed-use development. On-street parking should be encouraged as a way to increase opportunities for new development and to also provide traffic calming benefits. 8. Many links and connections are needed - Despite good historic street patterns, Marquette would benefit from additional connections. This is particularly true in the areas near the University and along the Downtown and new Lower Harbor development. Map 10.1 shows the five and tenminute walk radii from the Downtown, the University, and one of the local schools (Bothwell Middle School). This map demonstrates the critical areas in which walkability should be stressed, particularly those areas adjacent to schools and City amenities. New policies and investments are needed to increase the ease, safety, and convenience of walking and bicycling . 9. Snow and its removal is a blessing and a curse - Modifications to current snow removal and storage patterns may be required to increase Marquette's walkabilty. These changes may include new equipment, such as smaller-scale plows that would allow for increased flexibility in the plow's movements, or a change in the general strategy for snow removal. It may also be necessary to modify the design of some traffic management strategies, such as roundabouts or on-street parking, to accommodate plow requirements. In general, these new approaches to snow removal need to balance the needs of snow maintenance providers with other desirable characteristics such as onstreet parking, ease of pedestrian access, and the aesthetic implications of the roadway design . Marquette Master Plan · 2003 189 �A Roundabouts can be an efficient replacement for 4-way stops -; • ' -m• ' Existing t 5' 5'-4" Walk Terrac --- 16' Driving Lane 16' Driving Lane 5' Terrac 32' Existing Face of Curb to Face of Curb t i § _ ~ 5'-4" Walk t Proposed t 5•-4• Walk _t 5' 5' Bike t e: § 11' Driving Lane 11' Driving Lane t i 5' Bike 32' Existing Face of Curb to Face of Curb Figure 10.1: Bike Lanes Added to Roads with Excess Width 190 5' f 5•-4• Walk II ffi W �Chapter Ten - Walkability Consideratt0ns SPECIFIC WALKABILITY SUGGESTIONS In addition to the general areas of concern identified as part of the analysis process, there are a series of specific recommendations that address common walkability concerns. These suggestions pull from the "Walkable Communities" toolbox of traffic calming and walkability solutions. While specific streets are mentioned as potential recipients of such modifications, it is important to note that these are considered system-wide tools and would be appropriate for use on any street showing similar characteristics to those specifically mentioned . Reduce the number of four-way stops - People often consider the addition of stop signs or other intersection controls to be an effective way to slow traffic. Research has shown, however, that such controls can actually increase a motorists' desire to speed in order to make up for the time that is perceived to be lost as a result of the delay. Instead, traffic calming devices such as roundabouts should be used to replace many of the numerous four-way stops along Marquette's roadways. It 1s also important to mention that many of these traffic calming devices lead to more efficient response times for emergency response vehicles. For example, in a 1999 study conducted by Burden, he measured delay times caused by a stop sign to be 6-11 seconds, while a roundabout caused only 4-6 seconds of delay. Suggested Locations: Intersections along McClellan, Presque Isle/Fourth, Front, Wright, Fair, Lakeshore, Third, and Pine should be considered for the incorporation of roundabouts. Reduce number of lanes - As described in Chapter Nine, a reduction in the number of traffic lanes can have a significant effect on the convenience and safety of pedestrians and bicyclists. A reduction in the number of lanes would be appropriate for a large number of streets in Marquette. In general, this reduction would call for multi-lane roadways (4-5 lanes) to be reduced to 2 lanes (with a potential third middle turn lane). Suggested Locations: McClellan, Presque Isle/Fourth, Third, Front, Wright, and Fair could all benefit from a reduction in the number of traffic lanes, while not incurring any detrimental effects to their levels of service. Add bike lanes - When streets appear overly wide and barren of any distractions, people have a tendency to speed. The addition of bike lanes can be an extremely easy way to reduce the width of a roadway while also providing increased access for non-motorized vehicles (See Figure 10.1). Often this modification can be done simply by painting new bike lanes within the existing roadway width, and incorporating new signage. This is an inexpensive, short-term solution for a number of Marquette roadways. Suggested Locations: The following traffic corridors have excess road width and could easily incorporate new 5-6 foot bike lanes within their existing road width: McClellan, Presque Isle/ Fourth, Downtown streets, Third, Front, and Fair. Marquette Master Plan - 2003 191 �COMMUNITY INPUT: 85% of respondents "agree" or "somewhat agree" that Marquette should provide various non-motorized modes of transportation such as sidewalks, pathways, and bike paths. 87% of respondents "agree" or "somewhat agree" that neighborhoods should have sidewalks and pathways for all age groups. On-street parking in the Downtown area "We want a walkable, livable, and userfriendly community" "Encourage non-motorized traffic" "Interconnect town and townships with bike paths, ski paths, hiking paths" Sidewalks, particularly near schools, are important to ensure pedestrian safety 192 �Chapter Ten - Walkability Considerations Add parking - As discussed previously, the incorporation of on-street parking would provide numerous benefits. This could include parallel or diagonal parking, depending on what is appropriate for each location . Suggested Locations: The Downtown business district, in addition to streets such as Presque Isle/Fourth, Third, Front, Pine, Fair, and Lakeshore could all incorporate some form of on-street parking. Add sidewalks - While perhaps an obvious walkability enhancement, sidewalks are not always incorporated in new road designs. Marquette should require developers to include sidewalks on new road systems, particularly those near the University or in close proximity to schools or other key amenities. Rebuild intersections to meet ADA and walkability needs - It is critical that key intersections allow for safe and convenient access for all pedestrians . There are a number of mechanisms that can be used to improve these intersections including curb extensions, refuge islands, channelized islands, and medians. It is also critical to ensure that items such as curb cuts and pedestrian walk signals are properly designed to allow for the safe passage of all residents, particularly those who may have accessibility issues. Suggested Locations: The roads experiencing higher traffic volumes such as U.S.41 and Washington St., are a priority for intersection redesign . Many of these tools, however, should be considered for intersections throughout the City, particularly in areas where pedestrians are present in larger numbers such as near the University and Hospital. Neighborhood Involvement While these City-wide improvements are an important first-step towards realizing Marquette's vision of being a more walkable and livable city, other changes can be planned and addressed at the neighborhood level. Residents are highly knowledgeable about the issues affecting their neighborhoods, and are often in the best position to recommend innovative solutions that fit the needs of their particular area. In order to fully utilize this local knowledge, walkability expert Dan Burden recommends the development of neighborhood master plans, that focus on the issue specific to a particular area. While such a process would take cooperation between the City and the residents, the development of these plans have a number of significant advantages, such as: • Creating a specific vision for each neighborhood, which enables city planners to make decisions that best reflect the desires of the local community. • Allowing for the identification and training of citizen leaders who can help answer questions and alleviate the fears of their fellow neighbors when an area is facing a sign if icant change. • Increasing public involvement in the city's planning process, and helping citizens feel ownership towards the determined solutions. Marqu ette Master Plan - 2003 193 �11 lt is almost more enjoyable and more magical here during the winter than any other season." 11 We get so much winter! Make the most of it!" 11 Winter is such a presence that it must be celebrated." Residents feel winter is a season to be celebrated "We have great potential for a strong winter economy." 11 1 love the beauty of this area in winter as well as summer." Snow and ice can affect the mobility of pedestrians and automobiles :J()( I f 1\ISH Residents enjoy winter events such as the annual U.P. 200 dog sled race 194 �Chapter Eleven - Winter City Considerations Chapter Eleven WINTER COY CONSIDERATIONS INTRODUCTION Marquette's unique climate and its identification as a "winter city" bring with it a host of benefits . However, it also poses a number of challenges that the local community must overcome in order to best handle the demands of the weather and to fully utilize the winter season as an important community asset (See Table 11 .1). Table 11 . 1: Winter Characteristics Positive Aspects of Winter • Outdoor recreational opportunities, including downhill and cross-country skiing , snowmobiling, ice fishing, snow shoeing, ice skating, and hockey. • Natural beauty, accented by snow and ice . • Increased appreciation for indoor arts, culture, and social activities . • Winter tourism, special events, and festivals . • Usinq ice and snow for civic art. • Opportunities for innovation and improvement in services, buildinq, and product desiqn . • Generally speakinq, the population is more fit with a stronq w ill to overcome challenqes . Negative Aspects of Winter • Increased cost for snow management for both the public and private sectors . • Health costs associated with accidents, both auto-related and pedestrian "slip and fall" incidents. • Seasonal Affective Disorder (SAD) and psychological depression related to a lack of sunliqht. • Difficult mobility, particularly for seniors and the disabled, either as pedestrians or in automobiles. • Prolonqed cold, snow, and icy conditions . • Limited outdoor activity for many persons . • Increased heatinq costs and energy consumption . • A visually monotonous environment dominated by white and gray . Northern communities or "winter cities" must become more competitive than their southern counterparts to find their place in today's global marketplace. Unfortunately, the winter season is often dreaded in the North American culture due to perceived discomfort, inconven ience, and a potential increase in costs. A 1996 study that analyzed the development potential at the nearby former K. 1. Sawyer Air Force Base cited, "it's a matter of snow, cold, and isolation that is against you from the get-go" . In order to overcome this attitude, commun ities must embrace the winter season . By applying creative planning approaches to solving winter-related issues, Marquette can mitigate some of the discomfort and inconvenience of winter. This positive approach can also benefit the attitudes of residents, and bolster the City's ability to attract new businesses and residents . Marquette Master Plan - 2003 195 �Many residents find winter to be a positive attribute of the Marquette lifestyle Maintenance of pedestrian walkways is difficult during the winter season This snow amphitheater (in Kiruna, Sweden) shows how residents of northern cities take advantage of their winter conditions 196 �Chapter Eleven • Winter City Considerations PUBLIC PERCEPTION As part of the public participation process, community residents were queried as to their thoughts and opinions on Marquette's climate and the role that winter plays in the area's unique way of life . Overwhelmingly (83%), respondents indicated that winter was a positive attribute to living in the community, although persons in the 65-74 age group were less likely to see winter as positive (33%) . In its investigation into why residents felt the way they did about the winter season, the telephone survey indicated a number of common likes and dislikes (See Table 11 .2) Tab le 11.2: Responses Regarding Winter Likes I Dislikes Common Positive Attributes Winter activities Like snow Change of seasons Tourism Industry Like winter % of Responses Common Negative Attributes Dislike cold Difficult to get around Dislike snow Dislike winter Winter is too lonq % of Responses 47% 18% 13% 12% 12% 36% 15% 15% 11 % 11% Telephone respondents were also asked to indicate the types of indoor and outdoor recreation activities they participate in during the winter season . Table 11 .3 indicates the most popular responses . In general, responses focused primarily on outdoor activities, particularly active recreation such as skiing, hiking, and hockey. Of those respondents who indicated a preference for indoor activities during the winter season, the most popular responses included swimming, indoor exercise, and team sports. Table 11.3: Preferred Winter Activities Activity Downhill Skiinq / Snowboardinq Hikinq / Walkinq / Running Cross Country Skiing Snowshoeing Ice Skating Hockey % of Responses 36.8% 26.3% 22 .1% 21 .3% 15.5% 11 .3% Marquette Master Plan • 2003 197 �Figure 11 .1: Consdier Topography in the Site Design Process Figure 11.2: Buildings protect parks from prevailing winds Handrails are necessary to ensure safety on steps or ramps (Source: All sketches - Hough, Stansbury, Woodland Limited 1991) 198 �Chapter Eleven - Winter City Considerations RECOMMENDATIONS The input from local residents served as an important indication of the direction Marquette should head with respect to improving its winter livability. To help reach this goal, a series of recommendations were developed. These strategies include the designation of specific winter design guidelines, as well as the promotion of broader initiatives, such as the development of new winter recreation opportunities, community involvement in promoting Marquette as a premier Winter City, and networking with other northern communities who face similar climatic challenges. WINTER DESIGN GUIDELINES Site Design Building orientation • • Utilize solar radiation in the orientation of buildings and outdoor spaces. Such areas should provide a southern exposure to maximize the penetration of heat and sunlight. Avoid or minimize development on north facing slopes. Buildings sited on the north-facing slope cast long shadows, significantly reducing the ability to utilize solar radiation for heat. In contrast, buildings on a south-facing slope can be sited more densely due to the shortened length of the shadow. (See Figure 11 . 1). Use buildings to protect outdoor spaces, such as vest pocket parks, from prevailing winter winds. Because the park is south facing, it will have access to the maximum amount heat from solar radiation . (See Figure 11 .2). Avoid building orientations which will create a wind tunneling effect. • Avoid creating public spaces for winter use • • Design building surfaces to help reduce wind speed . This can be accomplished by incorporating balconies, stepped facades, or irregularities into the building's exterior. Cover ramps or stairs to protect them from snow and ice. • Provide handrails for all public and private walkways that exist on slopes . • Design roofs to account for snow and ice accumulation . The design should be strong enough to handle the snow load, and also prevent snow and ice from shedding onto parking areas or pedestrian walkways . • Create transition areas at building entrances to provide patrons with an area to shed snow prior to entering the building . • • areas that are shaded from the sun . Although summer shade may be appropriate, it is not desirable in winter. Building design in • Provide shelters or wind blocks in areas that serve as outdoor gathering spaces. Density • Promote a dense, compact development pattern . Road Design • • • Consider snow removal in the design of road improvements. For example, curb extensions should be designed as a series of gentle curves, rather than sharp angles to allow for easy maneuverability of equipment around such areas. Design road cross-sections to provide an area for snow storage adjacent to the road . Creating this additional space between the road and sidewalk prevents snow from being plowed onto the sidewalks when road are cleared . In some areas, bike lanes can serve as additional snow storage areas. Caution should be taken to ensure this 1s only done 1n areas that do not experience a significant number of winter bike commuters . Marquette Master Plan - 2003 199 �ElJ::M~t'Z? Of= 'P}:=D~~ Ol~t-~·H==Vf<:r IN WI ~--rrl::T<. C:lt1~- Pedestrians often experience the most discomfort due to winter conditions Figure 11 .4: Buffers protect pedestrians from adjacent traffic Figure 11.3: Ra ised crosswalks help protect pedestrians (Source: All sketches - Hough, Stansbury, Woodland Limited 1991) 200 �Chapter Eleven - Winter City Considerations Pedestrian Circulation • • Designate critical pedestrian areas that should receive priority when clearing sidewalks and walkways. Consider recruiting the assistance of local residents, such as business owners, neighborhood groups, or other organizations to maintain some of these critical areas. Such a system is currently employed in Marquette's downtown where the local DDA has taken responsibility for clearing the sidewalks in the central business district. Ensure that transition areas such as curb-cuts and bus stop platforms are properly plowed to ensure pedestrian safety. These areas are often a collecting point for large mounds of icy snow due to street plowing. • Particularly hazardous areas, such as steps and ramps, may need to be heated to prevent snow and ice from accumulating . • Some existing pedestrian trails can be groomed for multi-use during the winter season . This could include some of the bike and pedestrian trails along the waterfront and McClellan Avenue . Compaction of the snow is an appropriate way to groom these trails in order to accommodate multiple-uses such as walking, snow shoeing, or cross-county skiing. Sand or gravel can be added to a "walking lane" to increase traction for those on foot. • Design crosswalks to be slightly raised in order to prevent water and ice from accumulating in these areas, potentially posing a hazard to pedestrians (See Figure 11 .3). Such a design was recently employed in the creation of the pedestrian crosswalk at the Downtown Commons parking lot. • Separate sidewalks and other pedestrian pathways from the roadway. This separation protects pedestrians from the spray of slush and water from passing cars, and can provide greater security from cars driving in poor road conditions (See Figure 11 .4). Snow Management and Storage • Ensure adequate storage space for snow. An enlarged terrace area adjacent to roadways can provide such a storage area . • Evaluate the impacts of winter winds and drifting snow on city streets and walking paths. Redesign areas where wind is problematic to use earth forms and vegetation to reduce wind and drifting snow. • Consider installing snowmelt systems for high-traffic walkways and sloped areas. • Investigate the use of new equipment or innovative technology for snow removal. This is particularly important when existing snow removal practices potentially interfere with traffic calming and walkability mechanisms . • Site snow storage areas where they will receive sufficient solar radiation to encourage melt-off. Adequate drainage must also be provided . • Store snow in a number of smaller sites, rather than one large area in order to speed up the melting process. Marquette Master Plan - 2003 201 �igure 11 .5: Berms and vegetation direct snow away from building entrances etmz0¥, f?.CO~. ~.~ 'Wlni'e¥ wirdh· {):x}1fer~ bvtfeY rl60t1rq Figure 11 .6: Vegetation protects outdoor areas from cold winter winds (Source: All sketches - Hough, Stansbury, Woodland Limited 1991) 202 �Chapter Eleven - Winter City Considerations Vegetation • • • • • • • Plant deciduous trees on the southern face of a building or outdoor area . Such vegetation will provide cooling in the summer (when leaves are present), while still allowing sunlight to filter in during the winter (when leaves have fallen) . Coniferous vegetation should be used on the north and west sides to protect the area from prevailing winter winds . Use berms and vegetation to direct snow drifts away from building entrances (See Figure 11.5). Select appropriate landscaping for snow storage areas. Grassed or landscaped areas that are used for snow storage are subject to damage and poor growth due to compaction, pollutants, and poor drainage. Consider using living snow fences to protect open roadways and other areas from prevailing winter winds. These vegetative wind blocks are easier to maintain and have a longer life than snow fences and other man-made wind blocks . Create "outdoor rooms" using trees and vegetation to shelter exposed areas from prevailing winds . The use of dense coniferous vegetation on the park's north-west side help block wind, while the space 's southern exposure will maximize heat from solar-radiation (See Figure 11 .6). Areas of dense, evergreen vegetation can serve as a "wind sponge", protecting pedestrians from the wind's chilling effects . Species should be selected that offer attractive or useful winter characteristics such as twig color, fruit, or salt-tolerance. Examples of popular species and their winter characteristics are provided below in Table 11.4. Table 11.4: Vegetation with Interesting Winter Characteristics Plant Species Pinus nigra Fraxinus americana Quercus rubra Euonymus alata Picea pungens Picea abies Prunus virginiana Syringa vulgaris Amelanchier canadensis Betula papyrifera Ostrya virginiana Camus Celastrus scandens Viburnum trilobum Common Name Austrian pine White ash Red oak Burning bush Colorado spruce Norway spruce Chokecherry Common lilac Serviceberry While Birch Ironwood Dogwood Bittersweet High bush cranberry Hardiness Zone Zone 4 Zone 3 Zone 3 Zone 3 Zone 2 Zone 2 Zone 2 Zone 2 Zone 4 Zone 2 Zone 3 Zone 2 Zone 2 Zone 2 Winter Characteristics Salt-Tolerant, evergreen Salt-Tolerant Salt-Tolerant Salt-Tolerant, fall color Salt-Tolerant, evergreen Salt-Tolerant, evergreen Salt-Tolerant Salt-Tolerant Interesting bark Interesting bark Interesting bark Twig color Winter Fruit Winter Fruit (Source: Hough, Stansbury, Wo odland Limited 1991) Marquette Master Plan - 2003 203 �Winter can be an opportunity for outdoor festivals and art displays Marquette's "City of Lights" program helps offset the gray winter landscape Residents embrace winter in downtown Lu/ea, Sweden 204 �Materials / Aesthetics • Design municipal facilities to function and look good in all seasons. • Consider color and lighting treatments when designing buildings and landscapes in order to offset the darkness and monotony of the winter season . Balance the need for efficient snow removal with other considerations such as walkability, aesthetics, and parking . • • Use technology and materials appropriate for a "winter city" . Outdoor furniture should be constructed using appropriate materials such as wood, polyethylene, or vinyl-coated metal. Exposed metal is not appropriate . • Items such as public art or seasonal light displays provide winter interest and offset the muted tones prevalent in a winter landscape. In the past, Marquette has created programs such as its "City of Lights" project to help provide this type of temporary winter interest. While participation has fallen off in the last several years, the City should encourage residents to continue participating in the "City of Lights" program, or others like it, to help create this welcoming winter aesthetic. COMMUNITY INITIATIVES Recreation Opportunities • • • Create ski trails within the city by connecting existing trails and walkways, and by maintaining the snow for a multi-purpose skiing and walking path . Potential trails include a connection between the Fit Strip ski trail and the proposed linear park via Harlow Park and the Cemetery, and the Lakeshore and Ridge to Hawley bike paths. Consider ways to use existing city parks for additional winter activities, such as a tubing slide at Harlow Park, snow slides, sledding hills, etc. Implement the Marquette Commons skating rink project. Community Involvement • • Generate local pride in the community by rejecting negative thinking about winter, and instead focus on its potential and the opportunities winter offers. Recognize innovative efforts in the community to with regards to site design, technology, and materials . Networking • Continue to communicate with other winter cities to learn about innovations that are successful in their cities. Of particular importance are the issues of snow management and ways to reduce the use of de-icing agents and salt, in an attempt to lessen their impact on the environment. • Continue Marquette's involvement in "winter city" organizations such as the Livable Winter Cities Association and the International Association of Mayors of Northern Cities (IAMNC), which hosts a bi-annual Winter Cities Forum . Marquette Master Plan - 2003 205 �The former Soo Line ore dock Aerial view of the Lower Harbor The marina at Mattson Park 206 ~ �Chapter Twelve - Waterfront Opportunities Chapter Twelve WATERFRONT OPPORTUNITIES INTRODUCTION As discussed in the previous chapter, Marquette's distinction as a "winter city" provides interesting opportunities to use their climate as a strategic advantage. Similarly, the City's location along the shores of Lake Superior offers numerous waterfront opportunities that are also unique to this area. In order to fully realize the potential of this scenic locale, the City of Marquette is undertaking a thorough analysis of the lakefront and is working to develop plans that will create an inviting and vibrant waterfront district. Currently, these efforts focus on two specific issues; the redevelopment of the Lower Harbor area, and an analysis of the water-uses in both the North and South harbors . LOWER HARBOR REDEVELOPMENT PLAN Since its designation as a priority action item in the 1996 Community Master Plan, the City of Marquette has been working hard to acquire the necessary land and to secure the needed funding required to redevelop the Lower Harbor waterfront. In June of 2002, these plans came to fruition as ownership of these properties was transferred to the City. The City Planning Commission, along with a consulting firm, Beckett and Raeder, Inc., has been working to draft a design for the development of the Lower Harbor waterfront district. A summary of this design is presented below. The Process The design for the Lower Harbor redevelopment plan has relied on input from numerous sources throughout the Marquette community. Beginning with a set of recommendations drafted by the Lakeshore Development Task Force, the planning effort has incorporated input from the Downtown Development Authority, the Marquette Planning Commission, and community residents through their participation in visioning sessions and community forums . The result has been the definition of a series of broad goals for the waterfront district that include: • Preservation of open space and public access to the Lake Superior shoreline. • • Creation of a bike/ foot path extending the entire length of the former rail corridor. Daylighting the Whetstone and Orianna Brooks. • • Encouragement of new development, including commercial, residential, and retail uses. Utilization of existing structures such as pilings, the ore dock, and other unused properties. Marquette Master Plan - 2003 207 �E_ (_ (_ l ( ( ( ~ ( t l t t t t t •I \I-. HfJI . FT ~ 0 l ' T II • R ,\ I I. • \ \ R I\ <. Overrul Plan The proposed design includes new residential opportunities, a public trail system along the lakeshore, and the daylighting of the Whetstone Brook ~ N ~· (ITV ilf '-lr+. RQUI TT) --~, SOIJTH• R A I L • YA R DS ~ ~-~.:.-p-- - ·• . " ?. .::.-:. J ~ . . ~,.»?;!'...-~-- Townhouse & Pavilion Sections The new design allows for residential development without sacrificing public access to Lake Superior and its beaches Ned,nl~~ �Chapter Twelve - Waterfront Opportunities The Preferred Future To better understand how these broad goals would translate into the future design of the Lower Harbor area, community residents were invited to participate in a community visioning session and two community forums. Input from these sessions helped articulate the community's vision of the new Lower Harbor, and laid the foundation for the Lower Harbor Framework plan. Some of the preferred scenarios described by community residents included: • Extension of the Downtown to the waterfront with public access along the entire length . • Incorporation of open space, parklands, and public pathways along the shoreline. • • Development of new commercial, retail, residential, and mixed-use opportunities. Reuse or removal of vacant or underutilized buildings . • Significant use of the Lower Harbor for fishing, sightseeing, and commercial or recreational boating . • Recognition of the waterfront as a major destination for both community residents and tourists. • Protection of the water quality and fisheries in Lake Superior. • Improvement of the area's ecology by daylighting the Orianna and Whetstone Brooks . The Framework Plan Using input from the community visioning sessions and the goals defined at the project's outset, a Framework Plan was created to identify the long-range master plan for the Lower Harbor. It embodies a number of various land uses which are organized in such a manner as to provide an integrated, mixed-use development which strengthens the Downtown, protects and enhances sensitive natural features, and provides economic development opportunities for the community. Components of the Framework Plan include: • An all-season waterfront park at Mattson Park . • A working waterfront for local fisheries, marine related businesses, and possible location for the U.S. Coast Guard facility. • Introduction of public and cultural entertainment into the waterfront as a means of pulling the Downtown into the Lower Harbor area . • Introduction of an intensive mixed-use development on the former bulk oil facility between Baraga and Rock Streets. • • Realignment of the U.S.41 and Front Street intersection . Daylighting of the Whetstone Brook tributary. • Introduction of residential uses on the former railroad yard between Rock and Genesse Streets. • Inclusion of an extension of Lakeshore Drive to provide internal access between proposed residential uses and the downtown . • Provision for water related businesses at the southern end of the rail yard with access to Genesse Street. Marquette Master Plan - 2003 209 �Cl1'Ul\1-\RtJL >--- -- Ttr SOUT ll•R \II•\ .\ROS Town house Lot lllustratJve New residential developments will include townhomes as well as single-family homes New commercial opportunities, such as a hotel I conference center and a museum, will create tourist destinations ---~1••ttr __ Cln Of "'"RQlJF.rTE lll\ I ',OI •I I lll•R\11 • \ Whel:.tone 8rMk ·>tc1r, SOUTH•RAIL•YARDS I \RO~ Bridge ,,,Sections Daylighting the Whetstone Brook will help restore some of the area's natural ecology 210 �Chapter Twelve - Waterfront Opportunities The Proposed Design Based on the Framework Plan, specific details were designed to illustrate the mixture of land uses integrated into the existing natural features of the lake Superior shoreline and the Whetstone Brook tributary. Specific design details were incorporated into the plan to ensure that the new development respects and enhances the existing aesthetic characteristics of the Downtown district and Marquette's historic past. Such details include: • The use of historically appropriate architecture in the design of the residential and commercial developments . • Use of natural materials, such as wood and stone, to reflect the rustic qualities of Marquette 's natural environment. • Use of native vegetation, where appropriate, to blend with the existing natural features of the lake Superior shoreline. • Reutilization of existing structures, such as the ore dock and vacant piers, as a way of preserving Marquette's unique history. • Careful siting and design of new residential development to allow for continued publ ic access and protection of important viewsheds along the lakefront. Marquette Master Plan - 2003 211 �r ? h ? ::, r ;;; Ill "'Ill Ill ~ N (1) 0.. 0.. C 5· IQ ~ iti ..., C "' (1) ..."' C ~ ~ 212 �• Chapter Twelve - Waterfront Opportunities ANALYSIS OF WATER USES In addition to the improvements being made to the Lower Harbor area, the City of Marquette is reexamining its current water uses to ensure they are being used to their fullest potential. To assist in this analysis, the City of Marquette partnered with the consulting firm of SmithGroup JJR to create a harbor plan to help direct the appropriate water uses for both the upper and lower harbor areas. A summary of this analysis and the resulting design proposal is presented below. The Process Similar to the process used to determine the appropriate direction for the Lower Harbor development, a series of Task Force meetings, interviews with waterfront stakeholders, and public participation events were conducted over a six-month period to help foster an understanding of the variety of perspectives that influence the harborfront. The following Goals and Design Principles were identified as a result of this planning process : • Maintain and promote public access • Accommodate multiple water user groups • • - Large, Small, Recreational, Commercial Dovetail with current master plan Promote sustainability • Provide long-term flexibility • Execute elements over time • Maintain navigational integrity Ensure economic viability • • Provide private investment incentives Promote year-round use • Swimmers at Picnic Rocks Provide serviceable use areas with adequate infrastructure Marquette Master Plan - 2003 213 �Figure 12. 1: Existing Uses in the Lower Harbor Area Figure 12.2: Existing Uses in the Upper Harbor Area 214 �Existing Harbor Uses A critical first step in the creation of the harbor plan was a detailed inventory of existing harbor uses . The restults of this inventory are presented below for both the Upper and Lower Harbor areas. Upper Harbor (See Figure 12. 1) A: Presque Isle Marina The public marina has a State and Federal designation as a harbor of refuge. The 30-year old, 95-slip marina is in need of an upgrade. Declining dockage facilities, outdated services, siltation and water depth issues limit its use and desirability. B: Marina Services Building The existing building houses the harbor master and support services. The facility appears to need updating from both a functional and aesthetic perspective . C: Boat Launch Community launch used primarily by fishing enthusiasts who want easy fishing access to the north . D: Merchandise Dock Owned by Cleveland Cliffs with the likelihood of being deeded to the City. E: Remnant Piles Large collection of piles that formerly supported docks. F: Ore Dock Owned by Cleveland Cliffs and currently active. Will remain in use for the foreseeable future . Lower Harbor (See Figure 12 .2) A: Public Access to Outer Breakwater United States Army Corps of Engineers owned and maintained breakwater protects the lower harbor. Provides desirable public access primarily for fishing . B: Coast Guard Station Office/Dock Coast Guard office and dock are located where the outer breakwater meets the land. Coast Guard residences currently located west of the lighthouse are proposed to be relocated to a new building adjacent to the office and dock . C: Seasonal Theater Local entertainment venue for theater productions. D: Cinder Pond Marina 104-slip public marina with fuel dock, boat launch/travel lift and marina services building . The marina, completed in 1994, is in excellent condition. E: Mattson Park Built on former coal dock pilings . Primarily a large open green space for warm weather events and skating in winter. Also contains a clock tower, play structure, and concession/restroom building . The surface walk along the bulkhead is in need of improvement. F: Yacht Club Private club consists of approximately 40 full members. Wednesday night Enson races around a 4.5 mile course. G: Association Dock and Fish Dock Privately owned docks are located on State of Michigan bottom lands . Lower harbor dock lessees and the City formed the Marquette Bay Association to purchase former railroad property from Wisconsin Central Ltd. Each lessee then retained ownership of their respective part. H: Ore Dock City owned ore dock, located on State of Michigan bottom lands. As Marquette's defining feature, there is broad support to retain the ore dock as a historically significant structure. I: Ripley's Rock Natural feature important to the community. J: Abandoned Spear's Merchandise Docks Remnant piles formerly supported working docks. Marquette Master Plan - 2003 215 �~ l l ( ( l, t t l ~ i l ~ SUp lm~nlory Presque ls.I¢- E.'-istin& f~ngth mun bu 24' 36 32' 36 42' 14 60' 9 Total Tut•I If \)5 J 144 lf Presque Isle- P r ~ m1mber lt.ngth ,......, // /./ 36 16 Toi.I 112 Total If 4520 If 16 nm (.\ \ Figure 12.3: Proposed Upper Harbor Plan 44 40' 50' 60' .......,"¾ ' \ ·,, \ © ,ii! MAROUETTE HARBOR MASTER PLAN UPPER HARBOR Plll!FERRE!) Scptemoor 2003 "' H N 30' PLAN SmithGmup JJR �Upper Harbor Preferred Plan Proposed improvements to the Upper Harbor area are described below (See Figure 12.3). The primary funding source for each of the elements is indicated in parentheses. A: Presque Isle Marina Improvements (Public) • Realign breakwater to improve access and efficiency, and reduce siltation H: Parking (Public) • Locate parking to accommodate beach, boat launch and additional marina slips • Develop standards for parking lots that reflect a park-like setting • Update dockage, including current utility/ service standards • Incorporate existing fuel tanks into new fuel dock system I: Peter White Drive (Public) • Upgrade harbor services building • • Update boat mix to include larger boat mix Realign north of Lakeshore Boulevard to better organize parking and create a park-like entrance experience for both Presque Isle Park and Marina 8: Merchandise Dock (Public) • Provide public promenade • J: Marina Services Facility (Public) Adapt and reuse existing structure at end of dock for vendor or concessionaire • Facility proposed on land currently owned by LS&I. Establish a land agreement to develop a marina services facility Incorporate land based museum/interpretive facility • Develop marina facility for service and storage of boats Reuse remnant piles for an observation deck that extends 100 feet from shore • Preserve piles 100' beyond proposed observation deck as historic relics • Salvage remaining piles • The facility can serve both Presque Isle and Cinder Pond Marinas C: Remnant Pilings (Public) • • K: Redevelopment Area (Private/Public Partnership) • Consider re-use of existing structures on City-owned property for an eco-lodge development, retail, and food/beverage uses D: Cleveland Cliffs Ore Dock (Private) • Maintain active use E: Kayak/Sailing Beach (Public) • Improve beach for kayak and small sailboat put-in/take-out • Provide kayak/small boat storage building combined with new restroom F: Boat Launch/Travel Lift • Relocate launch next to Merchandise Dock • Incorporate travel lift and pull out as part of launch area G: Fish Cleaning (Public) • Provide fish cleaning pavilion adjacent to boat launch L: Trail Connections • Maintain recreational trail connections Vending Opportunities (Private) • Encourage private vending at key activity Design Character Guidelines • Develop guidelines that build upon the high quality wilderness "parkitecture" style established with the park entry, new park pavilion, and gazebo • The intention of the guidelines is to reinforce the vision and establish parameters for redevelopment Marquette Master Plan - 2003 217 �(l - (l (l ('l (\ E\ (\ (\ (' u Ct Ct (f (f (I c, C, z, c, C, Cl Cinder Pond - E.'Osiing m1mber length 24' 30' 38' 38 49 14 Tollll 101 Community Sailing Prngnim - ~ !toeing 24' 20 Fish Dock ~ Exi~ling 11 so linc«r reec Fish Ood.; - Propo,,_'d 40' 24 400 Jini!at !CC:t AMOcinlioo Dock· ExiMing -IO' 14 &So.H_ linOArfooc All$0Cinlim Dock- Pniposcd 40' 14(inexi!Jling \ocatic,1) 1200 !in~ t~t(24sli~@.SO' e.11) OreDock- l>ro,,_, 1600 lilll)U f1.-e1(32 8.lips@.SO' ea) Hotel1Con\'1,.--nl1on Center• P r ~ JO' 36 40' 28 (/J' 24 'lint perpendicular sli~ Pnralh:I dockagc: Ore l)ock: Mi,:rtl u.~ rodtvelopment + malntllionn:hilccturollmegiity © ..;,nigh11ightingu:lpP«)Pl'i11.1t ❖ p-ovide conlinuous public access HA •longp.'linK"ttt Public promt.nadcA>rea.kw:1.lcr ❖ llghling ❖ seating ❖ ln1erpn>1ivefeatures ❖ e.U,tingpilerwsr Figure 12.4: Proposed Lower Harbor Plan I> K8 800' ii Mi\RODETI'E HARBOR MArrER PLAN LOWER H!RBOR PREFERRED Scpu:mber2003 fLAN SmithGruup JJR """'.... �Lower Harbor Preferred Plan Proposed improvements for the Lower Harbor area are described below (See Figure 12.4). The primary funding source for each of the elements is indicated in parenthesis. A : Cinder Pond Marina (Public) • Maintain current configuration/use • E: Hotel/Conference Center Marina (Private) • Maintain alignment and reuse piles where possible Adjust transient to seasonal mix as additional slips are built within the harbor • B: Fish Dock (Private) • • • • Encourage and establish private partnership opportunities Provide public promenade Expand retail uses • Encourage consistent architecture • Encourage vending opportunities • • • Provide protective breakwater at end of dock Expand dockage along existing piles Reuse piles where possible • Salvage remaining piles Configure breakwater to protect basin from wave action within the outer breakwater Provide public promenades with lighting, benches, interpretive features, and terminus features • Provide visual access of Ripley's Rocks, but limit physical access by separating the breakwater from the island • Accommodate larger vessels along southern breakwater F: Harbor Promenade (Public) C: Association Dock (Private) • Provide a continuous promenade along the water's edge that links to trails to the north and south Establish private partnership opportunities Provide public promenade • Maintain public access to the outer breakwater • • Provide protective breakwater at end of dock • Expand dockage along existing piles • Reuse piles where possible • Salvage remaining piles Enhance the bulkhead/promenade from Mattson Park to the proposed Hotel and' Conference Center • Create a common palette of amenities such as lighting, seating, interpretive features and other appropriate amenities • • D: Ore Dock (Public/Private Partnership) • Encourage adaptive reuse for mixed use development • Provide public access and promenade along perimeter • Provide public destination at terminus • Provide protective breakwater at end of dock • Maintain architectural integrity of ore dock • Limit activity on top of dock to historic interpretation • Provide sensitively designed night lighting • Accommodate parallel boat docking G: Linkages to Downtown (Public) • Provide visual and physical linkages between downtown and the waterfront emphasizing promenades that project into the harbor H: Trail Connections • • Provide trail connections north of Cinder Pond Marina and to the beach and trail south of the proposed Hotel/Convention Center Provide aesthetic fencing adjacent to the Coast Guard I: Theater/Marina Services (Private) • • Maintain current location of seasonal theater Expand seasonal marina services Marquette Master Plan - 2003 219 �~ ,r-'\ I Potential activities envisioned for the Upper and Lower Harbors 220 �Lower Harbor Preferred Plan (continued) J: Fish Cleaning Facility (Public) • Provide fish cleaning facility adjacent to Cinder Pond boat launch K: Cruiseship Docking (Public) • Improve bulkhead at Mattson Park to accommodate cruise ships L: Community Sailing Program (Private) • Reconfigure dockage for community sailing program M : Amphitheater (Public) • Locate amphitheater at the northwest corner of the harbor • Provide access to floating platform and community sailing dockage N: Water Taxi (Private) • Provide docking and wayfinding signage for water taxi • Provide seasonal service between lower and upper harbor O: Canoe/Kayak Beach and Storage Facility {Public) • Provide put-in/take-out beach at the South Railyard development • Incorporate kayak/canoe/small boat storage into public pavilion proposed for the South Railyard development Vending Opportunities (Private) • Encourage private vending at key activity areas Marquette Master Plan - 2003 221 �~ ,-... ,--...,_ Pllrtrulge Bay ~ ,--...,_ D ,-----... ----- MARQUETTE COMMUNITY MASTER PLAN Existing Zoning ,.~ Olt•Soutcf(ttyd~~l002 550 -- --.._ o■ilM•C:::::Jlll•llllllioi:.3C::C::::Jol6 Mies Presque i -=- i 1 ~ ...____ ____ j Isle ,-- : [/arbor ~ t""' I > ,,--... ,---. ~ r,; ,-----... ,,........._ ·1 ,,,,..--.... 01 ,,.--. ,,,..--..._ V, R , I i::: '"O Marquette t'r'1 Bay :;;:, .... D ,,--... ~ 8, 0 RS: Single Family Residential LI RG: General Residential D RM : Multiple Family Residential ~ ~ DOS: Office PUD : Planned Unit Development D BC: Community Business BG: General Business CBD : Central Business District I: Industrial 82:'.] DD : Deferred Development MGHOD: Marquette General Hospital Overlay District CR: Conservation & Recreation D No Parcel Data Available ~ 0 ,,.--.. tr' ,,--... F"°'\ ,--.._ ~.... Map 13. 1: Existing Zoning ,,--... "' 222 ,,,,..--.... ,.----. �Chapter Thirteen - Master Land Use Plan Chapter Thirteen MASTER LAND USE PLAN INTRODUCTION The decisions a community makes regarding its land use policies may have more effect than any other component of the master planning process. The chosen pattern of land use has implications for traffic patterns, natural resource protection, economic development, and neighborhood quality. This chapter will review the existing zoning and land activity patterns within the City of Marquette, and outline the master plan's approach toward the City's future land use. It will also discuss potential solutions intended to address some of the most urgent land use concerns currently being raised by community residents . EXISTING ZONING AND LAND ACTIVITY It is important to understand the current state of affairs before making any assumptions about where Marquette should be headed from a land use planning perspective. Two maps, Map 13 .1 and Map 13 .2 show the existing zoning and the existing land activity for the City of Marquette. While the zoning classifications simply represent the type of land use that Is designated for each area of the City, It does not necessarily reflect what has actually been developed in a specific area . To determine what land use Is actually being supported, the existing land activity map Is a more useful tool. Existing Zoning Table 13.1 identifies the amount of land that is currently planned for specified land uses under the City's current zoning ordinances. Map 13 .1 shows how these land uses are spatially distributed . Under current zoning, large patches of conservation and recreation lands are located on the periphery of the City and along the lakeshore. Commercial districts are focused in the City's central core including the Downtown area and the parcels fronting Business 41 and U.S.41-M28. Other smaller districts of office or community businesses are located throughout the City, particularly along the 3rd Street corridor between Washington St. and Fair Ave . Industrial land uses are primarily focused in the northern region of the City, although some parcels within the central city core are still zoned industrial. Given the large amount of land dedicated to institutional land uses such as NMU and MGH, it is interesting that the City lacks specific zoning for institutional land uses. The University and much of the Hospital's property is currently zoned "General Residential" . Residential land uses make up the large majority of land within the City, accounting for 41.4% of its total area. Table 13. 1: Breakdown by Existing Zoning Existing Zoning RS : Sinqle-Family Residential RM : Multiple-Family Residential RG: General Residential OS: Office BC: Community Business BG : General Business CBD : Commercial Business District I: Industrial DD: Deferred Development PUD: Planned Unit Development MGHOD : Marquette General Hospital Overlay District CR: Conservation & Recreation ROW: Public Riqht-of-Way Total Acres 878 537 1618 301 50 259 48 407 403 119 20 1,811 875 7,326 % of Total Area 12 .0% 7.3% 22.1% 4.1% 0.7% 3.5% 0.7% 5.6% 5.5% 1.6% 0.3% 24.7% 11 .9% 100.0% Marquette Master Pinn - 2003 223 �l'artndgt Bay D MARQU ITTE COMMUN ITY MASTER FLAN Existing Land Activity bed on .\rncnca11 PI.Jn11i11g ,-\$$0 c.uillon L111d-~1'::td OazifKalioo SI.Jnd.uds OlrUicUw.e.tl.U&,~.IM~ llXIS . , 0 ~-=joilll-lllllii o.:: :J==:ia.16 111 Mile:I. l'rtsqut Tslt H«rbor r > 7"- r. ?,"'\ •.r. ~ C: ';:I Marquttt, :-i Bay "' ~ t:", 0 ;::::, Humon Act>~ty Types· ~ D Res1dent1al Sh1pp1ng/Bus1ness/frade Ind ustnal/Manuf actunn g/Waste Sooali1nst1tut1onali1nfrastructure D Travel/t1,1overnent Mass Assembly of People Leisure c:::JNone - fr\ Map 13.2: Existing Land Activity 224 �Chapter Thirteen - Master Land Use Plan Existing Land Activity While zoning does help to direct the pattern of land use within a city, analyzing the current land activity often gives a more realistic picture of how the land is actually being used (See Map 13.2). For the City of Marquette, the largest discrepancies are related to industrial and institutional land uses. While the zoning allows for 407 acres of industrial land use, only 182 acres are currently functioning in an industrial capacity (See Table 13.2). Many of the parcels that are currently zoned industrial are instead being used for institutional purposes. The current land activity allocations show 929 acres of institutional land use, which accounts for 12 .6% of the total land area . In regards to the existing commercial land activity, most residents perceive the Downtown as the Table 13.2: Breakdown by Existing Land Activity Existing Land Activity Residential Commercial Industrial Institutional Travel/ Movement Mass Assembly of People Leisure No Activity Total Acres 1,669 272 182 929 1,087 31 868 2,347 % of Total Area 22.6% 3.7% 2.5% 12 .6% 14.7% 0.4% 11 .8% 31 .8% 7,385 100.0 % City's commercial core. In real ity, however, the proliferation of off-street parking lots in the Downtown area has created a lack of concentrated retail stores, therefore discouraging customers . Instead, new commercial activity is being focused to the west at the intersections of Washington St. and McClellan Ave ., and at Washington St. and U.S.41. A lack of specificity in the existing guidelines for residential zoning has also led to some unexpected, and somewhat unwelcome, discrepancies between the zoning and the actual land activity. Many dwellings within areas zoned RS-Single Residential and RG-General Residential have been converted to student rental housing with multiple occupants. Because the current zoning ordinance does not address this issue directly in its definition of permitted uses, the proliferation of these types of dwellings continues to increase. By using a more specific residential zoning designation (such as the R1, R2, R3 system), the City could more directly control the conversion of existing single-family homes into multiple-occupant rental units . · While the existing land activity shows the majority of the City as fully built-out, there are some opportunities for further development, particularly in the far northern and southern edges of the City. Marquette Master Plan - 2003 225 �Partndge Bay MARQUETTE COMMUNITY MASTER PLAN 2003 Master Plan 550 03 0.3 0.6 MP.I ---==--it:::::==::Ji Pre<que t,/e X f-/nrbor I','- t"" ';> ';:\ m I'\' ., en c:; -0 --8 Marq11111r trJ fl,ry ';,:i .... 0 D Watershed Residential ~ Single Family Residential D Multiple Family Residential Mixed Use (Res . & Com .) D Neighborhood Commercial D Village Commercial ~ Corridor Commercial Regional Commercial Central Business District I§§§ Business Park Campus Industrial D Recreation/Open Space 17 Transportation/Utility Right -of-Way , ' \ 'Relocated Road Right-of-Way D Map 13.3: Master Land Use Plan 226 I\'- �Chapter Thirteen - Master Land Use Plan MASTER LAND USE PLAN While the Master Land Use Plan shows only the proposed pattern of land use, it actually reflects many of the strategies and recommendations that have been presented throughout this document with regards to issues such as economic development, traffic controls, neighborhood quality, and natural resource conservation . As discussed in Chapter One, the Master Plan was based on the research and public feedback that has been collected throughout the master planning process. This feedback has resulted in the following community goals that were used to shape the plan : • Create and Preserve Viable and Livable Neighborhoods • Develop a Historic and Diverse Downtown • Create an Efficient, Functional, and Connected Transportation System • Make Marquette a Walkable Community • Foster Economic Diversity and a Family Sustainable Workplace • Protect our Natural Resources Map 13 .3 demonstrates the spatial pattern of the proposed land use throughout the City of Marquette . Table 13 .3 presents the breakdown of each land use type as it relates to Marquette's total land area. For each land use identified on Map 13 .3, a detailed discussion of its definition and importance is given in the following pages. Table 13.3: Breakdown by Proposed Land Use Proposed Land Use Business Park Campus Central Business District Corridor Commercial Neighborhood Commercial Regional Commercial Village Commercial Industrial Mixed Use Recreation / Open Space Single-Family Residential Multiple-Family Residential Watershed Residential Riqht-of-way Water Total Acres 159 388 72 67 30 88 20 288 149 1,782 2,122 237 1,054 876 54 7,385 % of Total Area 2.2% 5.3% 1.0% 0.9% 0.4% 1.2% 0.3% 3.9% 2.0% 24.1% 28.7% 3.2% 14.3% 11 .9% 0.7% 100.0% Marqu ette Master Pinn - 2003 227 �New single-family homes are being developed in the southern portion of the City High-density residential can offer alternatives to single-family homes Mixed use provides first-floor retail with residential units above 228 �Chapter Thirteen - Master Land Use Plan RESIDENTIAL As is typical for most communities, residential land uses account for the largest land use category in the new Master Plan. To better differentiate the types of housing that fall within the broad residential land use category, four categories of residential land use will be presented : Single-family Residential, High-density Residential, Mixed-Use Residential, and Watershed Residential. Single-Family Residential Single-Family Residential represents the largest category of land use in the Master Plan. Because of the density of development within the City, there is little room for significant growth in the amount of single-family housing available in the city's central core. For that reason, many of the new areas of single-family residential proposed in the Master Plan are located in the northern and southern edges of the City. It is important to note that the designation of an area as a single-family land use refers primarily to the number of dwelling units located on one lot (in this case, 1 unit per lot) . It does not, however, necessarily outline the number of families or occupants allowed in each dwelling. This issue, which relates primarily to the conversion of single-family homes for rental units, is better addressed by the City through an update to their residential zoning ordinances. These new ordinances should more specifically address the permitted occupancy, potentially through the use of more detailed R1, R2, and R3 differentiations. Such designations are generally used to specify the density permitted on a residential lot. A zoning designation of R1 is intended for areas that are primarily low-density, with a single-family detached dwelling on one lot. An R2 designation usually permits two single-family attached dwellings on a single lot. This type of zoning is sometimes structured to allow for the operation of student cooperatives within a certain distance of a school or university. The higher-density zoning designations (such as R3), refer to areas where multiple-family dwellings, such as townhomes or apartments might be allowed . The need for additional zoning designations was also confirmed in a study conducted by NMU students, who analyzed residential lots looking for non-compliance to the existing zoning definitions. This study found that the current residential designation of "General Residential" did not take into account the diversity of housing found in Marquette, such as the historical districts, and older homes on smaller lots. Many of these homes were found to be non-compliant based on the City's single "General Residential" definition. The differentiation of several residential zoning designations would provide the City with the flexibility it needs to address this variety of housing options. Multiple-Family Residential The designation of high-density residential is applied to areas where there are 12 or more dwelling units per acre. Apartments, condominiums, and townhome developments would all be included in this designation . While there are several existing high-density residential complexes within the City of Marquette, some new multifamily development opportunities have been identified as part of the master planning process. The most prominent of which is the proposed residential development located on the former "Roundhouse" property and the new developments proposed as part of the Lower Harbor Redevelopment Plan. The "Roundhouse" property, located to the west of the City's Downtown includes both two and threestory townhomes as well as a series of courtyard apartments. This new urban residential development would be in close proximity to the Downtown and its amenities. Plans for the Lower Harbor Redevelopment call for a series of residential townhomes to be located along the shore, north of the Whetstone Brook outlet. Marquette Master Plan - 2003 229 �,-..._ ------.. -..,. ~ /v I I r----I I I I I I Conventional Subdivision Design I .;it, - I 7 Conservation Subdivision Design Figure 13.2: Example of a Conservation Subdivision (Source: Adapted from Arendt et a/. 1994) 230 ,,,. I < --· I ' 1r I �Chapter Thirteen - Master Land Use Plan Mixed-Use Residential While traditional zoning seeks to separate different, potentially conflicting land uses, the use of "Mixed-Use" areas can be an extremely effective way to promote economic revitalization, increase walkability, and provide a variety of housing options for community residents . The new Master Plan identifies several mixed-use areas that are intended to encourage a mix of retail, commercial, and residential land uses. Such areas feature relatively dense housing development and are particularly wellsuited for certain demographics, such as the student population and the elderly. Mixed-use areas provide a variety of resources and amenities in close proximity of their housing . This reduces the number of automobile trips necessary and increases the walkability of the neighborhood . Watershed Residential In order to help balance the need for new development with the need for resource protection, the Master Plan promotes the use of a new residential designation called "Watershed Residential". This designation is a refinement of the 1996 Master Plan that classified property as "Residential - Resource Sensitive". This type of residential land use is particularly relevant in the southern portion of the City where new development pressures threaten to degrade the existing natural resources . This land use designation would require development in this zone to meet certain design standards established to limit development on environmentally sensitive areas such as steep slopes and along stream corridors (See Figure 13.3 for an example of steep slope protection). In return, it would allow developers to cluster developments in order to achieve higher building densities in the designated buildable areas (See Figure 13.2). The regulation of development in these environmentally sensitive areas is in keeping with the recommendations presented in the Whetstone Brook and Orianna Creek Watershed Management Plan. 100 ' 110' 120' Areas of steep slope require greater setbacks to protect against erosion Figure 13.3: Protection of Steep Slopes Marquette Master Plan - 2003 231 �"Neighborhood Commercial" includes corner markets and other small retailers / Third Street is an example of a "Village Commercial" location An example of "Corridor Commercial" along Washington Street 232 -~ �,,,........_ "" Chapter Thirteen - Master Land Use Plan COMMERCIAL The pattern of commercial development within the City of Marquette is a critical issue for the community. The urgency for a new strategy regarding commercial development is fueled by the residents' desire to halt the sprawling development along the U.S.41-M28 corridor, to revitalize the historic downtown, and to provide a variety of economically diverse employment opportunities. In order to meet these challenges, a variety of different commercial districts have been planned . Mixed-Use As discussed above, mixed-use developments can be used to target specific demographics such as the senior population or young families making their first start. These areas often include a mix of housing, retail amenities, and open space w ith a focus on the neighborhood's walkability. The right mix of these critical components provides for a vibrant housing community. As one resident commented , " Th is is what makes a community feel alive - mixed use" . Neighborhood Commercial The majority (65 .5%) of residents surveyed "agreed" or "somewhat agreed" that the City should make allowances for limited retail uses within residential neighborhoods . Such retail uses would provide pedestrian access to services and amenities such as corner markets, cafes, or other "mom-and-pop" stores, thus reducing the number of car trips required by residents to satisfy their need for basic services . Neighborhood commercial uses should be limited to not more than 1 to 1.5 acres in size . To help ensure these commercial establ ishments do not detract from the nearby residential homes, design controls should be recommended . Such controls could include guidelines for hours of operation, outdoor vending and storage, and acceptable lighting . ,,---._, Village Commerical Areas designated as "Village Commercial" shopping districts are intended to provide retail stores and amenities, in a more pedestrian-oriented area . The shopping district along Third Street is a prime example of this type of commercial land use. In this tight-knit collection of eclectic businesses, the stores front directly onto the streets with little setback and encourage a more pedestrian-oriented shopping experience . This greater pedestrian focus is also due to the lack of parking in this area that encourages people to visit multiple stores without driving to their destinations . Corridor Commercial The Corridor Commercial designation refers to an area of commercial businesses that is spatially developed in a linear pattern . This linear pattern, often located along a major transportation corridor, is most often associated with the stereotypical " strip " development that residents associate with urban sprawl. Such areas are generally more automobile-focused, promoting the tendency for customers to drive from one location to another, rather than parking in a central location and walking to adjacent stores. Marquette Master Plan - 2003 233 �,,---.. r---- ,,--..__ ,,,...--.-.., ,........__ ---- ,...... ~ Regional Commercial areas feature a smaller scale and pedestrian-oriented design - ,,-,--..., Marquette is seeking to revitalize its Downtown shopping district 234 �Chapter Thirteen - Master Land Use Plan Regional Commercial The current pattern of development along the U.S41-M28 transportation corridor is one of the most pressing concerns for City residents today. The area just west of the City has experienced an explosion of "big-box" retailers and other nationally known chain establishments that residents fear will make Marquette look like, as one resident put it, "anytown U.S.A." . Because the conversion of this corridor to a large commercial "strip" is already underway, and because many of these commercial establishments are actually located outside of the City of Marquette, it is unlikely that this development trend can be completely halted. Instead, Marquette should take active steps to create its own commercial district along U.S.41 at the western edge of the City that promotes a different aesthetic than what they see currently happening in the adjacent township. Such an area has been designated as a "Regional Commercial" land use on the master land use plan . The regional commercial land use focuses on the creation of a commercial node that is organized around a central shopping area (rather than a strip of several physically separated stores). A mix of residential and commercial ventures in tight, mixed-use developments, would support this shopping area. The addition of housing and increased pedestrian access to this regional commercial area will prevent it from becoming the automobile-dominated "strip" mall that is seen further west along U.S.41 . Central Business District Similar to many small towns throughout the country, Marquette has begun to see its historic downtown deteriorate under the pressure exerted by large, nationally known retailers in areas adjacent to the City. Because residents believe that a strong downtown is representative of a strong community, they are striving to revitalize their historic business district. While the scale of the Master Plan can reflect only the general area that is intended to be the central business district, there are a number of land use decisions that can be made on a smaller-scale that would greatly increase the City's ability to meet their goal. • Lower Harbor Redevelopment - The redevelopment of the Lower Harbor area provides exciting opportunities for attracting more businesses and customers to the downtown area. The harbor design calls for new public and cultural amenities, as well as intensive mixeduse development along the lakeshore. These new facilities will be coupled with a shoreline greenway and pedestrian access that will encourage visitors to patronize the harbor area . • Parking - As discussed in Chapter Nine, parking is a critical issue for Marquette's downtown area. By promoting more on-street parking, parcels currently used for off-street lots can be reused as more productive commercial spaces. The appropriate design for the additional parking (i .e. parallel, angle, etc.) should be evaluated on a case-by-case basis depending on the available road width and the demand for parking spaces in that area. • New policies - While recommendations for new planning and economic tools to help jump-start the downtown's revitalization were discussed in Chapter Seven, it is important to reiterate that govern ment regulation can have a direct effect on the success of the commercial downtown . City ordinances should be reviewed to ensure they fully support the City's desire to be a 24-hour, 7-day-a-week destination. Marquette Master Plan - 2003 235 �r,., Map 13.4: Marquette General Hospital's overlay zone Marquette is trying to attract new "clean industries" to increase their economic diversity 236 �Chapter Thirteen - Master Land Use Plan CAMPUS / INSTITUTIONAL Although institutional land uses, such as the area occupied by the Hospital and University, represent key components of the master land use plan, the physical area designated as such has not changed significantly under the new plan . The majority of the area identified as institutional land uses are currently being used in this manner. One exception would be the area within the Marquette General Hospital overlay zone (See Map 13.4). This block of properties, bordered by Presque Isle Ave. and Seventh St. to the east-west, and Kaye Avenue and Park St. to the north-south currently contains some residential land uses . The Hospital 's long-range vision for this area is to continue to buy these residential properties as they become available with the goal of unifying the hospital campus with 1n the one overlay zone. INDUSTRIAL One of the goals expressed by residents has been to increase the number and diversity of employment options available within the City. In order to support this goal, the new Master Land Use Plan identifies 288 acres of industrial land use within the city limits. Most of this new industrial development is focused around existing industrial areas in the northeast corner of the city. Because this area is also home to the Dead River and other ecologically sensitive land uses, these industrial uses are intended to be technology-related business parks or other "clean " industries . The City should not squander its remaining industrial properties by allowing institutional and professional office uses into these areas . Staying the course to establish planned industrial and business parks will result in long term gains for the City. Conversely, allowing non-industrial uses into the park may impair the recruitment of new industry. Marquette Master Plan - 2003 237 �Partridge Bay Middle Buy MARQUETTE COMMUNITY MASTER PLAN Proposed Greenway System 5 .. o11 iell•= :il o--ic o3= =::::io6 M~es Prrsqw, -----------------------------------------------' '' '' '' ' Isle '' '' '' '···, Hnrmr ··-··· r"' > ~ ............... ~~=i::=--:--'-r,-~ ~ ~ _ t _.J.U.,...,J3 t"1 v-, c:: "'t) Nlar,11iette ti, Bay :::-i ..... I 0 Greenway Existing Bike Path Future Bike Path :::-i Map 13.5: Proposed Greenway System 238 �Chapter Thirteen - Master Land Use Plan RECREATION / OPEN SPACE A defining attribute of Marquette is its rugged natural beauty and its distinctive climate . Lake Superior, along with the area's watersheds, woodlands, and varied topography frame the community and give it an undeniable appeal. Finding a way to accommodate new growth within the community while still protecting these valuable natural resources is essential to Marquette's quality of life . The Master Plan focuses on the preservation of recreational / open space land in two primary areas: Along the Lake Superior Shoreline and along the Dead River. Focusing conservation efforts along these two critical waterways provides not only environmental benefits, but also satisfies the residents' desire to maintain public access to their most valuable natural resources . Protection of the Lake Superior Shoreline An overwhelming 87% of respondents to the telephone and written surveys felt preservation and public access along Lake Superior was "very important" to them. To support this clear directive, the Master Plan includes several redevelopment plans that will provide increased public access and protection of the shoreline. • Lakeshore Parkway - A redesign of the Lakeshore Boulevard (described in Chapter Nine) would feature the creation of a greenway corridor along the Lake Superior shoreline that would incorporate continuous bicycle and pedestrian paths to provide convenient public access . The redesign also calls for a tree-replacement plan to replace aging plantings and also to extend the current "forested" appearance along more of the roadway. Finally, design controls for adjacent developments would protect not only the ecological, but also the scenic qualities of this area. • Lower Harbor Redevelopment - The redevelopment of the Lower Harbor area provides an opportunity to extend this public greenway along the southern portion of the Lake Superior shoreline. It also outlines the redevelopment of Mattson Park as the premier waterfront recreation area . Finally, the Lower Harbor plan calls for the "daylighting" of the Whetstone Brook and the Orianna Creek in an attempt to restore some of the ecological benefits of these natural streams. Dead River Greenway The Dead River flows across the northern tip of the City on the way to its outlet into Presque Isle Harbor. This area currently features several existing recreational parks such as the Tourist Park Campground and the River Park Sports Complex. The new Master Plan encourages the creation of a greenway corridor on both sides of the Dead River from the Holy Cross Cemetary to Lakeshore Boulevard (See Map 13 .5). Such a greenway would have both ecological as well as recreational benefits . By creating an open space buffer along the river, water quality and aquatic habitat could be protected from detrimental effects of development. Residents would benefit from the creation of a continuous greenway connection from the western edge of the city to Lake Superior. This new Dead River greenway would then connect with the Lakeshore parkway system and destinations to the north, such as Presque Isle Park, and to the south all the way to the newly developed Orianna Creek Preserve. Carp River Greenway A similar greenway is proposed adjacent to the existing Mount Marquette Road near the Carp River. An easement along this roadway would create the opportunity to connect the pathway along the Lake Superior shoreline to the existing McClellan Avenue bike path . Enhancements to Mount Marquette Road should be designed to create a scenic parkway aesthetic, similar to the recommendations given for the Lakeshore Boulevard redesign . Marquette Master Plan - 2003 239 �Partridge 8011 MARQUITTE COMMUNITY MASTER PLAN Expansion Zones 550 o~3 ~ -o~ ~!!!O !li3iiiiiiiiiiiiiiii~ o 6 Mies f'rrs,p1c I.le Harbor V) c::: "" A,fnrquette ti") Buy ,:i .... 0 ~ Map 13.6: Future Expansion Zones 240 �Chapter Thirteen - Master Land Use Plan ADDITIONAL PLANNING TOOLS While the master land use plan described in this chapter provides details for all the land uses in the City of Marquette, it can also be useful to identify the larger-scale land use patterns that the detailed master plan is meant to represent. To that end, two additional maps have been created to help supplement the master land use plan : the Map of Expansion Zones and the Map of Development and Redevelopment Opportunities. Expansion Zones The map of Expansion Zones is perhaps the most general representation of land use recommendations for the City. Map 13.6 summarizes the general areas of the City that are targeted for potential expansions of existing land uses. The key components of the expansion plan include the consolidation of commercial development within the City's central core, the identification of an industrial area where the development of new, clean industry will be promoted, and new areas in the southern portion of the City that focus on expanded residential development. The Expansion Zone also reflects the characteristics associated with the predominate land use. Industrial Zone • • Principal land utilization for light industry, warehousing and distribution, energy production, bulk commodities, marine uses, and business parks. Needs access to minor arterials and collector roads • Road design to reflect heavier loads and expanded turning radii • Inclusion of applicable screening, buffer, and reduction of fugitive dust materials Institutional Zone • • Reduce surface parking lots and encourage strategically located deck parking Increase walkability between uses • Promote denser, more compact office, medical, and educational buildings Commercial Zone • • • Encourage the expansion of retail, governmental, and art and entertainment uses Allow mixed-use developments with residential components Promote infill of underutilized properties and parking lots • Employ an integrated system of public amenities such as lighting, signage, and wayfinding Residential Zone • Allow residential development that utilizes open space and resource protection techniques • Extend infrastructure to support new development • Promote creative and innovation residential development • Ensure either vehicular or pedestrian connections between developments Marquette Master Plan - 2003 241 �Pi1rlr•fge &,y M1dd/,- &ry MARQUETTE COMMUNITY MASTER PLAN Development & Redevelopment Opportunities 550 03 03 06 M~es -•c::::::11••c:::=:::::JI Presque ---- ------------------·-······---------------- Isle Harl.,- 1 r=::-:::-:::=r~-·----J.:_ - ·-'---.., "" --~~7"----r--____E-UW-1-.....! t"' ';> X Parle tT1 Vi c::: Lower Harbor Development "O i\1mqudlt t"1 Bay :;,.,i ,_, 0 D D D C D Residential : _J Residential Infill l Housing Rehabilitation Commercial/Residential Mix :;,.,i Commercial Industrial Recreational Cultural Map 13.7: Areas Targeted for Development and Redevelopment 242 ~ �Chapter Thirteen - Master Land Use Plan Development and Redevelopment Opportunities The map of Development and Redevelopment Opportunities (Map 13. 7) focuses on some of the highest priority changes as indicated in the master land use plan. This map highlights areas that have the potential to create new amenities, address existing deficiencies, or to change the existing pattern of land use in a particular area of the City. Such opportunities include: • A new greenway connection along the Lower Dead River • • Opportunities for mixed-use along U.S.41-M28 and in the Downtown/ Harbor area Areas for housing rehabilitation and infill development • New opportunities to develop industrial and cultural resources • • Infill and redevelopment along the "Village" business district Potential for a lifestyle retail center along U.S.41 . Example of a "lifestyle" retail center Example of an in-fill development designed as mixed-use Marquette Master Plan - 2003 243 �rA The former LS&/ Railroad property is being redeveloped for housing The community is committed to the revitalization of its historic Downtown New industries are being targeted to help increase economic diversity 244 - ------ - --------. ~ - -~ �Chapter Fourteen - Summary of Recommendations Chapter Fourteen SUMMARY OF RECOMMENDATIONS INTRODUCTION While each component of the Master Plan is of critical importance, each topic does not function in a vacuum. Every recommendation made throughout the Master Plan document has implications for other planning areas. This chapter summarizes the key recommendations made throughout the Master Plan and discusses the larger implications of these choices. Prioritization of these recommendations, as well as strategies for implementation will be discussed in Chapter 15. ECONOMIC RECOMMENDATIONS Economic goals for the City of Marquette focus primarily on three areas: • Diversification of Marquette's economy • Revitalization of the Downtown Business District • Encouraging Infill and Reuse of Existing Facilities Diversify Marquette's Economy • Recruit non-service sector businesses such as telecommunications, technology, clean industry, and research . • Encourage mixed-use developments, particularly in the Lower Harbor, and other brownfield sites . • Promote all-season tourism that will both develop Marquette's economy while increasing appreciation of the area's natural resources . • Establish programs to promote the retention and growth of existing businesses. • Work with the Lake Superior Community Partnership to foster economic growth . • Continue redevelopment of former Cliff-Dow property for a business and technology park . Resist the need to sell parcels for other uses. Revitalize the Downtown Business District • Reevaluate the current parking strategy to reduce the number of off-street lots, creating new development locations . • Use the Lower Harbor redevelopment project to promote new development throughout the Downtown area . • Reevaluate city policies to ensure they support the City's vision of a vibrant, 24-7 Downtown district. • Conduct a market analysis to determine the best strategy for attracting new businesses and customers to Marquette's Downtown district. • Educate existing businesses on current consumer trends, marketing, and advertising . Encourage Infill and Reuse of Existing Facilities • • • • • • Promote the redevelopment of the Lower Harbor and "Roundhouse" areas . Redevelop former industrial sites or other underutilized properties . Reuse former off-street parking lots as new development parcels . Partner with the LSCP to create financial incentives specific to the City of Marquette . Encourage development of the former K.1. Sawyer property through the use of Renaissance Zones the Intermediary ReLending Loan Program . Promote the Revolving Loan Fund as a tool for growth and new business development. Marquette Master Plan - 2003 245 �-. .t . ,t~- -..;- ,,--...._ ~ ,,.--,_ Residents support an inspection program to protect the safety of student renters The Master Plan calls for the protection of historic neighborhoods Roadways should be redesigned to increase pedestrian safety (Source: Burden 2003) 246 ~ r'-. ~ �Chapter Fourteen - Summary of Recommendations NEIGHBORHOOD RECOMMENDATIONS Protecting the quality of their neighborhoods is an extremely important issue for Marquette residents. The recommendations provided focus on three critical issues; Student Housing, Affordable Housing, and the Protection of Historic Homes . Student Housing • Institute a city inspection program to ensure rental housing meets specified requirements for safety and livability. • Enact new city regulations to help control common infractions such as noise, litter, parking, and occupancy. • Encourage the development of neighborhood associations to address specific issues affecting their residential area . • Increase the amount of University-owned housing. • Encourage NMU to partner with the private sector to develop student housing . Affordable Housing • Encourage a diversity of housing options such as mixed-use, townhome or condominium-style units, as well as affordable single family homes. • Work with developers considering affordable housing projects to reduce some costs such as infrastructure, land costs, and utility connections . • Encourage infill and reuse as alternatives to "greenfield" development. Protection of Historic Homes • Create a historic overlay zone to protect the character of existing historic homes . TRAFFIC RECOMMENDATIONS Recommendations for modifications to the existing traffic network address both specific changes to critical corridors and intersections, as well as more general strategies for improving the overall efficiency and safety of Marquette's roadway system . Specific recommendations focus on modifications to the 5 early action corridors: • Create a continuous east-west connection around the University at the Kaye/ Fair Avenue location . • • Extend Seventh Street to connect from Spring Street to Washington Street. Redesign Lakeshore Boulevard as a scenic parkway. • Redesign the U.S.41 / Front Street intersection . • Extend McClellan Avenue north from Fair Avenue to Wright Street installing roundabouts in lieu of 4-way stops or intersection signalization . Citywide strategies include modifications designed to promote safety and walkability: • Reduce the number of travel lanes on collector streets . • Implement new pavement cross-sections . • • • • • • Reduce pavement widths where appropriate . Incorporate on-street parking . Reconfigure intersection signals . Reevaluate the snow removal process . Incorporate pedestrian-related safety measures such as crosswalks, walk signals, and sidewalks into road designs. Restripe intersections to create opposing "left" turn lanes . Marquette Master Plan - 2003 247 �On-street parking should be used in more areas throughout the City Traffic calming mechanisms, such as roundabouts, increase an area's walkability (Source: Burden 2003) I Snow removal practices should be modified to increase walkability 248 �Chapter Fourteen - Summary of Recommendations WALKABILITY RECOMMENDATIONS Similar to the strategies for improving Marquette's traffic network, recommendations relating to walkability address changes at a variety of scales. Some recommendations given relate to the larger traffic system and land use pattern within the City of Marquette. These recommendations include the following : • Keep roads small and well linked. • Work with regional partners, such as surrounding Townships, to control sprawl and prevent poor land use practices . • Provide aging residents with quality housing in a choice of central locations that are in close proximity to shopping and cultural activities . Provide a variety of housing choices for students. • • Modify city and school policies and practices to support walkability concepts . • Modify current parking strategies to incorporate more on-street parking . • Create links and connections, particularly in areas not currently served by the existing street pattern, to promote more pedestrian use. • Modify current snow removal processes to accommodate walkability changes such as on-street parking and reduced road widths. Other walkability suggestions specifically relate to the existing configuration of roadways and intersections. These recommendations include the following : • • Reduce the number of four-way stops, consider using roundabouts instead . Reduce the number of travel lanes. • • Add bike lanes to existing roads, particularly where roadways are overly wide . Incorporate on-street parking . • Add sidewalks, particularly near the University or in close proximity to schools or other amenities . • Establish a Citywide sidewalk replacement and installation program using a sidewalk width of 5'-4". • Rebuild intersections to meet ADA and walkability needs. • Encourage involvement by local residents to address concerns specific to their neighborhood. Marquette Master Plan - 2003 249 �I I I I I I I I I I I Opportunities exist for new single-family residential development I High-density residential can be a more affordable alternative 250 �Chapter Fourteen - Summary of Recommendations LAND USE RECOMMENDATIONS The Master Land Use Plan presents an overview of the general types of land use as they are spatially distributed throughout the City. Each land use also contains a set of specific definitions or guidelines for its implementation, that help ensure a particular land use will accomplish its desired effect. A summary of these definitions and guidelines is provided below. Residential: • • • • Single-Family Residential - These areas represent traditional residential units, located primarily in the northern and southern edges of the city. High-Density Residential - High-density is defined as 12 or more dwelling units per acre. These developments are particularly appropriate in central locations where residents desire to live in close proximity to existing amenities. High-density units often provide more affordable housing options than the traditional single-family residence . Mixed-Use Residential - This designation combines residential units with commercial or retail amenities. Such units are often geared toward specific demographics, such as the student or elderly population, who can benefit from easy access to amenities without the need for automobile transportation. Watershed Residential - This type of residential unit is specifically geared to protect environmentally-sensitive areas. It identifies stringent design guidelines and promotes the use of cluster housing and open space preservation as a mechanism for protecting natural resources. Commercial: • • • • • • Mixed-Use - As outlined above, mixed-use developments include a combination of residential, commercial, and open space components within one area. Neighborhood Commercial - This designation allows limited retail uses within a residential neighborhood. Such retail units will be limited in size (1 to 1.5 acres) and will be geared toward daily services, such as cafes, corner markets, and other "mom-and-pop" stores. Village Commercial - Village Commercial land uses designate areas that provide commercial and retail services in a primarily pedestrian-focused area. Corridor Commercial - Corridor commercial areas are primarily automobile-oriented, incorporating commercial and retail services generally located along an existing traffic corridor. Regional Commercial - This land use is provided as an alternative to the "big-box" sprawl that is currently underway in the adjacent Township . Regional commercial areas focus on the creation of a large commercial node, organized around a central shopping area (rather than a strip of physically separated stores) . The design of such a node is focused on maintaining human-scale designs and incorporating walkability concepts to prevent the area from becoming automobile-dominated . Central Business District - This land use refers to the core commercial area within Marquette's Downtown . The Central Business District should focus on maintaining its traditional "Main Street" quality through the use of on-street parking, design guidelines, and the redevelopment of underutilized parcels for new commercial opportunities. Marquette Master Plan - 2003 251 �Presque Isle provides protection to scenic natural resources New greenway connections ensure pedestrian access to existing natural areas A holistic approach is necessary to protect Marquette's unique quality of life 252 �Chapter Fourteen - Summary of Recommendations Campus / Institutional Designates the areas that are appropriate for expansion of institutional uses such as the University or Hospital. Specifically defining these zones prevents their unchecked expansion into surrounding residential neighborhoods . Industrial Areas designated as industrial land use are considered suitable for new, "clean industry" or technology-related business parks. These areas should not be considered for professional office parks or other institutional land uses. Recreation / Open Space The provision of spaces dedicated to the protection of natural resources is a particularly important issue for Marquette residents . The recreation I open space land use designated in the Master Plan focuses on protecting the Lake Superior shoreline and other unique natural resources in primarily two ways: • Development of a cityvvide greenway system: The Master Plan calls for connections between a number of new greenway corridors . These include open space and pedestrian pathways in the following areas: - Dead River Greenway - Carp River Greenway - Lakeshore Boulevard Greenway - Washington Street Linear Park - Mt. Marquette Road Parkway - Lower Harbor Greenway - Onanna Creek Preserve • Development of Ordinances to protect existing natural resources : In addition to the identification of new greenway linkages, the Master Plan also calls for the use of regulatory tools to protect ecologically-sensitive areas. - Overlay Zones to protect sensitive natural resources such as woodlands, wetlands, and stream corridors . - Implementation of recommendations given in the Whetstone Brook, Orianna Creek Watershed Management Plan . SUMMARY The presentation of these recommendations, neatly compartmentalized into their distinct content areas, can mistakenly give the impression that each series of recommendations can be addressed individually. In reality, the successful implementation of this Master Plan will rely on a more holistic approach, where the implications to a number of areas such as traffic, walkability, land use, resource protection, and neighborhood quality are all addressed as critical components of any larger change effort. Marquette Master Plan - 2003 253 �Table 15. 1: Progress Update on 1996 Master Plan Project outlined in 1996 Master Plan Description Lakeshore, Inc. Redevelopment Site Remediate site and redevelop for high-density residential housing Extend west to provide connections to the Township and facilitate new development Downgrade C R-553 and designate McClellan as an official truck route Creation of design and development guidelines for commercial and residential development Desiqnation of historic districts Improvement of exterior property and structures Extend to improve north-south access Remediate site and redevelop as new technology park Develop a linear park on the Washington Street railroad corridor Preparation of resource-based development guidelines Development of a "village" commercial district to serve adjacent residential areas Redevelop the Lower Harbor area for a mix of commercial, residential, and open space uses Maintenance of existing conditions through bi-annual reviews of exterior property Redesign to allow traffic circulation around the University Develop design guidelines and a corridor redevelopment plan Integrate the Third Street district into the DDA Redesign to increase circulation and provide a "gateway" aesthetic Redesign to increase circulation and provide a "qateway" aesthetic Conduct studies to address circulation, aesthetics, traffic, and parking issues Pioneer Road Extension Downgrade of CR-553 / Re-routing of traffic McClellan Extension Design Guidelines Neiqhborhood Preservation Neighborhood Rehabilitation Seventh Street Connection to Business 41 Iron-Bay Industrial Park Linear Park on Railroad Property Marquette Mountain Resource Protection Guidelines McClellan/ CR-553 Commercial Node Waterfront Redevelopment near Downtown Neighborhood Conservation Redevelopment of Intersections near NMU Community Entrance Corridor/ U.S.41 South Third St./ Village District Improvements U.S.41 / Front St. Intersection U.S.41 / Washington St. Intersection U.S.41 (West) Commercial District Improvements 254 Action Category Short Term Current Status Complete Long Term Resolved (In South Mclellan Plan) Immediate In Progress Immediate In Progress Immediate Immediate In Progress In Progress Immediate In Progress Short Term In Progress Short Term In Progress Short Term In Progress Short Term In Progress Short Term In Progress Immediate Not Started Immediate Not Started Short Term Not Started Short Term Not Started Short Term Not Started Short Term Not Started Long Term Not Started I 0' I �Chapter Fifteen - Implementation Chapter Fifteen IMPLEMENTATION INTRODUCTION Simply documenting strategies and recommendations for improving the Marquette community is not enough . In order to ensure that the Master Plan is a useful document, it is necessary to outline a plan for implementation that will assist in the prioritization and fulfillment of the many recommendations presented. While the Master Plan may be seen primarily as a tool for City leaders, its implementation requires commitment and involvement from the entire community over a lengthy period of time. The interest and involvement shown to date by community residents during this master planning process indicates that Marquette is indeed ready to take on this challenge . This chapter will review the progress the City of Marquette has made since the adoption of its last Master Plan in 1996. It will also outline action steps and their associated timeframes in order to help direct the new Master Plan's implementation . PROGRESS TO DATE The Master Plan adopted in 1996 identified a variety of projects to be undertaken by the City in order to achieve their desired goals. A summary of the progress made to date on these action items is presented in Table 15.1. Some of the most noteworthy accomplishments include : • Acquisition of key properties in preparation for a number of large projects including the Lower Harbor Redevelopment, the "Roundhouse" property, and the Washington St. railroad corridor. • Remediation and plans for redevelopment of some existing brownfield sites including CliffsDow, Lakeshore, Inc., and the LSI Railroad . • Completion of a watershed management plan for the Whetstone Brook and Orianna Creek Watershed . PRIORITIZATION OF MASTER PLAN RECOMMENDATIONS: In addition to the many detailed projects outlined in the implementation strategy, there are a number of general measures that need to be followed in order to ensure that the implementation of the Master Plan will be a success . Promote community understanding of the new plan • • • Update City policies and regulations to reflect the Master Plan 's vision Partner with adjacent Townships and key community interests (such as the University and Hospital) to ensure consistency between individual master plans. Use the Master Plan as a primary resource - actively seek ways to promote projects that are in accordance with the plan . Marquette Master Plan - 2003 255 �Master Plan Action Items Each of the following tables outline the projects needed to implement Marquette's Community Master Plan . Determination of priorities will be adjusted based on availability of funding and personnel needed to implement the project or program. Although this approach is less tentative than a more formal budgeting program, it recognizes that local government funding opportunities are influenced more by federal and state budgets, than city initiatives. An action category is suggested based on community expectations discussed in the plan. Table 15.2: Action Items - Community Wide 2003 Commun ity Master Plan Community Wide Community Design Standards Community Entrance Corridor/ U.S.41 South Revise Zoning Ordinance Sensitive Development Regulations Wayfinding System Development of "Mature" Housing Expansion of Historic Districts Neighborhood Associations Parking Strategies Urban Forestry Program Greenway System Description Action Category Establish design standards, which are locally based and reflect Marquette's natural and architectural character. Develop design guidelines and a corridor redevelopment plan Revise the City's current zoning ordinances to meet the recommendations of the new Master Plan Establish regulations, which manage stormwater runoff, protect water quality, steep slopes, and woodlands. Establish a community-wide wayfinding system to replace the current city directional community facility signage. Encourage development of higher density housing for mature households (55+) years in close proximity to downtown and established neighborhoods Expand National Register of Historic Places districts in the downtown and south Marquette neighborhood Provide technical advice to establish neighborhood associations Reevaluate parking strategies to encourage additional on-street parking particularly in the Downtown area Establish a comprehensive forestry management and replanting program. Develop a community-wide greenway system incorporating nonmotorized pathways and connections Immediate 256 Immediate Immediate Immediate Immediate Short Term Short Term Short Term Short Term Short Term Long Term �Chapter Fifteen - Implementation Table 15.3: Action Items - Economic 2003 Community Master Plan Economic Brownfield Redevelopment Downtown Zoning Provisions Non-Service Sector Strategy Orphanage Property Soo Line "Roundhouse" Property South Rail Yard Redevelopment Downtown Revitalization Iron Bay Redevelopment "Cleveland Cliffs" property Eco-Tourism and Sport-Tourism Program Description Action Category Continue to implement projects that utilize former brownfields for tax revenue producing economic development projects. Amend the zoning ordinance to regulate the expanse of professional offices and service businesses on the first floor of downtown buildings. Focus recruitment of new business on telecommunication, software development, internet, and biotechnology uses. Promote adaptive reuse of the property for housing Redevelop the "Roundhouse" property as a mixed density residential development Redevelop the Lower Harbor area for a mix of commercial, residential, and open space uses Continuation of the DDA's efforts to revitalize the downtown utilizing financial incentive programs, and technical assistance. Continue expansion and sale of properties within the industrial park Develop a eco-tourism and sporttourism program in conjunction with the Lake Superior Community Partnership Immediate Immediate Immediate Immediate Immediate Immediate Short Term Short Term Long Term Table 15.4: Action Items - Neighborhoods 2003 Community Master Plan Nei hborhood Neighborhood Conservation Neighborhood Preservation Neighborhood Rehabilitation Redevelopment of Intersections near NMU Description Action Category Establishment of Rental Housing Inspection pro ram Designation of historic districts or enactment of historic overlay provisions which promote sensitive design and rehabilitation Utilize state and federal programs to provide lower interest financing and grants for housing rehabilitation Redesign to allow traffic circulation around the University Short Term Short Term Short Term Short Term Marquette Master Plan - 2003 257 �Table 15. 5: Action Items - Traffic 2003 Community Master Plan Traffic Lakeshore Boulevard McClellan Avenue Extension Seventh Street Connection to Business 41 Traffic Calming US-41 / Front Street Intersection Kaye / Fair Avenue Marquette "Street Design " Standards McClellan Avenue Redesign Reconfiguration of Roadways South East-West Connection Description Action Category Redesign Lakeshore Boulevard using "parkway" design standards Extend McClellan Avenue to Wright Street Extend to improve north-south access Identify areas to implement traffic calming mechanisms as City roads are considered for redesign or maintenance Modify the intersection to include ertheraroundaboutora "T" intersection . Complete the Kaye/ Fair Avenue connections Utilize the street design standards for new street construction or major reconstruction of existing streets where curb removal is a component Boulevard w ith a median McClellan Avenue between M-554 and Grove Street Implement recommended roadway design changes (reduced travel lanes, reduced pavement width, additional on-street parking, intersection controls) as roads are considered for redesign or maintenance Extend M-554 into Marquette Township Immediate 258 Immediate Immediate Immediate Immediate Short Term Short Term Short Term Long Term Long Term �Chapter Fifteen - Implementation Table 15.6: Action Items - Walkability 2003 Community Master Plan Walkability Integration with Traffic Enhancements Linear Park on Railroad Property All-Season Access All-Season Connections Neighborhood Plans Description Action Category Integrate Citywide walkability concepts into road redesign or maintenance projects Develop a linear park on the Washington Street railroad corridor Provide all-season access along the Lake Superior shoreline Maintain all-season non-motorized connections to neighborhoods and community facilities . Develop neighborhood specific walkability plans, which include identification of projects and estimated cost of project implementation. Immediate Immediate Short Term Short Term Short Term Table 15.7: Action Items - Winter Considerations 2003 Community Master Plan Winter City On-street Parking Winter Recreation Opportunities Description Action Category Develop a parking system that would allow for on-street parking during the winter season . Encourage and financially support outdoor winter recreation opportunities Short Term Description Action Category Modify zoning provisions to allow for a diversity of housing types, densities, and mixed uses. Creation of design and development guidelines for commercial and residential development Incorporate within the zoning ordinance "Night Sky" provisions which regulate evening outdoor light pollution. Amend the zoning ordinance to allow for the introduction of limited, neighborhood based retail uses. Immediate Short Term Table 15.8: Action Items - Land Use 2003 Community Master Plan Land Use Innovative Housing McClellan Extension Design Guidelines Night Sky Provisions Neighborhood Retail Immediate Immediate Short Term Marquette Master Plan - 2003 259 �) ) ) ) ) ) ) ) City of Marquette Capital Improvement Program Sanitary Sewers • c ......... rl~ I .. -.- __ JI f• /-- I f-=t-- j} : If I tj--~,i:.rf_ ,/ f! , tl I J~~ l {j 11 ,_ 1P""'-• LWJ -l, •- ~ - " f IF ) J - < __ , n-i, ....J"": '.t,;,.:..s--- .II- ,. ) ) ) 1) . I I I - ~-- ' j \ ~ Lake Superior \ I I - ~ I, J ,t , . •< l ;· . 4, 'l7j ' 'a .,-l1:\ - .- -1 i ) t • -=~-.. _r1 1'1,. , • • -~t ,:.ilUJ , 1· '··- -,..- f~M.:-' ;:~: .a. f f~ . ' ~ . •r- ;'l, f"'"' .J--! ...... 1rf']f'"",r,·::ft-...!. --~ IL "' t- - c~,.._ , --.,~ I ·---~ ~·-- ,. I i I ...... ,~-. ..... ·-~ ·- ~ - • . -.. I . -.._., __ ~ •h ··· . ..........._ . . ,.J1 1 . ' ~t . f I / ...,_ _.¾ :t,.. I I i -·.. • !r • ~ -;::: I / I\ ,.,,. \\ / I ,._ '· \ \ '\ ~, 't__ . -- ~,,., • ~ ' ~ \ . .r '\, ' \ '\ Lake Superior \·if 't l1 <> ' II ~ ! I Legend .,,,. . . . Buildings Streets ~ Parcels - - Sanitary Sewer 1881-1903 = 8.6 Miles NORTH Sanitary Sewer 1904-1914 = 2.7 Miles - - Sanitary Sewer 1980-2003 = 21 .3 Miles City of Marquette Engineering Department 11 /24/2003 •• 10:30:57 AM 0 Map 15. 1: Sanitary Sewer System 0.25 0.5 1 1.5 ]Miles 2 �111111111 Chapter Fifteen - Implementation CAPITAL IMPROVEMENT PLAN In addition to implementing the Master Plan action items, the City of Marquette is also committed to the maintenance, improvement, and extension of the City's physical infrastructure. These projects are reflected in the City's multi-year Capital Improvements Program. This program focuses on reinvestment in the physical infrastructure of the community as a way of providing adequate care, comfort, convenience, and financial security for Marquette residents, businesses, and visitors. The following discussion summarizes the five primary City of Marquette owned and operated systems, as well as the plans for the maintenance and improvement of these systems. These systems include : • Sanitary Sewer System • Sidewalk / Pathway System • Water System • Street System • Stormwater System Sanitary Sewer System The City of Marquette sanitary sewer system is comprised of 84. 7 miles of sewer lines, approximately 2, 130 manholes, and 9 pump stations which ensure the flow of wastewater to a treatment facility. Together, these elements provide for the collection of household, business, and industrial wastewater (from toilets, showers, sinks, processing, etc.). This collection system transports on average 3.2 million gallons of used water to a City owned and operated treatment facility on a daily basis . This connected system of pipes, pumps, and pits provides for the sanitary disposal and transportation of "gray water" . The sanitary sewer system 1s an important component in making sure contaminated water does not enter into local ground water aquifers or Lake Superior. Proper maintenance, repair, and replacement of this collection and transportation system fulfills an environmental stewardship commitment the City has pledged to its citizens. The system is also monitored and reviewed by the Michigan Department of Environmental Quality to ensure the highest quality of work. During the last 23 years and since 1980, the City of Marquette has replaced or extended 21 .3 miles of sanitary sewer and associated manholes. The cost for the work has been $7.2 million dollars. In 2004, all existing pump stations necessary to operate the system will be updated and improved . This investment of more than 3.6 million dollars should provide efficient and reliable service for the next 20 years from these pumping facilities. The average price to replace and extend City sanitary sewers over the last 23 years has been $64.00 per linear foot. Current average costs for this work are $115 per linear foot. In reviewing the year each section of sanitary sewer was constructed within the City, we find that 8.6 miles of the system currently exceed 100 years in age . Over the next ten years, 2.7 miles of additional sewer lines will exceed this threshold (See Map 15.1). A reasonable goal for annual repair, replacement, or extension of the City's sanitary sewer system is 1.0 miles. Based upon costs today, it will be necessary to allocate $610,000 on a yearly basis to achieve this goal. The funding to achieve this level of work is currently available from revenues generated from the treatment of wastewater which are billed monthly to all customers . It may be possible for the City to reduce average costs to replace sanitary sewer lines by using trenchless construction methods. This construction method is not appropriate in many situations but the potential to apply this technique in a limited number of applications appears to exist. Marquette Master Plan - 2003 261 �) \I II ) ) ) ) ) ) ) ) ) ) ) City of Marquette Capital Improvement Program Water System I I ) ) 1\ ) ) ) I I I , ,. • I ;J " ~_...... _ I~ -. •l ~ J ~-· ,I__ i l · : , I I~ - f h I -- · I I •, . Lake Superior ~~~ •,f ' '~· ' J. ' ' . .,. ' t ;f• r,1 ... ., _; l. t _ il.......-._·- -- - ,, .J ·-~, , t~ . ...._ f t .. r-r- •I .....J"': ,1 -- I :..,--, j _ ~l I ' L, ._ ... \ l I • --.1~ - ·· - 1~ • "tG i_"-~ -r- .,._''.!s·-'• ...c... t ., ii ' ~ ..... J ...;..,,_ ~ -•~ ...__ l . (l· _..;.,,.._;;: J • .-. ~ I l •-,-.'- /"" 1I f -- • ...... , . ,fl ~:Jc: ~ I I ' / _....... ,,-:,~ '\ ' ~,.,,_.r \ \ \ \ Lake Superior ,; 'l', t}.·'. ' .. \ . --" • ', \I IJ < \ ' J I ! Legend .,,, 1111 Buildings Streets Parcels - - Water System 1859-1903 = 7.39 Miles .. - NORTH Water System 1904-1914 = 3.3 Miles ,~.~~ti - - Water System 1980-2003 = 24 .6 Miles 1i ~,~ __ ! ~; City of Marquette Engineering Department 11/2412003 -- 10:27:45 AM 0 0.25 0.5 1 1.5 ]Miles 2 Map 15.2: Water System - �Water System The City of Marquette water system is comprised of 89.25 miles of water mains, 836 hydrants, and 2 storage tanks which hold 2 million gallons of water. Together these system elements form a transportation and delivery service which brings treated lake Superior water to all homes, City businesses, and institutions for daily use. Our system also supplies portions of Marquette Township. Clean, adequate, and dependable water form the basis of healthy living (not present in much of the world) and productive household and business operations. On average this system delivers 3 million gallons of water on a daily basis and can deliver 4.5 million gallons of water per day at maximum output. This system is also monitored and reviewed by the Michigan Department of Environmental Quality to make sure citizens are receiving water that meets or exceeds all state water quality standards. In the last 23 years, the City of Marquette has replaced or extended 24.6 miles of water mains. The cost for the work has been $6.68 million dollars. Hydrants are typically replaced as part of a reconstruction project or when they become damaged, obsolete, or unserviceable. Elevated storage tanks receive periodic cleaning, repainting, and maintenance service. The average price to replace and extend City water mains over the last 23 years has been $60 .00 per linear foot. Current average costs for this work are $110 per linear foot. In reviewing the year each section of water main in the system was constructed, we find that 7 .3 miles of the system currently exceed 100 years of age. Over the next 10 years 3.3 miles of additional water mains will exceed 100 years in age (See Map 15.2). A reasonable goal for annual repair, replacement, or extension of the City's water main system is 1.0 miles . Based upon costs today, it will be necessary to allocate $555,000 on a yearly basis to achieve this goal. The funding to achieve this level of work is currently available from revenues generated from the sale of drinkable (potable) water billed monthly to all customers . Marquette Master Plan - 2003 263 �) ) ) ) ) ) ) ) ) ) ) ) City of Marquette Capital Improvement Program PASER Street Rating ) ) I 1 • ( Lake Superior I l I Legend Buildings Streets Parcels PASER Rating (POOR 1-4 Asphalt= 22.66 Miles) - - PASER Rating (GOOD 8-10 Asphalt = 12.06 Miles) PASER Rating (2,4,6 Gravel = 5.56 Miles) ~ NORTH - - State Trunkline (12.26 Miles) Northern Michigan University (1 .32 Miles) ~ -U .. 1:. tff...:. . ,."-p,j ,-,;,~,., City of Marquette Engineering Department 11/24/2003 -- 8:41 :51 AM r-L___f7__J 0.25 0 0.5 Map 15.3: Roadway System 1.5 \ ~ Lake Superior - - PASER Rating (FAIR 5-7 Asphalt= 47 .61 Miles) I) ' ' - ) ]Miles 2 �Streets The City of Marquette street system is formed from 85 .5 miles of gravel, asphalt, and concrete roads . Together these streets connect residents homes to local business, educational facilities, highways, and City buildings and amenities. Current roads and proposed projects provide for the traffic volume experienced and anticipated . Together these streets provide a means of transportation through the entire City as well as connecting motorists to surrounding Townships including; County Road 550, Hwy. U.S. 41, and other easy access roads leading out of the City. Continued maintenance, repair, and replacement of the streets is an obligation of the City to keep motorists safe. Every year the City of Marquette replaces or extends streets to provide safe and efficient travel. In the previous 23 years and since 1980, the cost of this work has been 29 .7 million dollars. In these 23 years, the average price to replace and extend streets has been $100 per L.F. Current average costs for this work are $120 per L.F. Just recently all 85 .5 miles of road have been surveyed using the Pavement Surface Evaluation and Rating (PASER) System (See Map 15.3). This system involves collecting data by assessing road roughness, surface distress, surface skid characteristics, and structure. By combining the information the City can develop a plan based on the budget. PASER is based on a 1-10 scale with (1) being extremely bad conditions and (1 0) being excellent. Currently in Marquette, 23 miles of street were rated in the (1) to (4) range, which are areas in need of overlays, patch ing, or complete reconstruction . These are the roads that have cracking, rutting, distortions, and pot holes which need to be reconstructed in the near future . A reasonable goal for annual repa ir, replacement, or extension of the City's streets is 2.0 miles. Based upon costs today, $1,300,000 will be needed on a yearly basis to achieve this goal. The fund ing to achieve this goal is not available from existing revenue sources. The above replacement schedule is based on an estimated average life span of a street being 45 years. To achieve a 45 year life we need to preform interim heavy maintenance such as pavement overlays, usually after 15 to 20 years of use . Therefore this heavy maintenance also needs to be planned for an on annual basis . A reasonable annual goal for heavy maintenance of the City's streets is 2.0 miles per year. Based upon today's cost of $60.00 per linear foot, $630,000 will also be needed on a yearly basis to achieve this goal. Again, this funding is not available from existing revenue sources. The City of Marquette has approximately 7 miles of gravel streets . A reasonable goal to pave these streets would be over a 10 year period . To achieve this goal, 3700 linear feet would need to be paved each year at $60 per linear foot for an annual cost of $220,000 . Marq11elte Master Plan - 2003 265 �\ ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) /·~ City of Marquette Capital Improvement Program Sidewalks ---- J ..,. ! J \11 ---- ' -t c-.~"'"""--. ,~ "' ._J:, ""'"'-""~ r- [ ?El __ ,r/ __:~~ Lake Superior I~-- I L..____ - -I .I -: . ' --j~!~Ll ,......,,_ rJ'7 ~ I • j, ir J I . !•· Ir l~ 1 I ~,fr., _ l _jl-_J -- r-r--- 11 _.-..r. . 1· I , I ..__ l =t I . , • a ' ' , . J ....ii 1~ u- i_ 1 - ::-• .JUfr \ - ~ .!.-! •• .,--=-==i - . ...J_ r. \ ,,,,,../ i.r.. .,._ \ I . 'c - 1.,,-.L..JU .. ,, y ~-· ~ It -, J~.t•...i._. 1- -·: Jt...... J ,; I -11--·~ ,,J..,,,...!!' ~ - - --7 ~~!--=i ....,__.-w_ l l~- i, ·[ 11111./~ l~ ,. I - ~. ~ .[ . ~.~-...... -..,; ' -- {-c·~~ ,.4.. i ....!'-- 'i:.- 1,i .t ...... 1, / I l ~ G, . . . . - • ' - ·~°""'" ... "• I \\ ' l ;;,__ ....,,.•' I I Lake Superior . '\ \ Legend - ,, ........, ,,_ ..., \ , ...... \ \ -- ·\ ' "ll 1I ) Buildings I I l Streets Parcels Sidewalks ,.,. - - Poor 3.29 Miles - - Fair 40.57 Miles . I .. NORTH - - Good 17.37 Miles e - - Bike Path 14 Miles (t ~ City of Marquette Engineering Department 11/21/2003 -9:13:42 AM ri_r--L_J 0 0.25 0.5 Map 15.4: Sidewalk System 1.5 !Miles 2 �I ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) -- i I i. ', ""'71 -l' -=1 : !" .. j 1f ' ~ 'l 1 '° ~ ~ .. - ·: ' _ II •~1;,..., ,, -• -JI f•J_,JI 1 1 , 1- - •l 1• ! l_,_, .-9 ,•••i:...tr •;r _..Jd' -.......' I ,, J· ~lri• :1 I _ -<· L'.~ Lake Superior _.· \ I . ;~ ~----i;=j ;, r:"·,;;r~~ tL~t:.!. r~-__ r,-0 - JI i-- 1l -?rr -t• --=~•.:.1":::t • 1 J. 1 ~~rl~t~~~t~~-t-~ ~ jl~ -. - ~ -:r _·- f:~~~ -, ~--:tl ='"' -J...., . • _, ~ t ~ ~1 ! ~ ~~'~ ; :J:l'f ➔ ~ ~ ~ r ·r§.- ~ 1 - rr ljl, _ :;;::- if i µ -' : ...,_1i ,, , t:;J-'{ ,· ." <""I'!'...... ' = ~ -· 1 ,___,_ 1 i ----·-· 11 '. i k,.,~-: I - -- "' ;, • . ft- , _,.... , .. --·• ~ oft- , i • i ' ~ -• • { 11 ... ' I...:. ' ,C I_-• - • • • - - / - = · ""'-"" . •,\, ~--"' t• lI 1 ½.. _.~_.-, .Mll.iile.!."'f =3 ,... J ' - Fi _1i"' ~ _.,..,...., . .JJr __ l ~.,,""" · .I .,. i ' • I 't' ✓. ~\' ;..,- d;. .,. J --:JI -I.•t. "I~ I ·~.,, \ '1 \\ ,, ' lij _::' ..· ,--":Y'"" --5!11-- .-[ ."-111 '1f,_ -. -.-..-., __, 1 r ,\1 1 \ \ \\ \ Lake Superior ,_ ,, \ -- \'\ t I ' J ~- I ! -.,,,, ~ Parcels YES= 718 Ramped Street Corners NORTH NO= 147 Ramped Street Corners It ~ ~~ C ity of Marquette Engineering Department 11/2 4/2003 -- 10:29:29 AM ~ 0.25 0.5 0 Map 15.5: Sidewalk Ramp System 1 ½ >=!£. 1 ,,- . b:Jr:: :JJz~ ~ J_ _· - ::;;:::i ., 'C. \ Streets ' /f I' - - C¾ ·-rit ' f. Ill Buildings ! ! ~ ~~ - ~,..,r--,• I ~e1 ,- [ ~ ,. Legend ' l /, • """"dt . -==M ·-- ikoi~.,. I .. t;;,;;. ~~ ~ •- ""'-..C. ~ ,, t ., '71_ - • f., - ;;:y•~ '. - ~-~- •·• O I ,rr., I : ' • • :Ii• ;," <·".... • ~,1 • -";- l -·· Ji. ' _, ~ < . _ I •i· .. j ......_. ~ ,, d' ,, ., •""" '1' I -- .. ,.,,,-"'-._ / 1 tIT "r''T ' ttt ,. _,--1'd f ~-r--..... - - L.. - -- " , 11, - ~ ~- • " ~; i "!",i' _1_ -.. - - 1 -~... • .. ~ < ~ ,, , - , • J1,, .... - _ ,,,,,..,._ - ·f L, ._ I ~' 9'1~ \. ' . . ..l,,. ... .... -""i·...., I -'\, ~ 1.5 ) ) ' ~_-'-- 't ) -~ City of Marquette Capital Improvement Program Ramped Street Corners C«,q.~.lst ) ]Miles 2 - �. Sidewalks The City of Marquette sidewalk system is comprised of 62 .8 miles of concrete sidewalk and 12 .1 miles of paved bike path . There are also 718 accessible street corners, constructed so residents can easily and safely cross at street intersections. Popular areas such as the water front, downtown, and the University are central ly located, providing a good opportunity for pedestrians to be linked between these areas and the surrounding neighborhoods by the walkways. With the lack of sidewalks in some neighborhoods and these paths not always included in new road designs, consideration should be given in the future to require sidewalks on new or reconstructed road designs, particularly near the City's key amenities . t' Marquette has continuously replaced or extended sidewalks and bike paths throughout the city to enforce the idea of a walkable community. The cost for this work since 1980 has been $1,835 .855 . Over the last 23 years, the average price to replace and extend sidewalks and bike paths has been $25 per linear foot. Current average costs for this work are $30 per linear foot. Within the past year, all 63 miles of sidewalk have been surveyed . 3.2 miles of the sidewalk have been reported as " poor" cond itions, which residents walking, biking, skateboard ing, or in wheelchairs can injure themselves by tripping on elevations, cracks, or holes in the walkway (See Map 15.4). The remaining 59 miles are classified as "fair" to "good" . Out of 865 sidewalk/street intersections have handicap accessible ramps in good condition . 147 intersections are currently not accessible due to curbs, cracks, or holes in the ramp (See Map 15.5). A reasonable goal for annual repair, replacement, or extension of the City's sidewalk system is 0.6 miles . Based upon costs today, it will be necessary to allocate $95,000 on a yearly basis to achieve this goal. The funding to achieve th is goal is currently not available. The city has approximately 14 miles of bike paths that have been constructed since the mid 1970's. To maintain the existing system, a reasonable goal is to replace/repair 3000 linear foot per year at $25 per linear foot for a yearly cost of $75,000 . A reasonable goal for the extension of the city bike path system would be 0.5 miles per year at $70 per linear foot for a yearly cost of $185,000 . Marqu ette Master Plan - 2003 267 �Stormwater Map The Stormwater Map is in progress of development and is being completed by the City of Marquette Engineering Department 268 �r,;;:;::-.., I -c-.., Stormwater System The storm sewer system in the City of Marquette by definition in its ordinance is: "all rivers, streams, tributaries and lakes including lake Superior, within the City limits of the City of Marquette and all city owned storm sewers, curb and gutter, culverts, retention and detention facilities, lift stations and all other appurtenances now and thereafter existing, used or useful, in connection with the collection, control, transportation, treatment, or discharge of storm water. The storm water system does not include sewers or facilities connected with the sanitary sewage disposal system or streets." The City's storm sewer infrastructure consists of 75 miles of piping, 1205 manholes and 1989 catch basins. In addition, the City owns or is responsible for 8 detention ponds . There are 12 discharge outlets to lake Superior from the storm sewer system. In 1994, the City of Marquette enacted a storm water utility to charge user fees to all properties discharging runoff into the City's system . The ordinance is structured as an enterprise fund with the intention and goal of a self sustaining utility maintaining the storm water system . Since 1994, the City has installed or replaced 8.6 miles of new storm sewer piping including required manholes and catch basins for a cost of 4.25 million . The average price to extend or replace storm sewer piping and appurtenances since 1994 has been $80 per linear foot. The current projected average with the recent inclusion of curb and gutter replacement is $1 50 per linear foot. A reasonable goal for annual repair, extension and replacement of storm water piping and appurtenances and curb and gutter is 0.5 miles. Based upon today's costs it will be necessary to allocate $400,000 on a yearly basis to achieve this goal. The funding to achieve this goal is currently available . Marquette Master Plan - 2003 269 �FUNDING SOURCES The following tables provide a variety of potential funding sources at the Federal, State, and Local levels. While funding sources are continually changing and becoming available, this partial list provides current resources that could assist in the implementation of the Master Plan's recommendations . Table 15.9: Project Funding Sources Funding Source Program Name Program Description Federal Community Development Block Grant Program (CDBG) Program replaces categorical grants. Eligible project include property acquisition, installation or repair of public facilities, building rehab and preservation, and planning activities. Federal Economic Development Administration ; Public Works and Development Facilities Assistance Funding for public works and development facilities that contribute to job retention or creation . Federal Section 202 Housing Program Loan Programs to provide funding for senior citizen and handicapped housing. Either for reconstruction or new built. Federal Transportation Equity Act 21 (TEA21) Federal programs for enhancements to transportation systems. Federal Rural Economic and Community Development (RECD) (formerly Farmers Home Administration) Loans and grants for infrastructure programs in rural communities . Federal Urban and Community Forestry Program Assists State Foresters, equivalent State agencies, interested members of the public and private nonprofit organizations, in urban and community forestry programs in cities and communities . http ://www.cfda .gov/static/10675 .htm Federal Forest Legacy Program Uses conservation easements and other mechanisms to protect and conserve environmentally important forest areas that are threatened by conversion to non-forest uses. http://www.cfda .gov/static/10676 .htm Federal Community Facilities Loans and Grants Loans and grants to construct, enlarge, extend, or otherwise improve community facilities providing essential services to rural residents . http ://www.cfda .gov/static/10766 .htm Federal Business and Industry Loans Assistance in obtaining quality loans for the purpose of improving, developing, or financing business, industry, and employment. http://www.cfda .gov/static/10768 .htm 270 l"F' �Chapter Fifteen - Implementation Table 15.9: Project Funding Sources (Continued) Funding Source Program Name Program Description Federal Resource Conservation and Development Advisory services and counseling to assist local units of government and local nonprofit organizations in rural areas to plan, develop and carry out programs for resource conservation and development. http://www.cfda.gov/static/10901.htm Federal Public Works and Economic Development Facilities Project grants to support the construction or rehabilitation of essential public infrastructure and development facilities necessary to generate higher-skill, higher-wage jobs and private investment. http://www.cfda .gov/static/11300.htm Federal Public Telecommunications Facilities/ Planning Planning grants and matching construction grants to assist in the planning, acquisition, installation and modernization of public telecommunications facilities . http://www.cfda .gov/static/11550.htm Federal Technology Opportunities Project grants to promote the widespread use and availability of advanced telecommunications and information technologies in the public and nonprofit sectors. http://www.cfda.gov/static/11552 .htm Federal Community Development Block Grant/ Section 108 Loan Guarantees Loan guarantees to provide a source of financing for economic development, housing rehabilitation, public facilities, and large scale physical development projects. http://www.cfda .gov/static/14248 .htm Federal Healthy Homes Demonstration Grants Project grants to develop, demonstrate, and promote cost-effective, preventive measures to correct multiple safety and health hazards in the home environment that produce serious diseases and injuries in children of low-income families . http://www .cfda .gov/static/14901 .htm Federal Indian Arts and Crafts Development Use of property, facilities, and equipment; advisory services and counseling; and the investigation of complaints . Intends to encourage and promote the development of American Indian and Alaska Native arts and crafts. http://www.cfda .gov/static/1 5850 .htm Marquette Master Plan - 2003 271 �Table 15.9: Project Funding Sources (Continued) Funding Source Program Name Program Description Federal Historic Preservation Funds Matching grants to States for the identification, evaluation, and protection of historic properties; expansion of the National Register of Historic Places; and various preservation activities.http://www.cfda.gov/static/15904.htm Federal National Register of Historic Places Advisory services and counseling to help expand and maintain the National Register of Historic Places for planning, preservation, research, public education and tourism efforts. http://www.cfda.gov/static/15914.htm Federal Hydropower Recreation Assistance Advisory services and counseling regarding applications for hydropower licensing; meeting present and future outdoor recreation needs; maintaining and enhancing riparian areas. http://www.cfda .gov/static/15927 .htm Federal Urban Park and Recreation Recovery Program Grants for the rehabilitation of recreation areas and facilities, demonstration of innovative approaches to improve park system management and recreation opportunities, and development of improved recreation planning . http://www.cfda.gov/static/15919 .htm Federal National Maritime Heritage Grants Funds Maritime Heritage Preservation Projects and Maritime Heritage Education Projects designed to preserve historic maritime resources and increase public awareness and appreciation for the maritime heritage of the United States. http://www.cfda.gov/static/15925.htm Federal Community Development Financial Institutions Program Project grants to promote economic revitalization and community development through investment in and assistance to community development financial institutions. http://www.cfda .gov/static/21 020. htm Federal Promotion of the Arts Grants, advisory services, and counseling in order to promote access to the arts, artistic creativity and preservation, learning in the arts, and partnerships for the arts. http ://www .cfda.gov/static/45025 .htm 272 0. , �Chapter Fiheen - Implementation Ta ble 15.9: Project Funding Sources (Continued) Funding Source Program Name Federal Promotion of the Arts Leadership Initiatives Federal Promotion of the Arts Challenge America Grants Federal Wetland Program Development Grants Grants to build capacity to protect, manage and restore wetlands . Programs include (1) Developing a comprehensive wetland monitoring and assessment program ; (2) improving the effectiveness of compensatory mitigation; and (3) refining the protection of vulnerable wetlands and aquatic resources . http ://www.cfda .gov/static/66461 .htm Federal Brownfield Pilots Cooperative Agreement Revolving loan funds for Brownfield cleanups and financial assistance for a program of training and evaluation of training needs in the procedures for the handling and removal of hazardous waste substances. http://www.dda .gov/static/66811 .htm Federal Twenty-First Century Community Learning Centers Formula grants to create community learning centers that provide academic enrichment opportunities for children, particularly those attending high-poverty and low-performing schools. http://www.dda .gov/static/84287.htm Federal Urban Areas Security Initiative Project grants to enhance State and local governments' ability to prepare for and respond to threat or incidents of terrorism . http ://wwvv .cfda. gov/static/9 7008.htm State Industrial Development Corporation Act (Act 327, 1931 ) Program Description Grant support for Leadership Initiatives, identified by the Endowment, which advance the arts significantly and have demonstrable national, regional or field-wide importance. http ://www.cfda .gov/static/45026.htm Grants to benefit people in underserved areas or whose access to the arts is limited by factors such as age, disability, ethnicity, educational or economic level. http://www.cfda .gov/static/45027 .htm IDC's may be established in order to purchase sites and construct buildings in order to stimulate local industrial activity Marquette Master Plan - 2003 273 �Table 15.9: Project Funding Sources (Continued) Funding Source Program Name Program Description State Rehabilitation of Blighted Areas Act (Act 344, 1945) Localities are permitted to develop plans and sell bonds for funding of rehabilitation projects to eliminate blighted areas. State Shopping Area Redevelopment Act (Act 120, 1961) Permits renewal of principal shopping areas of a community with revenue bonds and special assessments. State Economic Development Corporation Act (Act 338, 1974) Nonprofit EDC is created by community and may acquire land, construct buildings, and acquire equipment which it sells or leases to private industry. State Michigan Urban Land Assembly Act(Act 177, 1981) Provides for a state loan fund to assist communities with high unemployment and demonstrating a shortage of industrial property in the acquisition of real property for economic development. State The Michigan Economic Development Authority Act (Act 70, 1982) MEDA can make loans, financed by bonds, directly to municipalities or a DDA or EDC which can be used for street improvements, recreation facilities, and related costs . State The Local Development Financing Act (Act 281, 1986) Can finance public facility improvements using tax increment financing, from revenues captured from increased value of any eligible property. Properties can include manufacturing type facilities. Local Special Assessments Fees levied by a community within a district for the financing of a local improvement that is primarily of benefit to landowners who pay the assessment. Local General Obligation Bonds Negotiable bonds issued by the community and payable from the levy of ad valorem taxes on all taxable property within the community. Backed by full-faith and credit of issuing jurisdiction . Local Revenue Bonds Negotiable bonds issued by a community and payable only from the net revenues of the project being financed . 274 �Acknowledgments ACKNOWLEDGMENTS The time and effort that members of the Marquette community dedicated to the creation of the Community Master Plan is a true measure of their commitment to the City of Marquette. Special acknowledgments and thanks should be given to the following individuals : Master Plan Steering Committee: Jake Guter, Chairman Jerry Irby, Mayor Dan Closner Carl Pace John lacoangeli, Beckett & Raeder, Inc. Martha Jean Ferrill Gerald Peterson, City Manager Dennis Stachewicz, Jr., City Planner Ron Sundell Bill Hetricks Pat Coleman, U.P. Engineers and Architects City Planning Commission: Tom Tourville, Chairman Bruce Ventura, Vice Chairman Judy Allen Dan Closner Martha Conley Martha Jean Ferrill Gregg Seiple Ayleen Van Beynen Glenn Van Neste City Commission: Jerry Irby, Mayor Frank Sciotto, Mayor Pro-Tern Dave Carlson Don Gladwell Stu Bradley Tony Tollefson Joseph Lavey Dan Dallas, Former M . Cameron Howes, Former Dennis Stachewicz, Jr., Marquette City Planner Gerald Peterson, Marquette City Manager Sandy Gayk, Community Development Director The Department of Geography, Earth Science, Conservation and Planning at Northern Michigan University. The primary credit for this help lies with Dr. Jean Ferrill and the following students who assisted in the topographical analysis and the analysis of parcel and site quality: Matt Aho Woodrow Deloria Brad Neumann Patrick Tighe Tripti Singh and T.A. Vijayasanan for their drawings depicting conceptual designs of the Roundhouse and Downtown areas . Special thanks to the community members who participated in the numerous public input sessions. Your ideas and suggestions were an invaluable resource in the creation of the Community Master Plan . 276 �References REFERENCES American Association of State Highway and Transportation Officials (AASHTO). 2001 . A Policy of Geometric Design of Highways and Streets. Washington D.C. Arendt, R., E. Brabec, H.L. Dodson, C. Reid, and R.D. Yaro. 1994. Rural by Design: Maintaining Small Town Character. Chicago: American Planning Association . Burden, Dan . 2003 . Pedestrian and Bicycle Information Center [online] . [cited 5 September 2003] . Available <http ://www.pedbikeimages.org> . City of Marquette Water Department. 2002 . Marquette Area Wastewater Treatment Facility - 2002 Annual Report [online] . [cited 5 September 2003] . Available <http://www.mqtcty.org/departments/ water/images/2002%20WWTP%20Annual%20Report.pdf> . Hough, Stansbury, Woodland Limited . 1991 . Winter Cities Design Manual. City of Sault Ste. Marie, Ministry of Municipal Affairs, Northern District of Ontario Professional Planners Institute. Lake Superior Community Partnership . 2003 . Michigan's Marquette County [onl ine] . [cited 10 October 2003] . Ava ilable <http://www.marquette .org/economic_dev/available .htm> . Livable Winter City Association (LWCA). 1991 . Livable Winter City Association Design Manual. Marquette General Health System (MGHS). 2003 . Marquette General Health System - Welcome [on line] . [cited 10 October 2003] . Available <http ://www.mgh .org/welcome2 .htm1> . Meck, S., R. Retzlaff, and J. Schwab. 2003 . Regional Approaches to Affordable Housing. Chicago : American Planning Association . Report #513/514. Michigan State University (MSU). 2000 . Program for Applied Demography and Ecology [online] . [cited 3 December 2003] . Available <http://www.pade .msu .edu> . Northern Planning Associates. 1999. Parks and Recreation Master Plan. City of Marquette, Michigan . Portland Office of Transportation . 2003 . Pedestrian and Bicycle Information Center [onl ine] . [cited 5 September 2003] . Available <www.pedbikeimages.org> . Note: Facts related to "Chapter 2 - Historical Overview" were collected by the Northern Michigan University - Geography, Earth Science, Conservation and Planning Department for the 1996 Marquette Community Master Plan . References in this 1996 report were omitted, and therefore unavailable to be cited here. Marquette Master Plan - 2003 277 �Appendices APPENDICES The following appendices are provided : Appendix A - Community Survey and Results A copy of the community survey is provided with the accompanying summary results for the written survey, as well as the random telephone survey. Appendix B - SSOE Report of Findings A complete copy of the SSOE Traffic Study is provided . It contains detailed results of the traffic analysis conducted on each of the 31 study intersections. A description of the existing conditions, analysis results, and recommendations are provided for each intersection . Appendix C - Marquette Traffic Observations A complete copy of the traffic report submitted by Walter Kulash of Glatting, Jackson, Kercher, Anglin, Lopez, Rinehart, Inc. is provided . The report summarizes recommended modifications for the 5 early-action corridors, as well as general recommendations for improving Marquette's traffic network . Appendix D - Walkable Communities Element A complete copy of the Walkable Communities report submitted by Dan Burden of Walkable Communities, Inc. is provided . This report outlines Marquette's most significant issues and provides general definitions and examples of common walkability and traffic calming solutions . Burden also provides a detailed outline of existing conditions and recommended modifications for 15 of Marquette's traffic corridors. Appendix E - Harbor Master Plan A complete copy of the Harbor Master Plan is provided . This report prepared by JJR/Smith Group, outlines recommendations for how water related uses in Marquette's upper and lower harbors interact with land based activities. Inclusion of the Harbor Master Plan as an appendix of the Community Master Plan acknowledges its incorporation as an element of the community master plan . ,..._ , Marquette Master Plan - 2003 279 �APPENDIX A - COMMUNI1Y SURVEY 280 �CITY OF MARQUETTE MASTER PLAN Community Questionnaire Please mark. the box, circle or fill In the answer with a pen or pencil COMMUNITY Marquette needs to improve its sense of community? Marquette should provide additional recreation opportunities within the City? Marquette should provide additional cultural opportunities within the City? Marquette should enact local regulations, which result in quality land development? Marquette should maintain the historic appearance of our buildings? Should the City work with adjoining communities lo share the cost of commonly used services (e.g. Police fire, parks) and facilities? Wiat type of indoor or outdoor recreation actilAlies do you participate in the winier season? Write in Answer Is \Mnter a positive or negative attribute lo the living the community? SOMEWHAT SOMev.HAT AGREE AGREE DISAGREE DISAGREE □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ -.. □ POSITM NEGATM __.. 0 NO~ 0 Wly? Write in Answer Is there anything in the community you find IAsually displeasing? Write in Answer Do you feel the makeup of the community is changing? YES .. 0 □ □ □ □ AGREE SOMEWHAT AGREE SOMEWHAT DISAGREE DISAGREE If ''yes" above - How so? Write in Answer Should the City be more aggressive in designing improvements into its reconstruction projects for elderly and physically impaired individuals? NEIGHBORHOODS If you had an opportunity to move to another neighborhood in the City, would you? YES ----+ 0 NO ______. 0 D If ''Yes" above -Vvtiat Neighborhood? Write in Answer Should the City make allowances for limited retail uses in residential neighborhoods such as markets cafes etc.? Neighborhoods should have sidewalks and pathways for all age groups? How important are neighborhood concerns when impacted by institutional expansion? TRANSPORTATION Marquette should prolAde for more north-south street connections? Marquette should provide for more east-west street connections? Marquette should prolAde various non-motorized modes of transportation such as sidewalks, pathways, and bike paths? □ □ □ SOME'M-lAT SOMev.HAT AGREE AGREE DISAGREE DISAGREE □ □ □ □ NOT SOME'M-lAT VERY IMPORTANT IMPORTANT IMPORTANT □ □ □ SOMEVvHAT SOME'M-lAT AGREE AGREE DISAGREE DISAGREE □ □ □ □ □ □ □ □ □ □ □ □ SOMEVvHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE The City should seek lo expand the tax base through commercial , office, and industrial development? □ □ □ □ □ □ Should the City promote the redevelopment of the Lower Harbor? □ □ 0 NEW__. 0 NO------. NO__. ECONOMIC DEVELOPMENT Vvtial type of job opportunities are missing in the Marquette area? Write in Answer Should local economic development efforts primarily pursue new business or the expansion of existing businesses? EXISTING ~ Is Downtown shopping important lo you? YES .0 Should economic development be a local government priority? YES --.o 281 0 0 Marquette Master Plan - 2003 �SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE Should the City enact a rental housing inspection program .? □ □ □ □ Is it important for the City to encourage residential development that preserves open s ace? □ □ □ □ YES ► 0 HOUSING IM'lat type of housing is missing in Marquette? Write in Answer Is student housing a problem in Marquette? N0--+O If "Yes" above - IM'ly? 1Nrite in Answer $76,000 -100,000 Marquette needs more of what price level of housing? Fill in One Circle 0 ENVIRONMENT Watersheds are large drainage areas, which empty into our streams, creeks, and eventually Lake Superior. ls the City doing enough to protect the water quality in the Dead River, Wietstone, Orianna 1 and Carp River watersheds? Are you in favor of enacting regulations, which protect Marquette's sensitive resources such as wetlands, steep slopes, streams, and creeks, which may Jim~ private property rights? 35-44 45-54 55-64 65- 74 75 Years or Older Please Mall To: City of Marquette Department of Community Development 300 Baraga Avenue Marquette, Ml 49855 THANKS FOR PAR71CIPA71NG IN THE MASTER PLAN PROCESS! 282 0 SOMEWHAT DISAGREE DISAGREE □ □ □ □ □ □ □ □ YES ► 0 NO--+ 0 NOT SOMEWHAT IMPORTANT IMPORTANT VERY IMPORTANT □ □ □ ANY ADDITIONAL COMMENTS 21 - 34 0 OVER $225,000 SOMEWHAT AGREE How important is the preservation and public access along Lake Superior to you? 'What Age Group Are you In? Less Than 21 Years Old 0 $160 ,000 $225,000 AGREE Is the City doing enough to protect our environment? How Long Have You Lived in the City of Marquette? Less Than Five Years 5-10Years 11- 20 Years Over 20 Years $100,000 $150,000 0 0 0 0 0 0 0 0 0 0 0 �WRITTEN SURVEY - RESULTS 459 respondents completed the written survey. A summary of their responses is given below. SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE 190 169 187 177 151 154 45 80 47 31 45 56 Marquette should maintain the historic appearance of our buildings? 283 341 92 72 32 17 33 20 Should the City work with adjoining communities to share the cost of commonly used services (e.g Police fire, parks) and facilities? 245 125 38 33 COMMUNITY Marquette needs to improve its sense of community? Marquette should provide additional recreation opportunities within the City? Marquette should provide additional cultural opportunities vvithin the City? Marquette should enact local regulations, which result in quality land development? What type of indoor or outdoor recreation activities do you participate 1n the winter season? Write in Answer Is Winter a positive or negative attribute to living in the community? POSITIVE ------. 372 NEGATIVE --+ 52 BOTH ~ 73 BOTH ~ 9 Why? Write in Answer Is there anything in the community you find visually displeasing? Write in Answer Do you feel the makeup of the community is changing? YES _ _ _ _ . 336 NO_. If "yes" above - How so? Write in Answer Should the City be more aggressive 1n designing improvements into its reconstruction projects for elderly and physically impaired individuals? SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE 196 170 46 21 NEIGHBORHOODS If you had an opportunity to move to another neighborhood 1n the City, would you? __.1 02 YES NO _ . 325 If "Yes• above - What Neighborhood? Write in Answer Should the City make allowances for limited retail uses in residential neighborhoods such as markets. cafes. etc.? Neighborhoods should have sidewalks and pathways for all age groups? How important are neighborhood concerns when impacted by institutional expansion? TRANSPORTATION Marquette should provide for more north-south street connections? Marquette should provide for more east-west street connections? Marquette should provide various non-motorized modes of transportation such as sidewalks. pathways, and bike paths? AGREE SOMEWHAT AGREE SOMEWHAT DISAGREE DISAGREE 179 128 49 84 284 100 33 26 NOT SOMEWHAT VERY IMPORTANT IMPORTANT IMPORTANT 16 115 306 SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE 123 101 108 111 80 91 107 108 311 89 18 19 SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE The City should seek to expand the tax base through commercial. office. and industrial development? 207 135 38 46 Should the City promote the redevelopment of the Lower Harbor? 241 107 32 54 ECONOMIC DEVELOPMENT What type of job opportunities are missing in the Marquette area 7 Write in Answer Should local economic development efforts primarily pursue new business or the expansion of existing businesses? Is Downtown shopping important to you? EXISTING YES Should economic development be a local government priority? YES 283 ~ ----+ 136 NEW ----+ 183 334 NO_. _ _ . 333 NO _ . 98 85 BOTH BOTH --+- 85 ----.. 3 Marquette Master Plan - 2003 �SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE Should the City enact a rental housing inspection program? 208 109 43 49 Is it important for the City to encourage residential development that preserves open s ace? 286 82 31 16 HOUSING What type of housing is missing in Marquette? Write in Answer Is student housing a problem in Marquette? YES - - . 180 No - - - . 162 If "Yes" above - Why? Write in Answer S7s,ooo · 100,000 215 Marquette needs more of what price level of housing? Fill in One Circle ENVIRONMENT Watersheds are large drainage areas, which empty into our streams, creeks, and eventually Lake Superior. Is the City doing enough to protect the water quality in the Dead River. Whetstone. Orianna, and Carp River watersheds? Are you in favor of enacting regulations. which protect Marquette's sensitive resources such as wetlands, steep slopes, streams, and creeks, which may limit private property ri hts? Is the City doing enough to protect our environment? How important is the preservation and public access along Lake Superior to you? 284 S100,000 · S150,000 S150,000 · OVER s22s.ooo S22S,OOO 87 17 6 SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE 96 138 65 81 243 79 38 59 YES - . . 178 N0 - - - . 195 NOT SOMEWHAT VERY IMPORTANT IMPORTANT IMPORTANT 5 45 372 �TELEPHONE SURVEY - RESULTS 380 residents were selected at random to participate in a telephone survey. A summary of their responses is given below. COMMUNITY Marquette needs to improve ,ts sense of commuMy 1 Marquette should provide add1t1onal recreation opportun1t1es wrth,n the Cny? Marquette should provide add1t1onal cultural opportun1t1eswrth1n the Crty? Marquette should enact local regulations, which result 1n qualrty land development? Marquette should ma1nta1n the historic appearance of our buildings? Should the C,ty work with adio1ning communrt,es to share the cost of commonly used services (e g Police fire, parks) and fac11it1es 1 is SOMEWHAT AGREE DISAGREE DISAGREE KNOW 123 188 214 53 39 54 50 29 13 124 111 84 30 13 15 206 324 44 26 19 4 63 22 48 4 44 76 150 26 256 Is Winter a posrtive or negative attribute to living in the community? Do you feel the makeup of the communrty SOI\IEWHAT AGREE 41 l'05ITM ---+ 304 Yf5--. 230 chang1ng 1 Should the City be more aggressive in designing improvements into ,ts reconstruction pro1ects for elderly and physical~ impaired 1nd,v1duals1 DON'T 13 NEGA1M NO -+ -----+ DON'T SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE KNOW 206 51 21 65 37 NEIGHBORHOODS If you had an opportunity to move to another neighborhood in the City. would you? YU - - + 91 NO----+ 289 SOI\IEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE KNOW Should the City make allowances for l,mrted retail uses 1n res1dent1al neighborhoods such as markets, ca fes, etc ? 183 47 27 106 17 Neighborhoods should have sidewalks and pathways for all age groups? 314 22 10 30 4 How important are neighborhood concerns when impacted by 1nst1tut1onal expansion? lRANSPORTATION Marquette should provide for more north-south street connections? Marquette should provide for more east-west street connect,ons 1 Marquette should provide var,ous non-motorized modes of transportation such as sidewalks, pathways, and bike paths 1 NOT SOI\IEWHAT VERY IMPORTANT IMPORTANT I MPORTANT 36 149 195 DON'T SOI\IEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE KNOW 142 108 18 23 35 36 143 166 42 47 271 24 12 64 9 DON'T SOI\IEWHAT SOMEWHAT AGREE AGREE DISAGRE E D ISAGREE KNOW The Crty should seek to expand the tax base through commercial. office, and industrial development? 217 46 13 70 34 Should the City promote the redevelopment of the Lower Harbor? 255 38 14 56 17 ECONOMIC DEVELOPMENT Should local economic development efforts primarily pursue new business or the expans,on of ex1stin9 businesses? ----+ 142 YU--. 213 YU ._____.335 EXIST1NG Is Downtown shopping important to you? Should economic development be a local government priority? 285 NEW NO DON'T ---+ 238 -----+ 167 NO-----+ 45 Marquette Master Plan - 2003 �SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE KNOW Should the City enact a rental housing InspectIon program' 236 22 15 91 16 Is ~ important for the City to encourage residential development that preserves open s ace' 322 27 5 19 7 HOUSING YB Is student housing a problem In Marquette' - - + 124 ENVIRONMENT Watersheds are large drainage areas, which empty into our streams, creeks, and eventually Lake Supenor Is the C~y doing enough to protect the water qualfy In the Dead River, Whetstone, Orianna, and Care River watersheds, Are you in favor of enacting regulations, which protect Marquette's sensitive resources such as wetlands, steep slopes, streams, and creeks, which may limit private property nqhts 0 Is the City doing enough to protect our environ men\? $100,000- $150,000 - O\/l:R DON'T $75,000 $150,000 $225,000 $225,000 KNOW 34 210 75 10 4 47 SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE KNOW 135 36 25 104 80 266 33 10 49 22 YB ► 224 SOMEWHAT VERY IMPORTANT IMPORTANT lllll'ORTANT 8 46 326 How Long Have You Lived in the City of Marquette, Less Than Five Years 5 - 10 Years 11 - 20 Years Over 20 Years 76 67 70 167 What Age Group Are you In, 21 - 34 65- 74 100 88 116 63 3 75 Years or Older 8 Refused 2 35 -44 45 - 54 55 - 64 DON'T -~ NO----+ 156 N OT How important 1s the preservation and public access along Lake Superior to you? 286 NO----+ 2 56 $75,000 · 100,000 LE SS THAN Marquette needs more of what price level of housing, Fill in One Cirde DON'T tk'; t"'' ·' ('\ �APPENDIX B - SSOE REPORT OF FINDINGS 288 �Report of Findings Traffic Study City of Marquette, Ml For the purposes of this study, the existing conditions at the intersections were defined as the existing traffic volumes, existing traffic controls and existing geometrics (number of lanes etc). The synchro model was built for two (2) peak periods AM (morning peak hour) and PM (evening peak hour) using the geometric and traffic data collected by U.P. Engineers & Architects Inc. The peak period was determined based on the traffic data collected . This report summarizes the existing traffic conditions, analysis results during the peak hour and recommendations at each study intersection, followed by the overall recommendations to improve traffic safety and walkable conditions for the City of Marquette. The analysis results are expressed using Level of Service, Intersection Capacity Utilization and Intersection Delay. 8. DEFINITIONS Level of Service (LOS) is a qualitative measure to describe operational conditions within a traffic stream and the perception of traffic operational conditions by motorists and passengers. Averaae Vehicle Delay (Sec) Levels Of Service A Less or Equal 10.0 10.1 to20.0 20.1 to 35.0 35.1 to 55.0 55.1 to 80.0 Greater than 80.0 B C D E F Intersection Capacity Utilization (ICU) gives insight into how an intersection is functioning and how much capacity is available to handle traffic fluctuations and incidents. ICU 0 to 60% >60% to 70% >70% to 80% >80% to 90% >90% to 100% >100% to 110% >110% to 120% >120% 291 Level of Service A 8 C D E F G H Marquette Master Plan - 2003 �Report of Findings Traffic Study City of Marquette, Ml Intersection Delay is the average control delay for the signalized intersection and it is calculated by taking a volume weighted average of all the delays. Delay is presented in seconds. INTERSECTION SUMMARY A. 1 McClellan Ave & Wright St (Future) Existing Condition: This is an Un-Signalized T-intersection , with One Way Stop Control on the Cemetery Drive and Free Flow condition on Wright Street. Observations of vehicles traveling at speeds not condusive to walkability were made. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 0.1 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during PM peak in its present geometrics. Recommendations: This intersection will change significantly when McClellan Avenue is extended . This intersection could be considered for a possible traffic signal when McClellan is connected to Wright Street. An alternate consideration could also be a roundabout as an entry point to the City of Marquette and for Traffic Calming on Wright Street. A.2 Fair Ave & McClellan Ave (C.9} Existing Condition: This is an Un-signalized intersection , with Four Way Stop Control. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 33.2 seconds with Level of Service "C", and Intersection Capacity Utilization "C" during the PM peak. 292 �Report of Findings Traffic Study City of Marquette, Ml Recommendations: This intersection should be considered initially for a traffic signal with westbound left turn phase and northbound right turn overlap (RTOL) . The intersection should be re-striped when this phasing is installed. During the McClellan connection to Wright Street, this intersection could also be considered for a possible roundabout. The private drive at the NE corner of the intersection should be removed , due to potential conflict with the bike path as well as potential vehicular conflicts in the intersection . A.3 McClellan Ave & Ridge St Existing Condition: This is an Un-signalized intersection , with Two Way Stop Control on Ridge St and Free Flow condition on McClellan Ave . The sight distance on the north east corner is restricted by vehicles parked on private property. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 7.9 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: The left turn lanes on Ridge Street should be aligned to remove the interlock. Crosswalk in either brick (for enhancement) or thermoplastic should be considered for safe pedestrian movement across the intersection . The parking on the private property on the northeast corner should be relocated adjacent to the building to improve site distances. The intersection could be studied in the future for possible signalization . A.4 McClellan Ave & Washington St Existing Condition: This is a Signalized intersection . The existing traffic signal is a 2 phase with span wire installation . There are very long crosswalks across Washington Street on both sides of McClellan Avenue . 293 Marquette Master Plan - 2003 �Report of Findings Traffic Study City of Marquette, Ml Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 17.8 seconds with Level of Service "B", and Intersection Capacity Utilization "B" during the PM peak. Pedestrian clearance time is very long due to the width of Washington Street. Recommendations: This intersection should be considered for an actuated left turn phase for Washington Street. Smaller corner radii should be considered for improving walkability movement across the intersection . Another alternative would be to consider pedestrian traffic islands in the intersection . Crosswalk markings should be thermoplastic for all four crosswalks. A.5 McClellan Ave & US 41 Existing Condition: This is a Signalized dual intersection with two signal phases, on a US Route with Michigan Left Turns occuring outside the intersection. Pedestrians were observed and no pavement markings or pedestrian signals are present. Pedestrian activity was noted even during the winter season . Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences delay of 12.8 seconds with Level of Service "B", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: The intersection should have pedestrian signals. These could be placed in the center islands. The island areas should have concrete walks also. Pedestrian islands could be considered on each side of McClellan Ave on the north and south side of the intersection . A.6 Grove St & McClellan Ave Existing Condition: This is a flasher only signalized intersection, with Four Way Stop Control. 294 �Report of Findings Traffic Study City of Marquette, M~ Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a Level of Service "C", during the PM peak. Recommendations: The left turn lanes on Grove Street should be aligned to remove the interlock. This intersection should be considered for a possible 2 phase traffic signal. Thermoplastic pavement markings should be added due to the bike route. A.7 McClellan Ave & Pioneer Rd Existing Condition: This is a flasher only signalized intersection , with Two Way Stop Control on Pioneer Rd and Free Flow condition on McClellan Ave. Analysis Results: The intersection experiences the highest traffic volume during the AM Peak. The intersection experiences a delay of 2.6 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the AM peak. Recommendations: Thermoplastic markings should be added due· to the bike route along McClellan Avenue. This intersection should be monitored for future traffic changes. A.8 County Rd 553 & McClellan Ave. Existing Condition: This is a flasher only signalized intersection, with One Way Stop Control on the County Rd 553 and Free Flow condition on McClellan Ave . Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 7.2 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: This intersection should be considered for a possible future traffic signal , especially if the roadway is extended through to the west. Thermoplastic pavement markings should be added due to the bike route. 295 Marquette Master Plan - 2003 �ffiB B.1 Report of Findings Traffic Study Presque Isle Ave & Wright St. Existing Condition: This is a flasher only signalized intersection. It has a Two Way Stop Control on the Wright St and a Free Flow condition on Presque Isle Ave . Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 11.5 seconds with Level of Service "B", and Intersection Capacity Utilization "C" during the PM peak. Recommendations: Upon the Wright street connection to Lakeshore is recommended for a traffic signal with actuation on Wright Street. Pedestrian Traffic Signals and Crosswalks should be considered with this improvement. This. intersection should be considered for re-striping to add a northbound left turn lane and southbound right .,.. turn lane on Presque Isle Ave. B.2 Fair Ave & Presque Isle Ave(C.3} ,,.. ,.-----__ Existing Condition: This is an Un-signalized T-intersection , with One Way Stop Control on the Fair Ave and Free Flow condition on Presque Isle Ave . Analysis Results: The intersection experiences the highest traffic volume during the AM Peak. The intersection experiences a delay of 7.6 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the AM peak. Recommendations: Since this intersection is also a gateway to the entrance to the Northern Michigan University, should also be considered for a roundabout. If roundabout is not ~ constructed , this intersection should be considered for a possible traffic signal in the future. This signal phasing should have a right turn overlap at the same time as the Fair Avenue signal phase to improve intersection efficiency. 296 .,..---.._ ,_..._ �Report of Findings Traffic Study Ci~ of Marquette, Ml B.3 Kaye Ave & Presque Isle Ave (C.4) Existing Condition: This is a Signalized intersection. The signal is a 2 Phase span wire installation . Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 14.3 seconds with Level of Service "B", and Intersection Capacity Utilization "B" during the PM peak. Recommendations: The left turn lanes on Presque Isle Ave should be aligned to remove the interlock. This intersection should also be re-striped to add a southbound right turn lane on Presque Isle Ave. The traffic signal could also be modified to a three phase with an eastbound left turn phase and a southbound right turn overlap (RTOL). B.4 College Ave & Presque Isle Ave Existing Condition: This is a Signalized intersection. The signal is a 2 Phase span wire installation . Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 15.1 seconds with Level of Service "B", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: This intersection should be considered for re-striping the intersection to add a southbound right turn lane, left turn lanes on northbound and southbound on Presque Isle Ave. The traffic signal could be modified to a three phase with an eastbound left turn phase and a southbound right turn overlap (RTOL) . B. 5 Fourth St & Hewitt Ave. Existing Condition: This is an Un-signalized intersection, with Two Way Stop Control on the Hewitt Avenue and Free Flow condition on Fourth Street. 297 Marquette Master Plan - 2003 �Report of Findings Traffic Study City of Marquette, MI ,r A ,.,,,..... Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 3.6 seconds with Level of Service "A", and Intersection Capacity Utilization "C" during the PM peak. Recommendations: The east approach of Hewitt Ave. should be considered for narrowing to align with the west approach to provide for a walkability improvement at the intersection. The crosswalks should be improved with brick (for enhancement) or thermoplastic. B. 6 Fourth St. & Ridge St. Existing Condition: This is an Un-signalized intersection , with Two Way Stop Control on the Ridge Street and Free Flow condition on Fourth Street. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The ... r"". ... ,.,..--._ intersection experiences a delay of 2 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: The curb extension should be considered for walkability movements in the intersection. The crosswalks should also be improved by brick (for enhancement) or thermoplastic for visibility. B. 7 Fourth St & Washington St Existing Condition: This is a Signalized intersection. The signal is a 2 Phase span wire installation . ~ " Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 15.3 seconds with Level of Service "B", and Intersection Capacity Utilization "B" during the PM peak. 298 • �ffi:B Report of Findings Traffic Study - City of Marquette, -- Ml . . . Recommendations: This intersection should be considered for re-striping the intersection to add a southbound right turn lane on Fourth Street. The traffic signal phasing could be modified to a three phase with an eastbound left turn phase and a southbound right turn overlap (RTOL) . B. 8 Baraga St & Fourth St Existing Condition: This is an Un-signalized intersection , with Two Way Stop Control on the Baraga Street and Free Flow condition on Fourth Street. Baraga Street is a very wide street with angle parking. Analysis Results: The intersection experiences the highest traffic volume during the AM Peak. The intersection experiences a of 4 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the AM peak. Recommendations: Since the intersection contains the municipal offices and a church , curb extensions on all four corners should be considered to increase the walkability environment at the intersection. A four-way stop control could also be considered for traffic calming . B.9 Fisher St & Fourth St Existing Condition: This is an Un-signalized intersection, with Two Way Stop Control on the Fisher Street and Free Flow condition on Fourth Street. There is a significant short cutting movements between north Fourth and west Fisher Street. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 12.9 seconds with Level of Service "B", and Intersection Capacity Utilization "B" during the PM peak. 299 Marquette Master Plan - 2003 �Report of Findings Traffic Study Ci~ of Marquette, MI Recommendations: This intersection should be considered for re-striping the intersection to add an i;;' eastbound and westbound left turn lane on Fisher Street. The drive on Fisher Street could be relocated to be widened drive north on Fourth Street to improve the safety of the intersection . C.1 Fair Ave & Lakeshore Blvd Existing Condition: Th is is an Un-signalized T-intersection , with One Way Stop Control on the Fair Ave and Free Flow condition on Lakeshore Blvd. Analysis Results: The intersection experiences the highest traffic volume during the AM Peak. The intersection experiences a delay of 4.6 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the AM peak. Recommendations: Curb extensions along Fair Ave should be considered for safer pedestrian S' movement across the intersection. The intersection could also be realigned to produce traffic calming and lower travel speeds on Lakeshore Blvd . If the intersection is realigned , it should be a three-way stop control. C.2 Fair Ave & Pine St Existing Condition: This is an Un-signalized intersection , with Four Way Stop Control (Flashers). Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 9.1 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: Curb extensions on Fair Ave should be considered for safer pedestrian movement across the intersection , along with thermoplastic markings or brick crosswalks (for enhancement) . 300 ~ �Report of Findings Traffic Study City of Marquette, MI C.3 Fair Ave & Presque Isle Ave (B.2) Existing Condition: This is an Un-signalized T-intersection , with One Way Stop Control on the Fair Ave and Free Flow condition on Presque Isle Ave. Analysis Results: The intersection experiences the highest traffic volume during the AM Peak. The intersection experiences a delay of 7.6 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the AM peak. Recommendations: Since this intersection is also a gateway to the entrance to the Northern Michigan University, should also be considered for a roundabout. If roundabout is not constructed, this intersection should be considered for a possible traffic signal in the future. This signal phasing should have a right turn overlap at the same time as the Fair Avenue signal phase to improve intersection efficiency. C.4 Kaye Ave & Presque Isle Ave (B.3) Existing Condition: This is a Signalized intersection. The signal is a 2 Phase span wire installation. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 14.3 seconds with Level of Service "B", and Intersection Capacity Utilization "B" during the PM peak. Recommendations: The left turn lanes on Presque Isle Ave should be aligned to remove the interlock. This intersection should also be re-striped to add a southbound right turn lane on Presque Isle Ave . The traffic signal could also be modified to a three phase with an eastbound left turn phase and a southbound right turn overlap (RTOL). 301 Marquette Master Plan - 2003 �Report of Findings Traffic Study City of Marquette, MI C.5 Hebard Court Kaye Ave & Lee Dr Existing Condition: This is an Un-signalized intersection , with Two Way Stop Control on the Hebard Drive and Lee Drive and Free Flow condition on Kaye Avenue. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 6.1 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. --.,--... Recommendations: Curb extensions along Kaye Ave should be considered for safer pedestrian movement across the intersection . Sidewalks should also be constructed along the south side of Kaye Ave. Intersection should be re-s.triped for adding aligned left turn lanes on Kaye Avenue. C.6 Elizabeth Hardin Circle Dr(W) & fh St (D.1) Existing Condition : This is an Un-signalized T-intersection , with One Way Stop Control on the Elizabeth Hardin Circle Drive and Free Flow condition on y'h Street. There is a significant amount of pedestrian traffic just to the north . There is also on-street parking on the east side of 7hStreet during the time when the University is in session . Analysis Results: The intersection experiences the highest traffic volume during the AM Peak. The intersection experiences a delay of 5.4 seconds with Level of Service "A", and 0 Intersection Capacity Utilization "A" during the AM peak. ~ 302 �ffi:B Report of Findings Traffic Study City . of Marquette, MI Recommendations: This intersection should be considered for re-aligning Elizabeth Hardin Circle Drive to south and connection through Kaye Avenue. This will provide connectivity of a collector street to the east and the west . The intersection should be re-examined after the connection is made. An initial thought is for a four-way stop control due to expected high pedestrian activity from North Michigan University. Crosswalks in either brick (for enhancement) or thermoplastic should be considered for safer pedestrian movement across the intersection . C. 7 Bizabeth Harden Circle Dr (WJ & Fair Ave Existing Condition: This is an Un-signalized T-intersection , with One Way Stop Control on the Elizabeth Hardin Circle Drive and Free Flow condition on Fair Avenue. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 3.8 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: Thermoplastic pavement markings or brick (for enhancement) on Fair Avenue should be considered . Curb extensions on Fair Ave should be considered for safe pedestrian movement within the intersection . C.8 Fair Ave & Lincoln Ave Existing Condition: This is a Signalized intersection . The signal is a 2 Phase span wire installation that is connected via over head electrical cable to the traffic signal at Lincoln Ave & College Ave. A high school exists immediately to the west of this intersection . There is only one left turn lane for east bound traffic. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 11.7 seconds with Level of Service "B", and Intersection Capacity Utilization "A" during the PM peak. 303 Marquette Master Plan - 2003 �Report of Findings Traffic Study Ci~ of Margu~tte, _Ml_ Recommendations: This intersection should be considered for adding northbound , southbound and westbound left turn lanes_ It is recommended that the west approach should be w idened to add an eastbound right turn lane. The traffic signal should be placed on a separate controller than the one at Lincoln Ave & College Ave, then it could be modified to a three phase with a northbound left turn phase and a eastbound right turn overlap (RTOL)_ C.9 Fair Ave & McClellan Ave (A.2) Existing Condition: This is an Un-signalized intersection , with Four Way Stop Control. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 33.2 seconds with Level of Service "C", and Intersection Capacity Utilization "C" during the PM peak. Recommendations: This intersection should be considered initially for traffic signal with westbound left turn phase and northbound right turn overlap (RTOL). The intersection should be re-striped when this phasing is installed_ During the McClellan connection to Wright Street, this intersection could also be considered for a possible / 7""\ roundabout. The private drive at the NE corner of the intersection should be removed , due to potential conflict with the bike path as well as potential vehicular conflicts in the intersection _ D. 1 Elizabeth Hardin Circle Dr (W) & th St (C. 6) Existing Condition: This is an Un-signalized T-intersection , with One Way Stop Control on the Elizabeth Hardin Circle Drive and Free Flow condition on ylh Street. There is a significant amount of pedestrian traffic just to the north. There is also on-street parking on the east side of yt h Street during the time when the University is in session . 304 '~ �Report of Findings Traffic Study City of Marquette, MI Analysis Results: The intersection experiences the highest traffic volume during the AM Peak. The intersection experiences a delay of 5.4 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the AM peak. Recommendations: This intersection should be considered for re-aligning Elizabeth Hardin Circle Drive to south and connection through Kaye Avenue. This will provide connectivity of a collector street to the east and the west. The intersection should be re-examined after the connection is made. An initial thought is for a four-way stop control due to expected high pedestrian activity from North Michigan University. Crosswalks in either brick (for enhancement) or thermoplastic should be considered for safer pedestrian movement across the intersection . D.2 College Ave & fh St Existing Condition: This is a Signalized intersection . The signal is a 2 Phase span wire installation. Residential homes and sidewalks exist on all four corners. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 10.3 seconds with Level of SeNice "B", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: Align left turn lanes on College Avenue to remove interlock. Crosswalk in either brick (for enhancement) or thermoplastic should be installed for walkability and pedestrian movements within the intersection. Signal Progression on ? th Street between College Ave and Magnetic Avenue should be designed to improve the corridor performance on y'h Street. D.3 Magnetic Ave & fh St Existing Condition: This is a Signalized intersection . The signal is a 2 Phase span wire installation. Residential homes and sidewalks exist on all four corners. 305 Marquette Master Plan - 2003 �ffiE Report of Findings Traffic Study Cig of Marguette, Ml Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 10.2 seconds with Level of Service "B", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: Consider adding and aligning left turn lanes on all four approaches at this intersection. Crosswalks in either brick (for enhancement) or thermoplastic should be installed for walkability and pedestrian movements within the intersection . Signal Progression on yth Street between College Ave and Magnetic Avenue should be designed to improve the corridor performance on the ylh Street. This intersection should also be examined for possible re-phasing if College Ave is closed to the east. D.4 Ridge St & fh St Existing Condition: This is an Un-signalized T-intersection , with One Way Stop Control on the Ridge Street and Free Flow condition on ylh Street. Sidewalks exist on the east side of ylh Street and the west side south of Ridge Street along the cemetery. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 1.0 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: If pedestrian activity warrants this intersection could be considered for possible future signal with pedestrian and vehicular actuation . Ridge Street should have pavement markings to add a separate left and right turn lane. Thermoplastic crosswalk markings should also be added on the east side of ylh Street and across ylh to the concrete landing area. 306 �Report of Findings Traffic Study Cit;y of Marquette, MI D.5 fh St & Washington St Existing Condition: This is an Un-signalized T-intersection , with One Way Stop Control on the y!h Street and Free Flow condition on Washington Street. Sidewalks approach the north side of the intersection from along Washington and from the park on the northwest corner. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 3.4 seconds with Level of Service "A", and Intersection Capacity Utilization "B" during the PM peak. Recommendations: y!h Street is recommended to be connected between Washington Street and • • • • • Spring Street. This will provide connectivity of a collector street to the south. This intersection should then be considered for a possible 2 phase traffic signal to include pedestrian signals. The intersection should then be re-striped for left turn lanes on all approaches. Thermoplastic or brick (for enhancement) crosswalks should be included with the intersection improvements . D.6 Spring St & th St Existing Condition: This is an Un-signalized T-intersection, with Yield Control on the y!h Street and Free Flow condition on Spring Street. Sidewalks are on the south side of the intersection and approach from the northeast. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 7.8 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. 307 Marquette Master Plan - 2003 �ERE Report of Findings Traffic Study Citf.of Marguette, Ml_ Recommendations: ?'h Street is recommended to be connected between Washington Street and Spring Street. This will provide connectivity of a collector street to the south. This intersection should then be considered for a Two Way Stop Control on Spring Street and free flow on ylh Street. Thermoplastic or brick (for enhancement) crosswalks should be included with the intersection improvements. Parking conditions on ylh Street between Spring St and Fisher St should be reviewed when y'h Street is connected to Washington Street. D.7 Fisher St, Grove St & fh St Existing Condition: This is an Un-signalized intersection, with a Two Way Stop Control on south and north approach, a Yield Control on west approach and Free Flow condition on east approach. Sidewalks exist on the north side of the intersection and to the east on Fisher. No sidewalks exist on Grove between Fisher & Us 41 . Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 16.7 seconds with Level of Service "B", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: The west approach Yield control should be changed to Stop control. When the connection of i h Street is made between Spring St and Washington St the intersection should be re-aligned and considered for possible signalization. Pavement markings should be added at that time and parking on y'h Street between Fisher Street and Spring Street should be reviewed . Sidewalks should be added on the northwest side of Grove between Fisher and US 41 at that time. 308 �Report of Findings Traffic Study City of Marquette, Ml D.8 ~ Grove St & US 41 Existing Condition: This is a Signalized dual intersection with coordinated phasing running from one controller, on span wire installation . An intersection of Homestead street/Anderson Street exists just south of this intersection . Sidewalks exist from Homestead street south of the intersection . Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 22.2 seconds with Level of Service "C", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: Pedestrian signals and thermoplastic pavement markings should be installed . Sidewalks should be added along the northwest side of Grove Street between US 41 and Fisher St in the future . This signal phasing at the intersection should be re-examined after the ylh Street connection between Washington Street and Spring Street is made. E.1 US 41 W, US 41 S & Front St Existing Condition: This is an intersection of US 41 and Front Street, with One Stop and Two Yield Controls. There are free flow conditions for the westbound right turn, northbound southbound through movement and eastbound right turn . Concrete sidewalks existing on the east side of the intersection and an asphalt bike path/sidewalk exist on the west side . No pedestrian pavement markings exist within the intersection. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The north to west left turn experiences a delay of 118.5 seconds during the PM peak, which is very significant. 309 Marquette Master Plan - 2003 �ffi:B Report of Findings Traffic Study City of Marquette, Ml Recommendations: A level of service improvement can be significantly made by reducing the delay experienced by the north to west left turn movement by changing to a Stop Control from a Yield Control followed with free flow condition at the immediate next intersection, and a Stop control should be considered for westbound left turn movement going to Front Street. This intersection should be considered for a possible roundabout as: 1. This intersection being one of the entrances to the City, located near the lake shore can serve as a welcoming point. 2. It reduces the delay experienced by the north to west left turn movements at the intersection . 3. It improving the safety of the intersection by reducing the conflict. 4. It improves the overall performance of the intersection. 310 tif' �ffiB Report of Findings Traffic Study City of Marquette, MI .SUMMARY OF RECOMMENDATIONS I I II j I I I I 1 I l r j r-- i ·; I j :1 Jresque Isle 4lh&He - -4Th&Rid 4th rwa"siifu - 4Tii&iiar'a 1tii&Fi.s - - - - - ' I - 311 Marquette Master Plan - 2003 �ffiB Report of Findings Traffic Study City of Ma~~e~e, MI . STUDY RECOMMENDATIONS A TRAFFIC SAFETY Based on the overall traffic analysis conducted for the City of Marquette, SSOE proposes the following recommendations for improving the safety and better traffic flow conditions of vehicular traffic . B. • Roundabout at Key Entrance Locations • Modifying Intersection Pavement Marking with Improved Traffic Signal Phasing • Align Left Turn Lanes • Thermoplastic Pavement Markings • Traffic Signal Progression • LED Signal Lamp Upgrade • Speed Limit Signing Program Citywide • Street Name Signing Program Citywide • Access Management Program Citywide WALKABLE COMMUNITY SSOE understands that City of Marquette aims at a walkable community. SSOE proposes the following recommendations for improving the safety and better traffic flow conditions of pedestrian and bikeway traffic. • Sidewalks along all designated pedestrian corridors • Brick Crosswalks (Raised) OR Thermoplastic Crosswalk • Curb-Extensions at end of parking areas • Smaller Corner Radii • Pedestrian Push-Buttons with Larger Walk Signals at all Signalized Locations. • Continuity of Bike Paths • Bus-Bay Design . 312 ,, �APPENDIX C- MARQUETTE TRAFFIC OBSERVATIONS 314 �,::n..H I I .1.l't\::I vf-1~.:JUI~ r ~c. tJ.a. GL~TTING. JACKSON K'.E.R.CHl>ll ANGLIN [C LOPEZ RlNJlH.,,R.'l' MEMORANDUM VIA FACSIMILE · WilllmiJ.Anglin,Jr. 734.663.6759 DavidLBactlt Jay H. l!Jrum Jack P. Clatting C..roy S, Hayo Jay R.Hood 11modly T. Jacmn r,m November 25, 2002 TO: John lacoangeli FROM: Walter Kulash RE: Marquette Traffi_c Observations C. Ke.tebc,:,Jr. Walter M-KulJ$h , SiatQn JC. Lam&ntia , DATE: S. Raymond ~pcz John H. P=v · GJ#l 7092.01 Jokn 'E IUnchut Gi,,gory A. B,yb Duid i:LClau, Cbatlet P. Cobble S1unmary -iichael R. Cochran Jeffrey S. Collliu !Ucb.rd .B- Durr,Jr. .Bruce c.H,Jl David M, Kutner Prank A.,Jttkicwki Gail D. locey Thank you for the opportunity to work with you on BRI's Marquette Master Plan Update. · The town is delightful, and, with respect to transportation, is moving in the right direction in many ways. The study tean-i, iit particular Ray Norris of SSOE and Pat Coleman of UP Engineers, is completely attuned to our view of the proper balance bet\\'.een moving traffic and gaini~g all of the other qualities of great streets. William 0. Litet Edward J. Mcl(il\l)ey .n J. McMacken,Jr. . b<>11sfas A. Mc~l"I' Job.II J. Moote JU Our summary conclusions are as follows: • The five corridors identified for early action are all worthy. high priority candidates. They are important streets, of greatly different character, with ample room for improvement. • Extension and connection- of streets are all-important. The City has a traditional street pattern (highly connected grid), has grown its street system in a traditional pattern in ~e _recent past, and should definitely continue that pattern of growth. • The US 41/28 intersection, a product • New residential streets need not be more than 26-28 feet in width. With proper parkway and sidewalk placement, this width of street will not only accommodate more efficient snow removal, but will present a far more attractive appearance during the majority of the year when there is no snow removal activity. lmothy IL Palermo 'I'rcry P. RIJIS Jodi t. P..utllW1n Kelley J, Samuel, Pe1er C. Se<ihler Nalban P. Slln Lt11r, K. 'lurner fl.onal4 i.. lJrblniu c;.w.4e Wa.lktr G.ryl:!.Wm1e.r C~•..,•11/ly Pl•••••t 33 But Pine Street · Orlando, Florid& 32801 of an earlier generation of traffic planning, is due for a reworking into a more "town"- like configuration. P: 407 843 6SS2 P: -407 839 1789 www.glottiJlc.ca m Glatting Jackson Kercher Anglin Lopez Rinehart, Inc. Page 1 .oae # EB 000$812. LC CO00049 315 Marquette Master Plan - 2003 �• A stated policy of no more than two lanes on all streets (except those already wider) is a highly appropriate action for the City. Much of the City's appeal derives from the current absence of multi-lane streets (i.e., more than two lanes). Continued improvement in traffic service can be as readily obtained from continuation of current actions, such as exte~ion of the street network and intersectioll improvements, as from road widening. The Five Early Action Corridors Each of the five high priority corridors being considered for improvement is a good choice for early action. The detailed traffic analysis done in previous planning activity has long · supported these corridors for improvement. Our own review and on-site inspection confirms, in every ·way, that these are good choices for early action. The Kaye/Fair Avenue Connection and Continnity- We agree wholeheartedly with the value of connecting the two fragments of Fair Avenue, one to either side of the campus, i11to a continuous street, such that east/west travel on Fair Avenue to and past the NMU campus can be accomplished without turning movements around the campll.6, now needed. This connection will do much to address the problems that are becoming increasingly apparent on the perimeter streets (Kaye Avenue, North 4th Street, Wright Street and Lincoln Avenue (around the NMU ''superblock"): These problems include increased traffic volumes around the perimeter roads by through traffic (i.e., without destination on the campus) having to circumven.t the campus, increased traffic volumes on the perimeter road due to can1pus traffic having to go out of direction to reach a desired parking destination, turning movements at "T" intersections (for example, North 4th Street/Fair Avenue) where through movement through . the campus has been terminated and increased turning move1nents from the border ~treets into campus parking lots. · as The Kaye/Fair Avenue connection and continuity is particularly important, given that two land uses -- the NMU campus to the north and the cemetery to the south - interrupt the continuity of other nearby east/west streets. Because of these interruptions in east/west streets, the nearest arterial connection to the north (Wright Street) is almost one-half mile to the north of the Kaye/Fair Avenue corridor, while the nearest arterial connection to the south (Washington Street) is around three quarters of a mHe distant to the south. North 7th Street Connection - Connecting North 7th Street from its current ending at Washington Street southward, by a distance of about 2/ l 0ths of a mile to an intersection with US 41, is a street connection action that promises to yield a very large benefit for a relatively small cost, both in tenns of construction and property taking. A long-standing shortcoming of the US 41 "bypass" ~as the lack of connection to north/south streets m:Marquette. At the time of the completion of the US 41 bypass, downtown Marquette appeared to be the major destination needing connection, and was well served, either by Business 41 or Fisher Street. Glatting Jackson Kercher Anglin Lopez Rinehart, Inc. :Page 2 316 �[C Mote recently, two other destinations to the west of downtown - NMU and the hospital ~ have become the City's fastest growing attractors of travel. However, their sole connection to US 41 continues to be through downtown. Extension of 7th Street would be a major step in providing more access to NMU and the hospital. It would, at a single stroke, essentially· double the capacity from US 41 to the two high growth travel attractors (i.e., NMU and the hospital). · · at A new signalized connection, Seventh Street and US 41, should by no means be considered as a threat to the mobility for through traffic on US 41. Nor is a new signalized intersection in any sense a beginning of a "proliferation" of access onto US 41, eroding its value as a bypass for through traffic. Connecting 7th Street to US 41 at a signalized intersection is a carefully planned action that diffuses the traffic to a greater number of US 41 intersections. Creating new public streets, with a high degree of connection and continuity, is a far cry from the ..proliferation'; of access that results from strip development, such as that now blighting US 41 outside the city. We should be careful not to confuse the two types of access. Lake Shore Boulevard Traffic. Calming and Parkway Design - Several rapidly~evolving factors make Lake Shore Boulevard into one of the most spectacular waterfront reclamation projects in the Great Lakes, and·possibly in the entire U.S.: (1) the ..anchoring" of Lakeshore Boulevard by an outstanding park to .t he north, and a revitalizing city center to the south. (2) the withdrawal of a large segment of the waterfront from industrial use, (3) the development of highly attractive recreational destination in the downtown area, and (4) the existing · alignment of Lake Shore Boulevard as a true waterfront parkway,_with few locations where the parkway is separated from the shore by intervening properties inaccessible by the public. A rebuilt parkway, therefore, has not only the opportunity to become a good road, but opportunity to ·become a spectacular signature of the city. Its corridor 4esign, accordingly, should involve far more than just simple roadway elements, but should embrace the entire road context (i.e., n..ot only the road itself but the swath of land that is seen and experienced from the roadway). Some of the important elements in this context~sensitive design include: • Extraotdinaty attention to trees (both existing and new plaptings), not only to extend the current forested appearance of much of the roadside, but also to replace the historic but badly·damaged poplar plantings. • Parking, perhaps in numerous small ..vest pocket" parking lots that reflect the pattern.s of visitation to the shore (nun1erous informal destinations) and avoid the appearance at any given point, of a major parking concentration comparable to a strip mall. • Continuous bicycle and pedestrian paths, either as part of the roadway or within the shoreline corridor. Glatting Jackson Kercher Anglln Lopez Rinehart, Inc. Page 3 317 Marquette Master Plan - 2003 �[C • Design controls for-private property development fronting the west side of the parkway,. so that development on this land adds to the quality of the parkway, not detracts from it. • Traffic calming features, to emphasize the presence of pedestrians, bicyclists, and shore visitors, and to discourage through traffic and truck traffic. • A road design that is distinctively "parkway" in character, achieved through features such as winding horizontal alignment, short vertical curves, open (swale) 4fainage wherever possible, rustic appearing side paths, informal but spectacular tree plantings. distinctive wayfmding and directional signs, a distinctive pavem.ent aggregate color, "gateways" to the connecting east/west streets, special low-height "parkway" lighting. stone and timber materials in road furniture, and so forth. The US 41/Pront Street Intersection -This intersection, which carries the majority of the through traffic in Marquette (i.e., traffic having neither origin nor destination in Marquette), as well as a large amount of local Marquette traffic, is configured as a channelized ..T,, intersection, in which traffic movements are widely separated by large channelization islands so that conflicting movements (for example, left turns with tbrotlgh movements) are reduced to the most simple, and therefore safest, arrangement. Typically, channelized "T" intersections are used in locations with rural traffic patterns (tota~ entering volumes less than 2.0,000 vehicles, with a less pronounced morning and afternoon travel peak than in urban areas). At the time of ~onstruction of the intersection, the·prevailing traffic patterns and the intended use of tl~e i11tersection (primarily bypass) were possibly more toward the "rural" pattem, .as described above, than the existing pattern. However, the growth in travel, the · emergence of strip commercial along US 41 west of the City and the growth of nearby travel generators such as NMU and the hospital have created problems for the current intersection: • US 41 makes a right-angle turn at the intersection. Thus, the dominant movement through the intersection is on US 41, thereby requiring a left tum for motori,sts traveling westbound on US 41, and a right turn for motorists traveling eastbound. However, the geometry of the intersection favors north/south through movement, between US 41 and Business 41, not the dominant mov.ement within the intersection. The result is congestion, delay and a perception of hazard, particularly for westbound motorists who must make two stops on what is otherwise a major through movement in the·intersection. · • The large-radius sweeping turns in the intersection, while possibly appropriate at the time of the initial construction of the US 41 bypass, are no longer well Sllited to the area and its traffic pattern. Motorists in urban settings have no expectation of high speed turning movements at street intersections, even those of major arterials. On the GJattlng Jaekson Kercher Anglin Lopez Rinehart, Jnc. Page4 318 .l"f' ~ �CC other hand, in.urban area, other users of the street (pedestrians, bicyclists) are better served by conventional, low-speed street intersection geometry. • The intersection consumes a lot of space, and the islands within this space ( essentially large channelization islands) are not useable for public open space or-decorative features such as major plantipgs. • The present intersection is not an appealing entry point to Marquette. The need for an appealing entry point is more important than before, given the reclamation of the .waterfront in the immediate vicinity of the intersection. Restoring part of the stream and the waterfall that were obliterated.by the construction of the bypass is an interesting and reasonable option to consider, as the rebuilding of this intersection is studied. There are numerous examples, throughout the U.S ., of"daylighting" streams that were buried in box channels at the height of 1960's- 1970's road building frenzies . The symbolic value of this kind of reclamatton is huge, and is likely to put its sponsoring city "on the map'' of environmentally advanced communities. Restoring part the stream and the waierfall would be highly complementary to the dramatic reclamation of the entire Marquette waterfront. The unifying theme is reclamation of the waterfront from · · , obsolete uses, whether they be outmoded industries or highway planning decisions of a previous era. of Four possible options (by no means all of the total) for the reconfiguration of the US 41/Front . . Street intersection are shown in Figure 1. Alternative A addresses the challenges caused by the major through movement at this intersection being the left tum westbound (and corresponding right tum eastbound), by realigning the through movement. Under Alternative A, the movement from US 41 to Front Street would require the right-angles tum. Alteniative B is a simple T intersection substituting for the current channelized T . This alternative is simple, and consumes as little space as possible. Alternative C is a widely-split "T" . intersection, which converts the large volume of left turns into simple through movements at two signalized locations, each of which require only a simple two•phase signal. This design· also permits the "daylighting" of the stream. Alternative D, the roundabout, is particularly well suited to the large volume of ..right~angles'' traffic following US 41 . The roundabout · would provide a high level of priority for the difficult component of this movement, i.e. , the left tum by motorists proceeding west on US 41. A roundabout would also exploit the scenic possibilities associated with daylighting the stream. · McClellan Avenue-The extension of McClellan Avenue from Fair Avenue to Wright Street is one of those network extensions that is unarguably a good idea, from almost every transportation and co~up.ity planning aspect. Because of the continuity of McClellan Avenue with longer.clistance arterial highway (the new extension to 553), the in-town extension (Fair Avenue to Wright Street) poses three special design challenges: Glatth,g Jackson. Kercher Anglin Lopez Rinehart, Inc. Page 5 319 Marquette Master Plan - 2003 �1 [C 1. Neighborhoods between Fair Avenue and Wright Street-The proposed road designs already offer a number of measures to protect the existing neighborhoods, on either side of the proposed extension, from the impacts of the road. Further protection can be provided by traffic calming measures to assure that east/west cut-through traffic is not inyited by the road design. Also, traffic calming measures can be provided to assure that east/west cut-through traffic on a newly continuous Central A venue is minimized or eliminated. 2. Between Washingto·n Street and Fair Avenue - This segment of street is somewhat out of character with the city streets in Marquette, and it would be appropriate to upgrade 1t in conjunction with the extension of McClellan Avenue from. Fair Avenue to Wright Street. Upgrades include drainage improvements, curb and gutter, proper sidewalks, proper driveway connections, tree plant~gs and street lighting. TI1is neighborhood appears to have far less need for on-street parking than tlie older neighborhoods tQ the east. Thus, there is ~ valid issue of providing for parking on only one side of the street, thereby resulting in a pavement width of only 28 feet or so and therefore presenting a far more appealing appearance than the standard 32-foot pavement. 3. Intersections at Washington Street and US 41 - TI1ese locations could use attention to standard traffic engineering improvements (lanes, signal phases, markings, etc.) as well a.s an urban design concept which would eventually transition them from ordinary strip conunercial to a node of commUI,Uty-serving walkable retail. This would J:?e a first step in directing development along the US 41 bypass away from the standard "bypass" strip pattern into something more in keeping with the character of Marquette_ . Continuity _and Con~ection of Streets The value of street extensions is discussed in previous sections for those three actions (Fair Avenue, McClellan and ih Street) in which extension and continuity are being provided. Because of the overriding importance of this single measure, we emphasize it again, as a general principle not only for three of the immediate actions being co11sidered. but also for continued future planning of the street network. Important results of street extension that complement the character of Marquette are: • A fully connected arterial and collector street system peffilits the City to avoid the blighted arterial/barricaded neighborhood syndrome so prevalent with new suburban growth throughout the U.S. In this pattern, with few arterial routes available (due to lack of connection), all traffic is shunted onto the few available miles of arterial street. This limited mileage then becomes unworkable, and unsightly, as well as an Glatting Jackson Kercher Anglin Lopez Rinehart, Tnc • . Page 6 320 "' �[C irresistib]e magnet for strip development. All other uses - institutional, residential, community retail - are repelled by the appearance and h-0stility of the arterial, and "'tum their back" on the arterial system, with walls, cul-de-sacs, rear-facing homes, and so forth. In the process, the small city or small town atmosphere is lost. Residents, hostage for daily travel to the blighted arterials, find their quality of life constantly eroded. • Highly connected arterial system permits important traffic generators, such as NMU and the hospital, to function in settings surrounded by the community, rather than being relegated to isolated pods of development along major arterial highways. This enfolding of valued institi,itions within the community is one of the premier features of small city living. • A highly connected arterial and collector street system creates an important ..safety in numbers" advantage in serving large traffic generators. With a highly connected street system. these generators can be served by networks of two-lane roads that retain all of their qualities as desirable residential or neighborhood commercial streets. • With gaps in the network, traffic becomes focused on a few of the arterials, which quickly lose their ability to be fronted by viable residential properties ot appealing neighborhood businesses. • The connected street system is, without any further enhancement, one of the best mechanisms for providing high levels of pedestrian/bicycle service. Because of the number of possible routes available, we are able to designate important biking enhancements (sueh as on-street bicycle lanes) without seriously affecting parking or traffic flow .. . • A highly connected network is simply more efficient traffic.moving arrangement than a sparse, unconp.ected layout Snow Removal as the Defining Characteristic of the City In co~parison to other "winter cities" where we work (Twin Cities, Buffalo, Traverse City, etc.), Marquette seems to regard removing the snow from its streets as the defining element of street design and street use. It is possiqle that the large amount of snowfall and the extended duration of the snow removal season are indeed unique to Marquette, and therefore its snow removal efforts should be more strenuous than peer cities. On the other hand, it is more likely that there has simply been little or no weighing of the current snow removal methods against other quality-of-life factors, such as on-street parking, street appearance, and so forth. Instances of a provider of specialized services (snow removal, fire protection, solid waste pickup, etc.) maintaining that their particular use is the most important function of the street, Glatting )ackson Kercher Anglin Lopez Rinehart, Inc. Page7 321 Marquette Master Plan - 2003 �[C If"' I ~ . which should therefore should dictate tl1e design of the street, are common in municipalities throughout the U.S. In ''communities of place" - that is, communities notable for their high quality of life- the needs of competing users of the streets are settled in a .throughtufl design process that pays close attention to the community's vision of itself. Not surprisingly, this vision always involves strong neighborhoods, an e~tended walking environment, freedom. from domination by vehicular traffic; neighborhood cohesion, small-town qualities·, and so forth. These desired qualities are usually at odds with the specialized users of the streets. For example, the postal service, given their ideal, would want multi-lane streets, solid waste collectors would prefer complete banning of parking to allow automated pick up, the utilities would prefer a treeless and sidcwalkless parkway for ease of utility maintenance, fire and rescue operations would prefer a pull-over lane to clear the roadway, and so forth. In communities of place, these needs are balanced, always with specialized users accepting less than their "ideal." r For Marquette, we see two specific areas for such rebalancing the needs of snow removal with other desirable town qualities: • Altemat~Side Parking- It is really necessary to ban parking, on both sides of the street, for all of the snow removal season? There are numerous "winter cities" that do quite nicely with parking allowed on alternate sides of the street, and, therefore prohibited on alternate sides of the street, on a daily schedule. Thus, snow plowing in the parking lane is never more than one day out of date, and an ample supply of onstreet parking is maintained at all times. Signing and administr~ion of such a regulation would be particularly simple, given the regular north/south - east/west street layout in Marquette, where a "blanket" regulation for the entire city could be easily promulgated and enforced. • Reduced Widths for New and Rebuilt Streets - The 28-foot street allows ·parking · on one side of the street and two free-flowing lanes of traffic, and i~ therefore an appropriate design for collector streets and even minor arterial streets. Further, the side of the street on which parking is allowed can be varied as part of a snow rem.oval program. as described above. Snow removal on such a street is more efficient than on the ..standard" 32-fe>ot street now being built i11 Marquette, because: ( l) there is less pavement to clear and (2) the narrower pavement permits a correspondingly large parkway width~ thereby increasing · the snow storage area. If parking is permitted on an alternating side basis (as described above), then the efficiency of snow removal improves furtheri since the lane containing parking is not plowed on days when parking is present. On local streets (i.e., streets seiving only the fronting residential properties, aud not having a function as a through street), the 24-26 foot pavement, with parking allowed Glatting Jack~on Kercher Anglln Lopez Rinehart, Inc. Page 8 322 1""1 (' I I 0 �CC on one-side, is the appropriate street size. This width is fully allowable under the AASHTO Green Book and, in actual practice, the prevailing residential street width in thousands of traditional towns throughout the U.S. " "'- WMK/pae "r-.. " "' ,..., " "' ,..., ",..., ,., ..... "' G)atting Jackson Kercher Anglin Lopez Rinehart, foe . . · Page 9 323 Marquette Master Plan - 2003 �--, --Ffgu-re-1i ·us 41/Front Street Options A: 'T' Intersection, US 41 becomes "through" movement. Best for through movement. US41 US41 B: "T'' Intersection, US 41. remains as right-angle movement. Consumes least space. US41 US41 C: Widely split "T." Permits daylighting of stream, converts left-turns to simple through movements, at 2-phase signals. D: Roundabout: High capacity, gives high priority to "problem" movement (westbound on US 41); complements stream daylighting. MARQUETTE MASTER PL.AN UPDAIB GlattingJackson Beckett & Raedet, Inc. 324 �APPENDIX D - WALKABLE COMMUNffiES ELEMENT 'r~ tt:"-------~ fl(".. ,,......___ /Ii""\. ,.-----._ ~ ,---.._ r"'"\ - 326 - - ~ �Report of Findings Traffic Study City of Marquette, MI • • B.8 Baraga St. & Fourth St. B.9 Fisher St. & Fourth St. C. Corridor C - Fair Avenue Fair Ave. & Lakeshore Blvd. C.1 C.2 Fair Ave . & Pine St. C.3 Fair Ave. & Presque Isle Ave.(B.9) C.4 Kaye Ave. & Presque Isle Ave.(B.3) C.5 Hebard Court ., Kaye Ave. & Lee Dr. C.6 Elizabeth Hardin Circle Dr. (W) & ylh St. (D.1) t"'· C.7 Elizabeth Harden Circle Dr. (W) & Fair Ave. C.8 Fair Ave. & Lincoln Ave . t" C.9 Fair Ave. & McClellan Ave. (A.2) ~ t"' D. Corridor D - Seventh Street (/h St) Elizabeth Hardin Circle Dr. (W) & ylh St. (C.6) 0 .1 ~ 0 .2 College Ave. & 7'h St. ~ 0 .3 Magnetic Ave. & ylh St. 0.4 Ridge St. & ylh St. " "r 0 .5 ylh St. & Washington St. 0 .6 Spring St. & ylh St. 0.7 Fisher St. , Grove St. & ylh St. 0.8 Grove St. & US 41 ~ E. CorridorE-US 41 E.1 US 41 W , US 41 S & Front St METHODOLOGY A. BASIS OF STUDY The methodology used in this study was based largely on the 2000 Highway Capacity Manual, for the determination of Level of Service (LOS) for existing conditions and proposed changes . In order to evaluate the traffic conditions that occur throughout the study area , two sets of peak hour (AM , and PM) traffic volumes were used . 290 �Report of Findings Traffic Study Ci!f of Marque~e, Ml INTRODUCTION SSOE, Inc conducted a Traffic Study as part of the City of Marquette, Master Plan . The study involved traffic analysis and building a Synchro model for the study corridors. During the first Master Plan steering committee meeting the following five corridors were selected along with the thirty one (31) intersections on these corridors for the traffic study. ,f • Study Corridor From A. McClellan Avenue -- Wright Street County Rd 553 B . Fourth Street/Presque Isle -- Wright Street Fisher Street. C . Fair Ave/Kaye Avenue --- Lakeshore Boulevard McClellan Avenue D. ylh Street /Grove Street E. • To us 41 Elizabeth Hardin Dr (W) US41 -- @US 41 (West & South) @Front Street Study Intersections A. Corridor A - McClellan Avenue A.1 McClellan Ave. & Wright St. (Future) A.2 Fair Ave & McClellan Ave. (C.9) A.3 McClellan Ave. & Ridge St. A.4 McClellan Ave . & Washington St. A.5 McClellan Ave. & US 41 A.6 Grove St. & McClellan Ave. A.7 McClellan Ave. & Pioneer Rd . A.8 County Rd 553 & McClellan Ave. B. Corridor B -Fourth Street/Presque Isle Avenue B.1 Presque Isle Ave . & Wright St. 8 .2 Fair Ave . & Presque Isle Ave .(C .3) 8.3 Kaye Ave. & Presque Isle Ave .(C.4) 8.4 College Ave. & Presque Isle Ave. 8 .5 Fourth St. & Hewitt Ave. 8 .6 Fourth St. & Ridge St. B.7 Fourth St. & Washington St. 289 Marquette Master Plan - 2003 �CITY OF MARQUE1TE MASTER PLAN UPDATE WALKABLE COMMUNITIES ELEMENT ,.,,.----., Sponsored f?y: City of Marquette, Michigan Prepared f?y: Date Prepared: DAN BURDEN, WALKABLE COMMUNITIES, INC. OCTOBER, 2002 �,("""\ City of Marquette Master Plan Update Walkable Communities Element INTRODUCTION Marquette also enjoys advantages as well as punishments of severe winter cold and snow extremes. Defining walkability under such harsh conditions further refines and defines the essences of walkability. The City of Marquette is among the most remote and pristine settlements in America. Marquette's isolation and two decades of limited population growth have minimized sprawl pattern development. Most streets and neighborhoods are well linked. Housing densities support walking in most neighborhoods. Downtown Marquette is highly intact. Northern Michigan University is centrally located. The waterfront is centrally located to important commercial and service areas and most neighborhoods, and is in a healing process. These and other factors make Marquette an ideal study in how to revitalize, in fill and make whole and complete a walkable community. This report provides guidance on reducing unwanted, unsafe motorist bicyclist and pedestrian behavior. It also shares ways to make walking, bicycling more equal partners, and to return Marquette's streets to their former elegance. Before entering into design of master planning elements and features, all residents are asked to accept the premise that sprawl, traffic, environmental and social problems most often come from regional actions or inactions. Solutions therefore must be developed by all of the region's "stakeholders." Residents and property owners, who have much to gain from wor-king together, are the backbone of finding workable solutions. Marquette must be the leader and model for finding workable solutions, but must forge early and often living partnerships with university, township county, regional and state leaders. Maintenance of quality of life is a key issue for the community. There is no better determinate and ingredient to maintain quality of life than carrying out a design to keep and expand the walkability of the City of Marquette. However, residents are not entirely certain how to define a walkable community. Having sidewalks, good crossings and many linkages, trails and greenways, are important, but these are only a few of the vital and essential measures and ingredients of a walkable community. Residents identified dozens of issues, problems and needs that will be addressed. Solutions to these problems will determine walkability, bicycle friendliness, reduced auto-dependency, preservation of precious lands and establish essential active living and quality of life elements. Disclaimer The contents of this report represent the knowledge, experience and expertise of the citizens and author in providing ideas and concepts to improve safety, access, mobility and livability through land use planning, traffic management, linkage and other development strategies. This report does not constitute a standard, specification or regulation and is not intended to be used as a basis for establishing civil liability. The decision to use a particular measure should be made on the basis of an engineering and planning study of the location. This report is not a substitute for sound engineering and planning judgement. Adherence to the principles found in this report can lead to an overall improvement in neighborhood, bicycle, transit, motoring and pedestrian access, mobility, enjoyment and safety. Walkable Communities, Inc. -2- �1 Walkability Element to Master Plan Update The Big Ten Most Significant Issues and Steps 6. As residents age there is a growing need for quality housing in a choice of central locations. These can be on or near the harbor, downtown and near the campus/ university properties. Each of these areas will need many choices in housing stock, ranging from small and highly affordable to luxurious. Many can and should be in mixed use buildings where many conveniences are offered. Each of these locations should have a central public plaza and retail center. Dense housing of 11 -30 du/ a should be featured in the first 1 /8th mile ring from the defined center, and the next 1/ 8th of 1/ 4 mile radius should 2. Roads to be kept small and well linked. Virtually all have housing density at 6-8 du/ a or higher. Ancillary units, such roadways either built or planned for multiple lanes (4 or more) as "granny flats" or studio apartments should be included in this can be compressed to two lanes with either a third lane scramble, housing mix. Seniors should be surveyed to learn how many or medians. A notable exception is U.S. 41, which should conauto trips are made today, based on age. Once this percentage tinue to emphasized its role as a major carrier of significant is known, it should be a goal of the plan implementation of traffic volumes. This compression and retention of roadways doubling trips made by non-auto choices. into safer, more efficient two-lane roadways maximizes an af7. Land use patterns and practices must provide many fordable system, travel efficiency for all, while increasing access choices of housing for students. Reduced vehicular traffic in for all modes of transportation. and around the campus is essential to maintain roadway levels 3. Poor land use practices rob from community values of service and compact widths. This can only be achieved if and priorities. Traffic counts on several of Marquette's roadways walking and bicycling are strongly favored with short travel are at levels where new growth from sprawl and other poor distances from home to campus. Mixed use settlement, and land use patterns and practices will force declines in levels of many choices in housing are essential within 1 / 4 and 1 / 2 mile service on these and nearby roads. Roads at risk include Mc- of campus. Housing densities near campus should be 11 -30 Clellan Avenue, Wright Street, Lincoln, Fair and Fourth Street du/ a in the inner ring areas, and maintained at 6-8 du / a in outer North/ Presque Isle Avenue. Marquette must pay close atten- areas. As part of the Master Plan update a survey should be tion to all decisions that would generate more and longer trips, taken of how students currently arrive on campus. This can be or reduce and compress trips. Close attention to this guiding done with a show of hands in all classrooms on a given day. planning and political practice will maintain Marquette's current Once this percentage is known, it should be a goal of the plan equilibrium. of doubling trips made by non-auto choices. 4. Land Use and Sustainable Development are regional 8. School policies and practices must be updated . issues. In order to maintain Marquette's quality of life strong Nationwide home-to-school journeys by foot have fallen drahighly communicative regional and inter-agency and inter-orga- matically in recent decades. Poor long-term school placement nization processes must be invented and put in place. Improper and sizing strategies are leading to un-affordable, quality of sizing and placement of schools, libraries, parks and big box life and active living lifestyles. Complete sidewalks within 1 / 4 retail will continue to grow traffic in undesirable ways, and risk of all schools. Create school drop-off patterns that minimize levels of service, active living, squandering of precious land inconvenience and safety for those walking and bicycling. This and the quality of life of all citizens, inside and outside the may include a designated route for parents driving, and not alcity limit. lowing travel on certain streets, invoking "walking school bus" 5. Snow and its removal is a blessing and a curse. Snow and "walking train" programs. Strong parental involvement is is not only a primary reason for enjoyment of this special winter needed. city and its season for being, it can act as a sensible reason for 9. Parking strategies must change. The city should serimaintaining close-in, compact lifestyles and settlement patterns. ously evaluate its current parking practices and requirements. On the other hand, failure to evolve the most advanced snow Off-street parking must be minimized in order to achieve plowing, storage and removal solutions prevents Marquette from proper infill, mixed use, compact housing and walkable scale building many essential traffic management treatments, such as solutions. medians, curb extensions, refuge islands, raised intersections and 10. Many links and connections are needed. Despite roundabouts and on-street parking, to name a few. Marquette having a good historic street pattern, there are many areas, eswill need to become North America's leader in progressive snow pecially near the campus and harbour where serious policies, removal practices. A modest investment here will be essential practices and investments are needed to increase the ease, safety to carry out all phases of this master plan update, especially and convenience of walking and bicycling. on-street parking. l. Walkability and Quality of Life are tightly linked. Year 2000 census data reveals, American cities experiencing no growth in population during the 1990-2000 decade grew their traffic 25% during these years. Marquette owes much of its quality of life to planning decisions minimizing the amount of time residents are in motorized traffic, minimizing crossing widths of principle streets, and provisions for active living patterns accentuating walking and bicycling for all ages. -3- City of Marquette �LIVABLE STREETS, WALKABILITY AND QUALITY OF LIFE Livable Streets is all about reducing speeds of motorists, improving traffic flow, increasing safety for pedestrians and motorists, improving the all-season ability to have comfortable, convenient transportation choice. Healthy streets require appropriate travel speeds and traffic distribution. Traffic calming returns safety, mobility and access to people. It creates a level playing field for all modes of travel, increases property values, and improves livability for everyone. Most importantly, these efforts require neighbors to take ownership of their streets and public spaces and work together to provide the best solutions. Easy Solutions • • • • • Why People Speed • Not enough walking and bicycling links exist within neighborhoods. Too many walking barriers. • Streets are too wide and straight in appearance. • Drivers are using residential streets as "cut-through" routes to travel elsewhere in the city. • Blocks are too long. • Streets appear sterile or barren of trees • Too many stop signs and signals. Add crossings, retain parking, improve student/ parent drop-off and pick up zone behaviors. Create orderly movement around school and campus zones. Address local and school problems at mid-block locations and intersections with horizontal and/ or some limited vertical deflection tools. Use bike lanes or paint white lines on the righthand side of roads to visually narrow lane widths. Ideal lane widths are 10.0 feet or less. Plant trees within right-of-ways that will grow into tree canopies. It is important to recognize that as a city takes on traffic calming projects in its neighborhoods, some residents will be frustrated by their inability to speed through residential areas. Oftentimes drivers do not realize they are habitually speeding until they are physically prevented from doing so. Travel times to everyday destinations may become greater during peak hours, and this delay may become an issue for residents of neighborhoods as well as for cut-through drivers. Residents and city officials should understand that this perceived inconvenience is a trade-off for all the benefits that come from slower speeds in neighborhoods and the beautification that traffic calming and traffic management devices can provide. Residents on all streets report that where they Jive they seek low speeds, /01v volumes and /0111 noise of traffic. These same people mqy be inclined to drive too fast on other people's streets. Research in the San Francisco Bay area by pioneering traffic calming researcher, Donald Appleyard determined that as speeds and traffic volumes increase there is a corresponding drop in the number offriends, associates and even physical areas of the street that people associate or identify with. Some excellent examples of ideal street life are found on San Francisco's Noe Street, where Donald Appleyard performed some of his earliest work. Ironically, Donald Appleyard was later killed in a traffic crash. After a nearly 40 year lull in serious traffic calming efforts, it is time for Marquette to take the energy of the Marquette people and breathe new life into these important and sensitive streets. H Walkable Communities, Inc. -4- �1 Walkability Element to Master Plan Update While traffic calming reduces noise, beautifies areas and tends to put people more at ease, its primary goal is safety. When traffic travels slowly on traffic-calmed streets, fewer and less severe accidents occur. The number of pedestrian, bicycle, and automobile accidents drop as much as 40%-93%. For this reason, residents of traffic ~ calmed neighborhoods will notice more people walking, biking, roller blading and enjoying other activities because they feel comfortable on their streets. More "eyes on the streets" help reduce crime and discourage unacceptable behavior, making neighborhoods safer for everyone. Over twenty tools have been identified which create positive affects within neighborhoods and on their fringes . These tools have been identified and described in the publication, "Streets and Sidewalks, People and Cars: The Citizens Guide to Traffic Calming" by Dan Burden. A copy of this report can be purchased from www.lgc.org. Dan has also prepared a short guide to which of these tools can be used on local streets, school streets and arterial roadways (See page 9). Proper traffic calming planning requires a good deal of education for neighborhood residents. Residents understand ,,-....._ what the problems are in their neighborhoods, but very few people in the United States understand traffic calming and _,,......._ correct tool applications. Before receiving traffic calming training, residents will often ask for stop signs and/or speed humps. Both of these tools have been proven to have negative effects on neighborhoods and, in fact, increase speeding. When people are forced to stop where they do not believe it is warranted, they feel punished. Most motorists will spike their speeds to try to make up for lost time. Some neighborhood residents feel so violated by cutthrough traffic that they request closing streets to prevent r--._ nonresidents from using their neighborhood streets as arterials. Typically street closures shift traffic to other neighborhood streets. Street closures frustrate neighborhood residents more because they often have to drive twice as far to ,,.,......_ get to their destinations and this directly impacts residents several times per day. It is important to remember that stop signs, speed humps and street closures hinder emergency response times and accessibility. Street closures should be used only as a last resort, if other tools have been tried and nothing works. Noe Street is near Nervana. Originally designed to draw families to a form er lackluster area of San Francisco, the street traffic calming of the 60's was a finan cial success, and is now home ofprosperous and respected professionals. -5- City of Marquette �EMERGENCY RESPONSE Concern is often raised that some emergency responders may object to some suggested traffic calming treatments. It is ,,.,........,._ ' essential to include emergency responders in all planning, and to do this in early stages. Responders have much to gain from correct application of tools, and especially the removal of unwarranted stop signs. To gain their acceptance, however, requires close coordination, training and other ongoing efforts.To be efficient, emergency responders need: (1) well placed stations; (2) many points of access to neighborhoods; (3) minimal interruptions on arterial and collector streets and their intersections; and (4) minimal interruptions on local streets. Although local streets are of lesser importance than arterials, collectors and major intersections, they still influence response times. Responders strive to reach emergencies within 4 minutes of notification. In neighborhoods that have been traffic calmed, small ambulances and response vehicles have less problem maintaining access and efficient times than larger engine trucks and aerial ladder trucks. All over the world, police and fire agencies are moving toward buying more small vehicles for reasons of efficiency and accessibility. In 1999 Dan Burden developed a video to show how to ensure emergency responders' ability to navigate through traffic calming devices. The project also measured amounts of time it took to get through devices. Below is a chart that represents the findings of that study. The values are based on delays at devices, where there was no device, including a stop sign or traffic signal. The following delays can be expected for large vehicles: Device Delay Time Stop Signs Speed Humps Speed Tables Small Roundabout Neighborhood Roundabout Chicanes and other horizontal tools Curb radius reduction Gateways 6-11 seconds 6-11 seconds 6-11 seconds 4-5 seconds 4-6 seconds 2-3 seconds 0-3 seconds 0 seconds Walkable Communities, Inc. -6- I ' �Walkability Element to Master Plan Update l e.tlfrWSS« 2.. •••,,. 3.lllllllsllllls tCalblilSltll 1.Clnf',..,... t••t ....... ■•-,2.. ............ l. DMINIS 4-TrttWtll (. TIIIWtlS 5.llllthdlll 5. ......... 8. hntllllln 1. WOl&Gl Cl'ISslllS lC..IIOISIIIIICII• 5.IISII,_ ........... ........ t•-··-- ........ ......... l ■ OUfTICrlSIIIIS n ■, .... llllnlcUIII u. ......... llfllllll••-- l..._latS ' 1 TOI Clr-tsllrll -~·-' .,. l Clll..._c,a 11 nrniCatsa n.ftlMIIIIIIIICdlll 11 .......... n.•a1t1IIUINCd• 13 14.llllldlcUM 15.aHll'clll 13 lrllllrllllNlllcalflll ' 14. Ille lll!IIICII• I 11.IPIIITIIIIII 11.SIIINTIIIIII 11 I ..... lllltltCUNI 1lSIIII-• 11. ____ _ _ 11. lllallllrUCII• 21.fllllll . . . . tLCNllll ··-·22.DICIUI 11. llil-Clrclll &11• , .. a.es 12. ■---- 13.illlllllll ■raClllra 1C.ll••••e11- aSllll'lllllln . . . . . . ClrVII 21.hrdllCI.... 2tCllllln 22.Dlcllll a ....._ -7- City of Marquette �I Pedestrian Safety and Traffic Calming Principles Marquette can benefit from a menu of traffic calming solutions. As a general rule this plan calls for highly affordable, minimal intrusion, solutions first and foremost. Adding stop signs, speed humps, and street closures, which are highly invasive tools, are not recommended, nor needed. Indeed, there are so many negative impacts from such "reactive" tools that they should be seen as a last remedy in almost any community. SYSTEM-WIDE TooLS Traffic calming should be applied holistically. This plan calls for a series of steps addressing specific concerns, but which do not simply move a problem from one location to another. Thus, when measures are proposed for Pine Street, they are also to be applied to other north/ south roads such as Third, Front and High. Traffic calming tools create visual effects on long, straight road sections, interrupt visual lines, or create deflections to slow motorists to safe speeds. Meanwhile, by following the key recommendations of this plan and removing four way stop conditions at key intersections some improved flow and reduced noise will occur. Suitable replacement devices include mini-roundabouts, full roundabouts, curb extensions, chicanes and related tools. TEMPORARY MEASURES As a general rule temporary features are discouraged, especially if they can not be made attractive. Quite often residents react to the low-quality visual image of a temporary curb extension or mini-circle. If these measures can be made attractive and functional, then test or interim This hillside street is stark and void of trees and landscaping. It's complimentary street (below) is beautifully decked in trees and shade. The contrast in aesthetics and driver behavior is a classic study of what helps and hurts a neighborhood. measures may be considered. These measures should remain on the ground for a minimum of three months before their study is considered complete. They should not be placed if there is no ability to provide design and construction of permanent, attractive solutions. The City of Marquette should develop a suitable family of traffic calming tools and recommended street forms and features to update its Master Plan. An appropriate investment in a dozen or more sites can be made in the next 1-3 years. Walkable Communities, Inc. -8- �Walkability Element to Master Plan Update -9- City of Marquette �Conditions and Recommendations The following recommendations acknowledge that each roadway has many cross sections, parking practices and land use needs ... sometimes changing each block. These recommendations are general in nature and require significant planning and engineering evaluations as projects go forward. However, a number of projects are ready for adoption as early as winter and spring 2002-03. For instance, McClellan Avenue from it inception as a 4-5 lane roadway near Pioneer Road to the center of town should be reconfigured as a road diet -- a three-lane road with bike lanes. This is a low cost first stage solution, using primarily paint and some signing costs. However, converting this section to a boulevard street, an appropriate ultimate solution will require evaluation, engineering analysis and budgeting. McCLELLAN AVENUE • • • • • • • • Wide travel lanes; fast vehicle speeds Four and five lane sections Anemic crosswalk markings No sidewalks in most sections A few critical missing crosswalks Too many stop signs and traffic signals Area is stark, void of street trees, landscaping and other green Fast turns and entries on some corners Recommendations All areas of McClellan should be narrowed to 2-3 lanes. In some areas streets will need to be converted to boulevard style form with appropriate turning pockets. Newly planned sections of McClellan between Fair Avenue and Wright Street should be kept to two-lanes using significant access management. Bike lanes or wide paved shoulders of 5.0 to 6.0 feet should be used on all sections of built and planned roadways. Trails should be placed on all sections where high levels of access management (few driveways) can be maintained. Other portions require sidewalks. In general, sidewalks are needed on both sides, except in areas where settlement and attractions are on one side. Roundabouts should be evaluated and placed, replacing 4-way stop controls. An excellent first placement is McClellan and Fair Avenues. All signalized, 4-way stop and roundabout intersections should be well-lit. Walkable Communities, lnc. McClellan Avenue should be reduced to an efficient 2-lane road1vtry with turn lanes, medians and refi1ge island. The example road above is capable of managing more than 20,000 vehicles per dqy. Roundabouts (see belo1v) are high!J efficient solutions to managing up to 25,000 vehicles per dqy. Roundabouts improve safety up to 90%, reduce corridor travel delqys, and are a boon to pedestrian access and safety. Below scene is the proposed modified intersection of McClellan and Fair Avenues. -10- �Walkability Element to Master Plan Update us -- 41 • • Wide, multi-laned roadway with medians and shoulders Wide lanes, limited access in many locations, fast speeds, noisy • Design highly discourages walking and bicycling, along or across this centrally placed corridor Recommendations Rebuild all intersections to meet ADA and walkability needs. In some areas, such as McClellan Avenue, channelized islands can be added to all four corners. Meruans can be extended with median noses added to control turning speeds. Analyze the length on the corridor for placement of sidewalks on each side of the corridor. When access is well managed sidewalks or trails should be set back from travel lanes with a boulevard strip. WASHINGTON STREET (BUSINESS-41) • Wide, multi-laned roadway • Wide lanes, freguent driveways in many locations, moderate to fast speeds, noisy. • Largely suburban style land use practices, aging stock of buildings with poor pedestrian access. Design highly discourages walking and bicycling, along or across this vital center city serving corridor • Recommendations Rebuild all intersections to meet ADA and walkability needs. In some areas, such as McClellan Avenue, channelized islands can be added to all four corners. Medians can be extended with median noses added to control turning speeds. Analyze the length of the corridor for placement, rebuilding or maintenance of sidewalks on each side of the corridor. When access is well managed sidewalks or trails should be set back from the travel lanes with a boulevard strip. Minimize crossing rustances of pedestrians and turning speeds of motorists at all driveways. Landscape ugly front facing parking lots. Consider creating village-style nodes at key intersections, such as McClellan Avenue. City of Marquette �PRESQUE ISLE AVENUE AND 4TH STREET NORTH • Two important collector roadways with sidewalks in most sections and fast traffic along Presque Isle Avenue. • Many intersections are wide and difficult to cross • Poor crosswalk markings; many school aged children/ college students. • Too few trees along this corridor Recommendations An additional two stripes should be added to this This corridor should remain at or be reduced to two lanes in all sections. roadway to create designated on-street parking and a bike lane. In some locations a third lane can be added for efficient movement of traffic at signals. Four-way stop or signalized intersections should be evaluated for roundabouts. Roundabouts can be considered as mini-roundbouts in many locations by limiting the size of left turning vehicles. This is possible due to the well gridded street system. Reduce excess pavement width by adding inset on-street parking where non-existent, and bike lanes. In a few areas prime for mixed use development diagonal parking may be considered. Provide high emphasis crosswalks at all four way stop and signalized intersections. Provide curb extensions and 2-ADA ramps per corner at all intersections, with an emphasis at signalized and four-way stop controlled intersections. DOWNTOWN STREETS • • • Many intersections are wide and difficult to cross Poor crosswalk markings, undersized "Walk, Don't Walk" signals, many poor signalization designs. Check timing to allow reasonable crossing times. Too few trees in the downtown. Consider tree clusters on corners and other tree plantings. Recommendations All streets should be evaluated for lane width reductions, curb extensions, inset parking. Many streets will convert well to diagonal or reverse-in diagonal parking. In general lanes should be restricted to 10.0 foot widths. Add bike lanes and significant new onstreet parking to minimize travel lane widths and the resulting speeding and confusion. All streets should be considered for redesign. Walkable Communities, Inc. -12- �Walkability Element to Master Plan Update THIRD STREET NORTH • • Two-lane roadway with significant commercial development and many pedestrians Important north/ south service road for Northern Michigan University, link to downtown and neighborhoods. • Overly wide roadway section and lanes in several areas Recommendations This corridor should remain at two lanes in all sections. In some locations a third lane can be added for efficient movement of traffic at signals. Before widening for storage lanes, four-way stop or signalized intersections should be evaluated for roundabouts. Reduce excess pavement width by adding on-street parking where non-existent, and bike lanes on both sections of this street (North and South). Provide high emphasis crosswalks at all four way stop and signalized intersections. Provide curb extensions and 2-ADA ramps per corner at all intersections, with an emphasis at signalized and four-way stop controlled intersections. FRONT STREET NORTH • • Two-lane roadway with significant commercial development churches, services and pedestrian linkages Important north/ south service road for Northern Michigan University, link to downtown and neighborhoods. • Overly wide roadway section and lanes in several areas -13- City of Marquette �Recommendations This corridor should remain at two lanes in all sections. In some locations a third lane can be added for efficient movement of traffic at signals. Roundabouts or mini-roundabouts may be considered for some locations. Reduce excess pavement width by adding on-street parking where non-existent, and bike lanes. Provide high emphasis crosswalks at all significant cross streets Provide curb extensions and 2-ADA ramps per corner at all intersections, with an emphasis at signalized and four-way stop controlled intersections. • • • PINE STREET Large stop controlled intersections with excess asphalt Important neighborhood connector troubled by its ease for speed and overall length. Traffic volumes are higher than many neighbors would like Recommendations Provide measures to control speeds at or below 25 mph, including a series of mini-roundabouts every other block. Increase convenience of on-street parking Maximize quality and maintenance of sidewalks on both sides of the road, and provide ADA ramps to minimize pedestrian exposure to motorists. • • • • HIGH STREET One-way street, approximately 20 feet wide Parking on one side Many stop sign controls One-way traffic flow Recommendations Convert to a two-way street, retaining parking on one side only. If speeding is an issue, on-street parking can be altered to opposing sides at each street. However, speed will go down once two-way yield-style street traffic is introduced. Walkable Communities, Inc. -14- Arch S tree! East (above) should be evaluatedfar a treatment similar to the one shown belo11J. Adding diagonal parking maximizes traffic calming effects and reduces the needfor expensive and un.right/y offstreet parking or parking structures in this neighborhood. �Walkability Element to Master Plan Update WRIGHT STREET • • • • • Wide lanes and wide street sections with fast traffic Stark, barren, uninteresting Poor sight distances at intersections Absence of curb cuts An essential roadway for walking, bicycling, parking and campus connections. Recommendations All portions of Wright street should be operated as a 2lane roadway Some sections can be evaluated for a third lane for turns and storage Roundabouts should be evaluated for every other block, maintaining and improving traffic flow. All four-way stops should be considered for roundabouts. Make this a gateway street, with quality landscaping and a tree canopy. Add refuge islands every 300 feet along sections paralleling the Northern Michigan University Elizabeth Harden Circle Drive should retain its current curb-to-curb width, then maximize on-street parking and create a single lane access Wt!J down the center. Such a strategy maxi,nizes invested resources in the existing road structure, and creates a quiet, easi/y navigated pedestrian Wt!J. The University should continue to take actions reducing the need to drive motorized vehicles between classes. New, small vehicle technologies are being built that can improve interior campus transit style circulation. These units run on electricity and are narrow enough to fit on greenw'!Y traiL Below photo illustrates poor lighting and crossing conditions at the Marquette General Hospital overpass location. Trajfic calming and improved lighting is neededfor this area. COLLEGE AVENUE MARQUETTE GENERAL HOSPITAL • • • • Wide pedestrian crossings Poor visibility between drivers/pedestrians Missing curb cuts High speed turns and entries Recommendations Sidewalks with curb cuts and on-street parking should be emphasized within 1/4 mile of the hospital. Refuge islands should be placed at frequent inte preferably each 300 feet. Special lighting is needed under the pedestrian overpass, if pedestrians are crossing at grade in this location. Crossing distances in this location should be reduced in time and distance by converting these travel lanes to 10.0 feet width. -15- City of Marquette �FAIR AVENUE • • • • • Wide lanes with fast traffic Stop controls at most intersections Lots of stop and go driving Void of trees, green and other landscaping Absence of curb cuts Recommendations Maintain all roadway sections as 2-lanes, with optional left turn storage lanes, if warranted. Longer term, replace four-way stop controls by providing a series of mini-roundabouts or full roundabouts. Maximize on-street parking, especially near schools. Provide bike lanes the length of this roadway, if street widths permit. Maximize quality of sidewalks and sidewalk maintenance to improve conditions for walking to and from area schools. UKESHORE BOULEVARD • • • • • Scenic roadway in many sections Important shore line bike connection Speeds high in some areas Bike trails narrow in some areas Poor visibility between drivers/pedestrians Recommendations Smooth and efficient roadway travel should be established at a speed not to exceed 25 mph in most portions. Widen trail and walkways to a minimum of 10 foot, with 12 foot preferred. Improve intersections with a variety of solutions, from enhanced signalization to roundabouts. Long term solutions call for diagonal parking in many areas, especially where higher density residential units are built. Require developers to provide sufficient right-of-way to allow for on-street diagonal parking, and minimize offstreet parking. SEVE TH STREET These comments are provided after studying the Activity Guide map. If Llncoln Avenue has not been built from Washington Street to U.S. 41, consider terminating this street at Baraga Avenue. This improves traffic flow to key areas of the downtown and makes key trail connections. Although this does not relieve existing traffic flow patterns onto U.S. 41, it allows a vital flow into featured development areas, including downtown and waterfront sections. Use a modest rise to this road over the trail, allowing the trail to be built at grade. Consider the possibility of connecting 7 th Street. Walkable Communities, Inc. -16- All streets surro11nding the Northern Michigan Universi!J should be designed and operated in the future to keep the Jewest possible lanes, and crossing widths, while maximizing on-street parking. Similar treatments should be considered on Fair Aven11e and all areas in and around the downtown, future harbor and 111aterfront developme11t, the hospital and other central areas. �Walkability Element to Master Plan Update Other Recommendations, Including Public Process and Priorities NEIGHBORHOOD MASTER PLANNING Many of America's best cities are now learning to develop master plans for each neighborhood. Marquette is of a size and pattern to permit from 5-7 neighborhoods to be identified and refined based on needs inside each neighborhood. A master plan is needed for each neighborhood. Special funds or special staff can be allocated to help each neighborhood arrive at a common vision and master plan. The advantages of this approach include: Creating a vision allowing staff, planning commissioners and city commissioners to make decisions based on the problems, issues needs of its residents and business people in highly specific areas of the community. Minimizing problems and NIMBYism when facing important but controversial issues, such as street designs, onstreet parking, intersection designs, infill development, school bonding issues and more. Allowing a method to identify, network and train citizen leaders, who will overcome many of the fears normally found when neighborhoods are facing change. / Increasing public involvement and public ownership of important issues facing Marquette as it moves towards its goal to become a community of high quality of life, active living and sustainable practices. Improved ability to apply for and win important government and foundation grants for being a community that has sub-area master plans, networks, visions, commitment and a means to carry out tough issues of change and quality of life decisions. Improved efficiency, strength and depth in gaining public trust and support (maybe affection) for its staff and elected leadership, and more popular acceptance of design and construction of important projects. Marquette appears confused on parking issues. Areas where parking would reduce speeding (near schools) removes parking. Other overfy wide downtown streets limit parking. Qualiry infill development calls for substantial shifting of parkingpolicies ... to eli,ninate most offstreet parking in time, and to great!J increase efficient and convenient on-street parking with curb extensions to narrow pedestrian crossing widths. Scene above, SIIOIJ!Y Bend, Oregon. An ability to overcome stagnation and paralysis of important public works, public improvement and public good projects. Improved ability to forge lasting public/private partnerships with key developers -- who need all the support they can get to build key infill projects. -17- City of Marquette �Implementation Steps Community master plans work best when formal methods for carrying out their visions are implemented Indeed, lofty words on paperfor needed treatments are far less valuable to communities than inventions and adoptions to processes to overcome fear of change. Many communities are built to ho-hum, sprawl patterns which are alwqys the easiest routes to quick and efficientgrowth and development. Quality, sustainable streets, public space, buildings and neighborhoods of take much work and by its definition, forces change and uncertainty. The secret to places of the heart is that ma,ry people have learned to work together, to fuel and sustain their interest, and then train their volunteer replacements when thry are approaching burnout. Successful community master plan implementation includes new methods in public process, consensus building, the sharing of a common vocabulary, training of citizens, and an identifiedprocessfor incorporating a,ry dissenters without allowing their voices to overpower the approved process adopted by the community. All too often elected leaders listen to and respond to former high school bullies or smooth talkers that never represented their classmates. These individuals have a role to plqy in a,ry society ... But their voice should never overpower conscientious citizens who have learned how to improve their community. The Walkability Element to this Master Plan process has led to consensus building, workable solutions, and effective partnerships between stakeholders and City of Marquette staff and leadership. The following additional steps are recommended. Following these steps provides assurance that issues will be proper/y addressed, costs will be minimized, and results have maximum effect. If ownership of problems is still weak or lacking, don't give up! The following steps are vital. (1) Form City of Marquette Vision Team. At the concluding workshop on the group endorsed strong support for active leadership and regional action on key issues. There are many issues and complications in carrying out master plan updates. Important steps need to be taken, such as creation of neighborhood boundaries, training courses and programs guiding master plans and sub area plans. (2) Develop Neighborhood Master Plans. As mentioned earlier in this document, communities benefit by having clear plans, expectations, networks and process for carrying out their own vision. Each neighborhood learns to cooperate with other neighborhoods seeking community-wide solutions. eighborhood leaders learn to value training and how to assist all in their neighborhood to cooperate with one another and become active participants in change. (3) Review Plans. A coordinating team working in conjunction with each neighborhood team, is responsible for maintaining the integrity of neighborhood plans, and making certain these plans meet broader community goals and needs. These people should coordinate and guide modest, noncontroversial changes that maintain neighborhood support. In some cases this team meets with property owners at or near the locations of proposed treatments. In some cases one tool may be substituted for another, or a tool may be relocated from one property to another. Walkable Communities, Inc . -18- �Walkability Element to Master Plan Update (4) Education and Survey. Planning commissioners should expand their role, expertise and methods for reviewing changes to the community. Scheduled site visits by all members of the commission and key staff should preceed all meetings. (5) Training and Leadership. The community should develop a training curriculum, set of events and other activities reinventing the culture of change. Cities like Portland and Seattle have many speakers, curriculum at colleges, and a weekend long series of workshops held each year to training and certify neighborhood and community leaders. Progressive ideas re9uire a solid cadre of volunteers and others to help the more intrepid increase their comfort level as change occurs. (6) City Commission Review and Approval. City commissioners must communicate and coordinate their decisions in close liaison with neighborhood leaders, planning commissioners and staff My discussions with a number of people from the community suggests that there is a serious breach of communication, coordination and trust between these key groups. Many important citizens feel frustrated ... Even alarmed at the failures for these important groups to listen and respect the care and dedication of the work of these important groups. (7) Neighborhoods are Involved in Plan Review. Once detailed plans reach 30% completion, each neighborhood team should complete reviews, noting any appropriate changes. Once approved, these plans and final construction can go forward. I I (8) Model Programs. In order to prove that each element of the master plan can work at broad scale it is essential to prove each element at a project scale. For instance, McClellan and Fair Avenues is an appropriate area to test the safety, efficiency and overall performance of a roundabout. Other areas are ready to test for installation of bike lanes, narrowing of travel lane widths, and other treatments. It is important to get many of these treatments on the ground within one year of their adoption. Each treatment needs to be evaluated for overall effectiveness in achieving community goals. It is important to state up front what the performance measures are for each treatment. Fo_r instance, does adding reverse-in diagonal parking to a portion of Baraga Avenue add 40% more parking, slow traffic speed and noise to acceptable levels without creating any noticeable backup in traffic? Some evaluations can be made in a half day or so, while others require significant observations and data. -19- City of Marquette �APPENDIX E - HARBOR MASTER PIAN 327 Marquette Master Plan - 2003 �C '{ �·4 Introduction To specifically address water-based uses and facilities in Marquette Bay, the City sought to create a Harbor Master Plan (HMP). The HMP is intended to supplement, and ultimately become part of the current City of Marquette Master Plan. The HMP consists primarily of the areas commonly referred to as the Upper and Lower Harbor, extending from the south end of Presque Isle Park at the Presque Isle Marina, southward to the Shiras Generating Plant. In the Upper Harbor area, the plan focuses on the Presque Isle Marina, ore dock and remnant piles. In the Lower Harbor, the plan focuses on the commercial and public spaces near the remnant piles, ore dock and Cinder Pond Marina. This summary document describes Marquette's setting, the HMP project process, existing conditions, program goals and design principles, and the Upper and Lower Harbor Preferred Plans. Setting The City of Marquette enjoys a spectacular setting on the south shore of Lake Superior. Evidence of its rich industrial past is represented by picturesque ore docks and thousands of remnant piles that once supported the extensive ship docking associated with its working waterfront heritage. The City is committed to preserving this heritage, while embarking on a plan to create a new vision for the Marquette community of this special waterfront setting. Harhur Masw,· Plan Area Mayor's Task Force on Harbor Master Planning Process Jerry Irby, Mayor The City Commission approved the creation of the Mayor's Task Force on Harbor Master Planning on October 15, 2002. The City subsequently contracted with SmithGroup JJR to complete the HMP. City of Marquette Liaisons: Sandra Gayk, Director of Community Development Hugh Leslie, Director of Parks and Recreation Task Force Members: Fred Stonehouse, Chair (Harbor Committee) Gerald Messana, Secretary (Parks and Recreation, Committee) Jim Clark (Downtown Development Authority) Steve White (Downtown Development Authority) Geoff "Chip" Davis (Parks and Recreation Committee) Joe Johnson (Community) Wim McDonald (Community) Ted Thill (Community) Greg Sieple (Planning Commission) Bruce Ventura (Planning Commission) J ) -) ' \ ) J) ~) ~ ') I) J) )) )) The HMP process included a series of Task Force meetings and public participation events over a six-month time frame. Public participation included interviews with a cross-section of waterfront stakeholders, and public forums to gain an understanding of the variety of perspectives influencing the harborfront. This input influenced the creation of alternative concepts, and finally the Upper and Lower Harbor Preferred Plans. Public input summaries and are available upon request at the City of Marquette Department of Planning. Following completion of the HMP and the adoption of the City's overall Master Plan by the City Commission and Planning Commission, funding opportunities for HMP proposed improvements will be sought. )) ) ) )) '\) ~) ~) ~) "" -) �' ' Existing Conditions Following is a description of existing conditions in the Upper and Lower Harbors. Upper Harbor A: Presque Isle Marina The public marina has a State and Federal designation as a harbor of refuge. The 30-year old, 95-slip marina is in need of an upgrade. Declining dockage facilities, outdated services, siltation and water depth issues limit its use and desirability. B: Marina Services Building The existing building houses the harbor master and support services. The facility appears to need updating from both a functional and aesthetic perspective. C: Boat Launch Community launch used primarily by fishing enthusiasts who want easy fishing access to the north. D: Merchandise Dock Owned by Cleveland Cliffs with the likelihood of being deeded to the City. E: Remnant Piles Large collection of piles that formerly supported docks. F: Ore Dock Owned by Cleveland Cliffs and currently active. Will remain in use for the foreseeable future . �• Al Lower Harbor A: Public Access to Outer Breakwater United States Army Corps of Engineers owned and maintained breakwater protects the lower harbor. Provides desirable public access primarily for fishing . B: Coast Guard Station Office/Dock Coast Guard office and dock are located where the outer breakwater meets the land. Coast Guard residences currently located west of the lighthouse are proposed to be relocated to a new building adjacent to the office and dock. C: Seasonal Theater Local entertainment venue for theater productions. D: Cinder Pond Marina 104-slip public marina with fuel dock, boat launch/travel lift and marina services building. The marina, completed in 1994, is in excellent condition. E: Mattson Park Built on former coal dock pilings. Primarily a large open green space for warm weather events and skating in winter. Also contains a clock tower, play structure, and concession/restroom building . The surface walk along the bulkhead is in need of improvement. F: Yacht Club Private club consists of approximately 40 full members. Wednesday night Enson races around a 4.5 mile course. G: Association Dock and Fish Dock Privately owned docks are located on State of Michigan bottom lands. Lower harbor dock lessees and the City formed the Marquette Bay Association to purchase former railroad property from Wisconsin Central Ltd. Each lessee then retained ownership of their respective part. H: Ore Dock City owned ore dock, located on State of Michigan bottom lands. As Marquette's defining feature, there is broad support to retain the ore dock as a historically significant structure. View oj thl! ore duck from Frunr S,,-eet luwer Harbor Fi.th and Assot'iarion Dvch I: Ripley's Rock Natural feature important to the community. J : Abandoned Spear's Merchandise Docks Remnant piles formerly supported working docks. )) -y ,..)) -'\) 5 ~)) ~ ) ~) 'J) I)) I)) I)) ) )) ,.~ I)) )0 ~~ ~~ ~~ ~1 ,.. ) - )} �'' 9 ~ ~ • Program Goals and Design Principles The following Goals and Design Principles were identified during the planning process. Program Goals/Design Principles Maintain and promote public access Accommodate multiple water user groups • Large • Small • Recreational • Commercial Dovetail with current master plan Provide serviceable use areas with adequate infrastructure Provide long-term flexibility Promote sustainability Execute elements over time Maintain navigational integrity Ensure economic viability Provide private investment incentives Promote year-round use Swlmmers at Picnic Rvclcs t Pvtentlal winter acr,vitiel' �r r �t ~ ''''' Upper Harbor Preferred Plan The Upper Harbor Preferred Plan improvements are described below. The improvements incorporate Task Force and public input gathered throughout the planning process. The primary funding source for each of the elements is indicated in parenthesis. Improvements A: Presque Isle Marina Improvements (Public) Realign breakwater to improve access and efficiency, and reduce siltation Update dockage, including current utility/service standards Incorporate existing fuel tanks into new fuel dock system Upgrade harbor services building Update boat mix to include larger boat mix B: Merchandise Dock (Public) Provide public promenade Adapt and reuse existing structure at end of dock for vendor or concessionaire C: Remnant Pilings (Public) Incorporate land based museum/interpretive facility Reuse remnant piles for an observation deck that extends 100 feet from shore Preserve piles 100' beyond proposed observation deck as historic relics I: Peter White Drive (Public) Realign north of Lakeshore Boulevard to better organize parking and create a park-like entrance experience for both Presque Isle Park and Marina J: Marina Services Facility (Public) Facility proposed on land currently owned by LS&I. Establish a land agreement to develop a marina services facility Develop marina facility for service and storage of boats The facility can serve both Presque Isle and Cinder Pond Marinas K: Redevelopment Area (Private/Public Partnership) Consider re-use of existing structures on City-owned property for an eco-lodge development, retail, and food/beverage uses L: Trail Connections Maintain recreational trail connections Vending Opportunities (Private) Encourage private vending at key activity areas Design Character Guidelines Develop guidelines that build upon the high quality wilderness parkitecture style established with the park entry, new park pavilion, and gazebo The intention of the guidelines is to reinforce the vision and establish parameters for redevelopment Salvage remaining piles D: Cleveland Cliffs Ore Dock (Private) Maintain active use E: Kayak/Sailing Beach (Public) Improve beach for kayak and small sailboat put-in/take-out Provide kayak/small boat storage building combined with new restroom F: Boat Launch/Travel Lift Relocate launch next to Merchandise Dock Incorporate travel lift and pull out as part of launch area G: Fish Cleaning (Public) Provide fish cleaning pavilion adjacent to boat launch H: Parking (Public) Locate parking to accommodate beach, boat launch and additional marina slips Develop standards for parking lots that reflect a park-like setting The above images illw1rate putential a,·11vir/ej' and development oppurwnities envisioned �Cind« l-'00.d • B.xistin1 l•~t/1 ttumhilr 2-4' Jk 3(/ <9 38' I< Tl'lllll IOI Cunuuunity Sallllls Program•~ 2◄' 20 Hsb no..:t - EXUting l t SOlu,~rl~I l'i!h Doc!.:. Propooed 2< 40' 400 linear f~I As.~11Tlon Oo,,:k - H>.i5fing 40' t1so ~, 14 linCM' feel Associatk" llo.l.k. Proposoo 40' U (iu ;:~31lns loceliu1) IZOO linlW foct (24 ilips 1<1'50' oa) 0Nl);~k-Pn""""'1 1600 lin¢41' te-or (32 sltps Id, ,o•eo.) J kitel,C..IVdlllotl Ce111cr, Propo!!«I ~ JO' -40' 60' 28 14 'lbttll p,Jrp,1ndicular slips l'llrtllol oockitij.:i ~ Dock: MixL>J u.~ rcdeve.lopment $ -> m.ai main .-ch1ttcwnal lnregrlty <• l'lighl light ing H lllll""~lriate ❖ PUblic fn)ffil.'nadclbrcakw11.1l•r (X'fflide- (Ontinuous puhlk ll<!~\\!S alongp,:"ORk'l ... r f--i1s ;;;;; ~ PRllFllRRED ❖ iOlf'rprt l ivt lt1tlUtei ) i ~ i ; ; i ; ) ) ) ) ; ) PLAN Smith(ilu'lP JJR September 2003 i:xiscing pile reuse i ,QO MABOU£1iE HABBOR MAS'l'ER PLAN LOWER HARBOR ❖ lightin" o;. sc:i.lill,ll. ❖ 101 800' ) ) ) ) ~ �t t ' '''' ' Lower Harbor Preferred Plan The Lower Harbor Preferred Plan improvements are described below. The improvements incorporate Task Force and public input gathered throughout the planning process. The primary funding source for each of the elements is indicated in parenthesis. Improvements A: Cinder Pond Marina (Public) Maintain current configuration/use Adjust transient to seasonal mix as additional slips are built within the harbor B: Fish Dock (Private) Encourage and establish private partnership opportunities Provide public promenade Expand retail uses Encourage consistent architecture Encourage vending opportunities Provide protective breakwater at the end of dock Expand dockage along existing piles Reuse piles where possible Salvage remaining piles C: Association Dock (Private) Establish private partnership opportunities Provide public promenade Provide protective breakwater at the end of dock Expand dockage along existing piles Reuse piles where possible Salvage remaining piles D: Ore Dock (Public/Private Partnership) ~ Provide visual access of Ripley's Rocks, but limit physical access by separating the breakwater from the island Accommodate larger vessels along southern breakwater F: Harbor Promenade (Public) Provide a continuous promenade along the water's edge that links to trails to the north and south Maintain public access to the outer breakwater Enhance the bulkhead/promenade from Mattson Park to the proposed Hotel/Conference Center Create a common palette of amenities such as lighting, seating, interpretive features and other appropriate amenities G: Linkages to Downtown (Public) Provide visual and physical linkages between downtown and the waterfront emphasizing promenades that project into the harbor H: Trail Connections Provide trail connections north of Cinder Pond Marina and to the beach and trail south of the proposed Hotel/Convention Center Provide aesthetic fencing adjacent to the Coast Guard Theater/Marina Services (Private) Maintain current location of seasonal theater Expand seasonal marina services J : Fish Cleaning Facility (Public} Provide fish cleaning facility adjacent to Cinder Pond boat launch K: Cruiseship Docking(Public) Improve bulkhead at Mattson Park to accommodate cruise ships L: Community Sailing Program (Private) Reconfigure dockage for community sailing program Encourage adaptive reuse for mixed use development Provide public access and promenade along perimeter Provide public destination at terminus Provide protective breakwater at the end of dock Maintain architectural integrity of ore dock Limit activity on top of dock to historic interpretation Provide sensitively designed night lighting Accommodate parallel boat docking E: Hotel/Conference Center Marina (Private) Maintain alignment and reuse piles where possible Configure breakwater to protect basin from wave action within the outer breakwater Provide public promenades woth lighting, benches, interpretive features, and terminus features M: Amphitheater (Public} Locate amphitheater at the northwest corner of the harbor Provide access to floating platform and community sailing dockage N: Water Taxi (Private} Provide docking and wayfinding signage for water taxi Provide seasonal service between lower and upper harbor 0 : Canoe/Kayak Beach and Storage Facility (Public) Provide put-in/take-out beach at the South Railyard development Incorporate kayak/canoe/small boat storage into public pavilion proposed for the South Railyard development Vending Opportunities (Private} Encourage private vending at key activity areas The abow images il/usrratf.' putentia/ ao,wries and devt!lupment upportunuies envisioned Jor the Upper Harbor �APPENDIX F - South Area Land Use Plan 329 Marquette Master Plan - 2003 �McClellan Avenue South Area Land Use Plan May 2003 City of Marquette, Michigan �SOUTH McCLELLAN AREA LAND USE PLAN Purpose The purpose of the South Area Land Use Plan is to provide insight into the development opportunities in this area of the City, and recommend alternative land use plans for evaluation by the Planning Commission. The Planning Commission will then decide which recommendations will best benefit the long-term land use of both the south area and the city as a whole. The City of Marquette South Area Plan comprises a considerable portion of the city's urbanized area, as well as much of its undeveloped land stock. Geographically, the plan focuses on the portion of the city south of the US 41 / M-28 by-pass, with the exception of already developed properties along the US-41/M-28 corridor. Existing Condit ions Marquette's most impressive natural features, topography, and scenic viewsheds are located within the boundaries of the South Area Land Use Plan study area. The following summary items describe existing conditions. 1. The South Area Land Use Plan study area consists of 3,495 acres or 5.46 square miles . 2. There are three watersheds in the study area: the Carp River, Orianna Creek, and Whetstone Brook. The Whetstone Brook watershed extends along US-41/M-28 to an area just south and roughly parallel with Grove Street. The Orianna Creek watershed encompasses a considerable portion of the study area extending from the south limits of the Whetstone Brook watershed to an area ¼ mile pass the McClellan Road and M-554 intersection . The good-to-excellent water quality of many stream segments in both the Whetstone Brook and Orianna Creek watersheds support several thriving cold-water fisheries . 3. Major arterials serving the study area include McClellan Avenue (M-553), M- 554, Pioneer Road between McClellan Avenue and County Road 554, and Grove Street (between US-41/M28 in the western City Limits .) 4. Of the study areas 3,495 acres nine property owners control 2,088 acres or 60% of enumerated property. The major property owners include: • Northern Michigan University • Marquette General Hospital • Marquette Public Schools • Bernice Pauhahi Bishop Land Trust • O'Dovero Properties • Granite Pointe • Marquette Golf and Country Club • City of Marquette • State of Michigan 5. The former City of Marquette landfill is located off of Pioneer Road . 6. Several properties have been recently clear-cut in preparation for development. 7 . 1,436 acres, or 41 % of the study area have slopes in excess of 25%. 8. There are a number of mountain bike paths, which interlace the study area, especially in the area south of Pioneer Road . 9. Many private properties are currently used for outdoor recreation activities such as mountain biking, snow shoeing, cross country skiing, and hiking. !-" 1 �10 . The principle existing zoning within the study area includes: • RS - Residential Single Family • RM - Residential Multiple Family • CR - Conservation and Recreation • DD - Deferred Development 11 . The South McClellan Land Use Area is served by four hydro pressure districts which provide water to their respective district. The map entitled "Hydro Pressure Districts" highlights these areas in relation to other city service zones. The Cox Avenue Tank District serves the north portion of South McClellan Land Use Area along the US-41 corridor. The McClellan Avenue corridor is served by the Mountain Tank District, the Marquette Golf and Country Club is served by the Grove Booster District, and properties east of Division Street are served by the Lincoln Tank District and the Shiras Hills PRV District. Currently the City only has the ability to serve water to the southern limit of the existing golf course on the west side of McClellan Avenue and that the southern limit for the east side of McClellen Avenue ends at Granite Pointe. 2 �Plll'trld8f' Bay MARQUITTE COMMUNITY MASTER PLAN Hydro Pressure Districts ~r.isc-ce Cityd""-'iµrtt•.2003 - a25 o 0.25 0.5 Mies I ,,-.... 3 D D D D D D D D Cox Avenue Tank District Grove Booster District Lincoln Tank District Logan St PRV District Mountain Tank District Northwoods Pump District Sandy Knoll PRV District Shiras Hills PRV District Trowbridge PRV District �........... -- ~ 1";"' Findings /" Based on a meeting with property owners, visits to numerous study area sites, and reviews of technical, GIS, and planning information the following findings are summarized. l . Recent residential projects within the study area have resulted in large lot developments. An example of this type of development is along Vistanna Drive just west of McClellan Avenue near the Marquette Golf and Country Club, and Granite Pointe east of M-554 . 2. Most of the undeveloped portion of the Study Area is forested . 3. Natural topography varies in grade between 0% to over 70%. 4. 1,272 acres within the study area have slopes less than 18%. 5. 784 acres within the study area have slopes between 18% and 25%. 6. 1,436 acres within the study area have slopes greater than 25% 7. The Marquette Golf and Country Club is proposing an addition to their existing golf course with the future potential for limited residential development. O'Dovero Properties {Mount Marquette) is proposing a mixed use project with an 18-hole golf course, new ski lodge and hotel, water park, interval housing, and upscale year-round housing along the Carp River Valley. This project may involve the relocation of M-553 . 8. The Bernice Pauhahi Bishop Estate is in the process of being sold as part of a larger land disposition of their Upper Peninsula land holdings. 9. Public infrastructure, including roads and sewers, is capable of handling new development within the study area. 10. Northern Michigan University has indicated that the property it owns inside the study area will continue to be used for conservation and recreation for the foreseeable future. 11. Marquette General Hospital has indicated no immediate plans to develop their property M554. 12 . A long range planning option to consider is the extension of M-554 from its current terminus at the intersection of McClellan Avenue/M-553 westward into Marquette Township to provide another east-west arterial south of the US-41/M-28 Bypass. 13 . The 1996 Community Master Plan recommends the implementation ofresource-sensitive development practices for residential and commercial projects whenever feasible. 14. The mountain biking community would like to procure easements through the various privately owned parcels as part of a south trail system. 15 . Development of the former City of Marquette landfill on Pioneer Road will likely be limited to outdoor recreational purposes. 16. Extension of water lines into potential buildable areas will require engineering feasibility review and a review of capital infrastructure costs. ?' ,,......._ ,.-. ,,..--..._ ,,,--. .,,......._, ~ ~ ~ ,,,,-~ ~ ~ ~ ~ ~ ,,-...., ~ ,,.-~ ~ ~ ,r--... 4 'A ~ ~ ~ ~ ,....--...,._ ~ ,,.,--.._ ~ ~ ~ r ~ �.........,_ MARQUITTE SOUTH AREA LAND USE PLAN Steep Slopes O.ii: Soun CI1W' d M ~ GIS, 2002 1 -.:...,,. j 18% Grade Maximum 25% 35% 60% 70% Grade Maximum Grade Maximum Grade Maximum Grade Maximum - 02 ¢ 0 02 0 4 Miles i 5 �Potential Buildable Areas and Dwellings Although a large amount of the undeveloped property in the study area is zoned for Single and Multiple Family Residential land uses some of this acreage is subjected to severe slope and grade issues. As mentioned previously, grades within the study area range from flat (0%) to areas in excess of 70% grade. Typically, land in excess of a 25% grade is deemed non-buildable due to problems associated with slope stability and soil erosion. The 1996 Community Master Plan advised against development in areas in excess of 18% slope, however, based on a review of technical literature this can be increased to 25% . As a result a Potential Buildable Area map was prepared which isolated buildable areas within the study area. There are fourteen ( 14) potential buildable areas within the study area ranging in size from 4 acres to 103 acres. Based on underlying zoning classifications these potential buildable areas would yield 294 single-family residential units and 804 multiple family dwelling units for a total dwelling unit build out of 1,098 dwellings. Based on the 2000 U.S. Census the City of Marquette had 8,418 dwelling units. The additional number of potential dwelling units would increase Marquette's housing stock by 13% or 9,516 dwelling units . POTENTIAL BUILDABLE AREA Parcel Size (Acres) Area Single Family 1 2 3 4 5 6 7 8 9 10 11 12 13 14 Grand Total 51 .05 10.27 26.24 3.77 3.48 3.00 5.07 3.63 28.88 4.65 91 .69 103.45 27 .85 18.50 381 .53 48 9 20 3 0 0 0 0 0 4 65 101 26 18 294 Multiple Family All Housing Types 0 0 44 0 40 34 57 41 333 0 255 0 0 0 804 48 964 3 40 34 57 41 333 4 320 101 26 18 1,098 6 The potential buildable area assessment is based on current underlying zoning classifications. Modifications to the land use plan for the study area combined with changes to the zoning district designations will influence the final building potentials for this area. �MARQUETTE SOUTH AREA lAND USE PLAN Potential Buildable Areas - 02 ¢ 0 0.2 04 Mies I 7 �Land Use Scenario One - Maintain the 1996 Future Land Use Maintain the future land use configuration described in the 1996 Community Master Plan. Land use categories recommended in this plan included Resource Residential, ConseIVation Recreation, Multiple Family, and Commercial. Current zoning includes RS-Residential Single Family, RMResidential Multiple Family, CR-ConseIVation and Recreation, and DD-Deferred Development. An associated recommendation outlined in the Implementation Strategy of the plan discussed the use of an overlay ordinance to limit development on steep slopes in the south McClellan Road area. • Traditional application of land use categories. • Considerable land area classified as PreseIVation and Resource Sensitive Residential Development • Quality of implementation subject to local zoning controls. 8 �MARQUITTE SOUTH AREA LAND USE PLAN Scenario 1: 1996 Community Master Plan - 02 i Commercial Corridor Improvements Institutional Uses Preservation Areas Recreation Preservation/Maintenance ~ Residential D Residential Rehab Areas Resource-Sensitive Commercial Development Resource-Sensitive Residential Development US-41 Corridor Entrance ¢ 0 02 0 4 Mies I 9 �Land Use Scenario Two - Corridor Residential This land use scenario establishes a strong single-family residential network along the McClellan Road corridor with the exception of a small neighborhood commercial area at the McClellan Road / M-554 intersection, and a multiple family area to the immediate north . This land use scenario promotes larger lot residential development, which tends to be more infrastructure consumptive but less disruptive to natural features . To ensure that steep slope areas are protected the Planning Commission would enact a steep slope ordinance which would limit development in areas with slopes of 25% or greater. The proposed ordinance should allow for an exception to build access drives needed to access buildable areas above restricted steep slope zones. The Marquette Golf and Country Club and the former City of Marquette landfill would be designated ConservationRecreation, which would allow outdoor recreation related uses. Properties owned by NMU, the City of Marquette, and the State of Michigan in the southeast portion of the study area would be designated Recreation-Conservation. • McClellan Avenue used as an arterial spine to link residential areas. • Marquette Golf and Country Club and properties in the southeast portion of the study area classified as Recreation-Conservation. • When steep slope provisions are enacted to limit building in certain areas residential neighborhoods will develop in enveloped clusters. • Westward expansion of M-544 at the McClellan Avenue and M-554 intersection. • Single family would develop in much the same fashion as Harbour View and Orriana Drives . r,;:;_· F:" ,;;::;,...---..,_ ~ 10 �r 1,. Margu-ett~ il- r ~- ·. . -~,~ ,. MARQUETTE SOUTH AREA LAND USE PLAN Scenario 2: Corridor Residential - 0.2 ~ Single Family Residential D Multiple Family Residential General Commercial D Neighborhood Commercial D .Recreation/Conservation - • • • N 0 Proposed Road New Intersection 0 02 0 4 Mies I 11 �Land Use Scenario Three - Watershed Residential This land use scenario segments the study area into three (3) larger land use patterns: Single Family Residential, Recreation - Conservation, and Watershed Residential. Several other minor land use categories such as Neighborhood Commercial, General Commercial, and Residential Multiple are found primarily along the perimeter of the study area. The new land use designation - Watershed Residential would set the stage for a companion zoning district which would require development in this zone to meet certain design standards established to limit development on steep slopes and along stream segment conservation corridors but allow developers the opportunity to cluster development and take advantage of mixing housing types to achieve higher densities in designated buildable areas. In addition, special use provisions can be extended toward resort related developments. All development in this area would be treated as a planned unit development. • Marquette Golf and Country Club and properties in the southeast portion of the study area classified as Recreation-Conservation . • Westward expansion of M-544 at the McClellan Avenue and M-554 intersection . • Properties within the Watershed Residential area would be developed as planned unit developments (PUD) extending to property owners higher density allowances and the ability to mix housing types in exchange for quality design and preservation of open space. • Properties north of Pioneer Road would remain as traditional single family with general commercial along US-41 / M-28 . .,,,..... ,,,...--.\ ;;;::;, ,,., " ,;::; ,,--,.-,-.. ~ ~ .,----.,.. r::::::: 2 ,,,---. ~ ..----. ,,....... ;;,-. ,....,.--~ :--.. ' 12 ,,----._ ,,...... c--. ~ ~--- ~ ~ ~ ~ ·~ �Marquette .... 0 ~ MARQUETTE SOUTH AREA LAND USE PLAN Scenario 3: Watershed Residential ...- .ot:2==:::io,4 Mies u■ iii--=::0 ~ Single Family Residential D D D D N 0 Multiple Family Residential Watershed Residential General Commercial Neighborhood Commercial Recreation/Conservation Proposed Road New Intersection 13 �Conditions Applied to All Land Use Scenarios 1. Conservation Corridors - Areas north of Pioneer Road and east of McClellan Avenue are considered within the Urban Zone addressed in the Whetstone Brook and Orianna Creek Watershed Management Plan. Tributaries within this zone shall have a stream (riparian) buffer of twenty-five {25') feet either side of the ordinary high water mark. Areas in the Emerging Urban Zone addressed in the same plan shall have a stream (riparian) buffer of one hundred ( 100') feet either side of the ordinary high water mark. 2. Neighborhood Commercial - All three land use scenarios depict the intersection at McClellan Avenue and M-554 as Neighborhood Commercial. With the long-term development potential of 1,000 plus dwelling units residents should have access to limited commercial offerings such as convenience groceries, gas, coffee shop, and bakery within this portion of the City. In addition, as recommended in the 1996 Community Master Plan this area should be accessible to non-motorized traffic. 3. Former City of Marquette Landfill - The former City of Marquette landfill should be utilized for outdoor recreation activities, as well as, providing a trailhead with off-street parking for mountain biking and cross-country skiing. 4. Mountain Bike Trail System - The land use plan recognizes that mountain bike trails lace the study area however the various land use scenarios do not recommend particular corridors. These should be designated in conjunction with local mountain bike interests and procured through easements from private property owners. Once a general routing plan is developed it could be consulted as properties petition for development and site plan approval. During this phase of the development process easements would be procured by the City of Marquette. 5. McClellan Avenue - The Walkable Communities Element of the 2003 Community Master Plan includes several recommendations for McClellan Avenue which should be considered by the Planning Commission. • All areas of McClellan Avenue should be narrowed to 2-3 lanes. In some areas streets will need to be converted to boulevard style medians with appropriate turning pockets. • Trails should be placed on all sections where high levels of access management (few driveways) can be maintained . • Roundabouts should be evaluated and placed, replacing 4-way stop controls. • All signalized, 4-way stop intersections and roundabout intersections should be well -lit. G. Pedestrian Access Across US-41 / M-28 Bypass - US-41 / M-28 Bypass creates a physical barrier dividing the community. Although dirt paths and bike trails along the road shoulders indicate some level of pedestrian activity crossing this segment of roadway is hazardous. The Planning Commission should evaluate the need to construct a non-motorized grade separation between these sections of the community. One solution would be to divert nonmotorized traffic to former Soo Line Railroad grade separation near the intersection of US-41 / M-28 and Washington Street. Another solution would be to install a non-motorized tunnel under US-41 / M-28 at the McClellan Avenue/ US-41 intersection. The grade differential between the north and south sides of McClellan Avenue would result in a tunnel on the south side and an at grade entry on the north side. The use of a non-motorized tunnel was successfully used in Petoskey, Michigan to connect the waterfront with the downtown by going under US-31. 14 �Recommended Land Use Plan After review and discussion the City of Marquette Planning Commission selected Land Use Scenario Three as the preferred land use map for the South Area Land Use Area. In doing so the following actions need to be addressed . 1. Formally adopt the South Area Land Use Plan pursuant to the Municipal Planning Act notification and public hearing requirements. 2. Formally adopt the Whetstone Brook and Orianna Creek Watershed Plan pursuant to the Municipal Planning Act notification and public hearing requirements. 3. Establish and adopt a new zoning district entitled, uResidential - Watershed (RW) ." Permitted uses should include: • Single Family Residential - Detached • Single Family Residential - Attached • Resort Related Residential Units (Timeshares, Interval Units, Etc.) • Hotels and Motels within a Resort Development • Private and/or Public Summer and Winter Recreational Uses 4. Adopt the Whetstone Brook and Orianna Creek Watershed Management Overlay Zone. Section 4: Critical Slopes of the proposed overlay ordinance should be amended to include the following: uFor the purpose of this section, steep slopes shall include land with slopes falling one vertical foot for every 6.67 lineal feet (15%) to one foot for every four lineal feet (25%) . Slopes greater than 25% shall not be disturbed unless a report submitted by a certified soils or geotechnical engineer indicating that a specified area can be disturbed and holding the City of Marquette harmless from loss of property is approved by the City Planning Commission." 15 - - - -- - - - - - �• "-1 \,_,---.. ---- 1~,·-·~ ,·....-U r.·· l..~,:- -~ Marquette Bay Cll c::: ~ tTI ~ ' ~ II ,_. 0 ;.:I MARQUITTE SOUTH AREA LAND USE PLAN Major Property Owners O.~ Scutt' C1ty d M.-quette GIS. 2002 D D - D § City of Marquette Forest Land Group Granite Pointe Marquette General Hospital Marquette Golf & Country Club Marquette Public Schools Northern Michigan University O'Dovero Properties State of Michigan ~ o■ iNM-=::::il o -1111111 0 ::::: 2 ==:::::i o.14 Miles 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 Marquette_Community-Master-Plan_2004 Creator An entity primarily responsible for making the resource Beckett & Raeder Date A point or period of time associated with an event in the lifecycle of the resource 2004-05-04 Title A name given to the resource Community Master Plan City of Marquette, Michigan Description An account of the resource The Community Master Plan for the City of Marquette, Michigan was prepared by Beckett & Raeder in association with SSOE, Inc. U.P Engineers & Architects, Inc. Glatting, Jackson, Kercher, Anglin, Lopez, Rinehart, Inc. and Walkable Communities, Inc. and was adopted on May 4, 2004. Contributor An entity responsible for making contributions to the resource SSOE, Inc. U.P Engineers & Architects, Inc. Glatting, Jackson, Anglin, Lopez, Rinehart, Inc. Walkable Communities, Inc. (consultant) Subject The topic of the resource Master plan reports Marquette (Mich.) Marquette 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/2fa6756a9b8dfcac9c6bb713cc4c6923.pdf dd6e84928312f179ba9e216b117020d8 PDF Text Text BENZIE COUNTY 2020 COMPREHENSIVE PLAN �Adopted by the BENZIE COUNTY PLANNING COMMISSION Andrew W. Nester, Chair William Johnson, Vice Chair Kathryn Seitz, Secretary Donald Tanner Mary Pitcher Jerry Priebe Wally Edwards Andrew W. Nester Mike Evans With assistance from the Comprehensive Plan Subcommittee Cliff Graves Mary Pitcher Kurt Luedtke Marcia Davis Dori Noble Turner William Johnson Agriculture Subcommittee Mike Evans Clarence Davis Mark Evans Ray Kimpel Arthur St rong Will Wolfe Roger Griner Cheryl Kobernik Dodie Putney Randy Bell Forestry and Mineral Extraction Subcommittee Arthur Strong, Chair Dick Cooper Diane Hash Mike Moorman Mary Pitcher Michael Duwe Hans Voss Harold Trealout Residential Development and Land Division Subcommittee Allen Appelhof Moore Peregrine Roger Papineau Jeanne Dzik Wally Edwards Kathy Seitz Sensitive Lands and Water Resources Subcommittee Nancy Kasperzak Virginia Sorenson Ray Kadlec Sally Casey Craig Meredith William Olsen Doug Stevens Raymond Antel Moore Peregrine Don Tanner Jim Baltazar Harlan Reichle Jim Sheets Steve Fernand Roger Griner Intergovernmental Cooperation Subcommittee Michael Moorman Ed Duncan Jeanne Dzik Jean Rosa Ray Kimpel Catherine Werts Transportation Subcommittee Timothy Young Jim Brian Andrew Nester Community Facilities and Services Subcommittee Vickie Burlew Julia Deemer Charles Fisk Sheriff Vance Bates Richard Draper Bruce Ogilvie Jerry Jennex Bill Johnson John Nuske Andrew Nester Carol Dye Suzy Volz Alex Knox Mary Hoyt William Olsen Jobs and Economic Development Subcommittee Betsy Evans Harold Case James Strickland Dennis Haugen Jim Macinnes Priscilla Woodley Recreation Subcommittee Ray Kimpel Donald Tanner And assistance to all subcommittees from Anne Bourne and David Neiger, Benzie County Planning Director �BENZIE COUNTY 2020 COMPREHENSIVE PLAN Prepared by the Benzie County Planning Commission to replace the 1993 County Plan With assistance from: Planning & Zoning Center, Inc. 715 N. Cedar Street Lansing, Ml (517) 886-0555 www.pzcenter.com October, 2000 �Benzie County 2020 Comprehensive Plan TABLE OF CONTENTS PREFACE Plan Purpose ........................................................................................... i Plan Contents and How to Use the Plan ................................................. ii Background Reports ..... .......................................................................... ii CHAPTER 1 - BENZIE COUNTY IN 2000 Introduction ....................................................... ................................... 1-1 Physical Description ............................................................................ 1-1 Natural Resources ............................................................................... 1-1 Demographic Profile and Projections of County Residents ................. 1-2 The Benzie County Economy ....... .. ..................................................... 1-3 Land Use Profile and Projections ......................................................... 1-4 Infrastructure in Benzie County .. .......................................................... 1-5 CHAPTER 2 - BENZIE COUNTY 2020 VISION: What Benzie County Residents Value Introduction ......................................................................................... 2-1 21st Century Benzie County .... ........................................................... 2-1 Scenic and Rural Character Preserved ............................................... 2-1 City and Village Centers ..................................................................... 2-2 Diversity is Celebrated ........................................................................ 2-2 Quality of Life - A County of Options and the Arts ..... ......................... 2-3 Economic Development - A County of Opportunity .... ......................... 2-3 Intergovernmental Cooperation/Coordination ..................................... 2-4 CHAPTER 3 - WHAT'S AT RISK: Major Issues and Analysis Introduction ........ ................................................................................. 3-1 Rural Character, Open Space and Scenic View Preservation ............. 3-2 Lake and River Water Quality ...................................................... ........ 3-5 Ground Water Quality ............ .............................................................. 3-6 Forestry ...............................................................................................3-6 Minerals ............... ................................................................................ 3-7 Recreation .......................... ................................................................. 3-8 Public Lands .............................................. ........ .................................. 3-9 Lake Access ........................................................................................ 3-9 Sand Dunes and High Risk Erosion Areas .............. .......................... 3-10 Historic Preservation .......................................................................... 3-11 Agriculture Preservation .................................................................... 3-11 Agriculture and Residential Conflicts ................................................. 3-12 Over-Zoning for Residential Development ......................................... 3-12 Industrial Development .................... ... ............................................... 3-13 Commercial Development. ............. .................................................... 3-14 Benzie County 2020 Comprehensive Plan �Development Along US-31 and M-115 .............................................. 3-14 Transportation .................................................................................... 3-14 Affordable Housing .. ... ....................................................................... 3-16 Community Services and Facilities, Including Sewer and Water .. .. ... 3-16 Intergovernmental Cooperation and Coordination ............................. 3-17 Coordinated Planning and Zoning ..................................................... 3-18 Sustainability ....... ............................................................................... 3-18 CHAPTER 4 - FUTURE LAND USE AND URBAN SERVICES DISTRICTS Introduction .......................................................................................... 4-1 Vision-Based, Policy Driven, Future Land Use Pattern ........................ 4-2 Sensitive Environment Protection Areas ........................................ 4-5 Public Lands and Recreation ......................................................... .4-5 Agricultural Protection Areas ......................................................... .4-5 Rural Residential ............................................................................4-7 Medium Density Single Family Residential .................................... .4-8 Business/Commercial ..................................................................... 4-8 Industrial ............................................. ............................................ 4-8 Policy Maps .........................................................................................4-9 Sensitive Environments ................................................................. .4-9 Recreation .......... ............................................................................ 4-9 Agriculture Protection .....................................................................4-9 Rural Residential .......................................................................... 4-10 Transportation lmprovements ...................................................... .4-11 Job Centers .................................................................................. 4-11 Urban Services Districts (USO) .................................................... 4-11 Policy Maps Yet to be Developed ...................................................... 4-17 Zoning Plan ........................................................................................4-17 CHAPTER 5 - PRINCIPLES, STRATEGIES &POLICIES Introduction .......................................................................................... 5-1 Fundamental Principles ....................................................................... 5-1 Balanced Growth Strategy ................................................................... 5-4 Environmental Protection Strategy ...................................................... 5-8 Strategy to Protect the Visual Character of the Landscape ............... 5-11 Strategy to Protect the Visual Character of Small Towns .................. 5-13 Strategy to Address Issues of Greater than Local Concern ............... 5-15 CHAPTER 6 - PLAN IMPLEMENTATION Introduction .......................................................................................... 6-1 Focusing on Priorities ............ .............................................................. 6-2 Annual Tasks .................................................................................. 6-2 Top Priorities .................................................................................. 6-2 Dealing with Issues of Greater Than Local Concern ............................ 6-4 Role of Key Players ............................................................................. 6-6 New Roles of the County Board of Commissioners ........................... 6-10 Benzie County 2020 Comprehensive Plan �New Roles of the County Planning Commission .......... ...................... 6-10 New Roles of the Local Planning Commissions and Governing Bodies .................................................................... 6-11 New County Planning Department Roles ........................................... 6-11 Tools to Implement the Plan .............................................................. 6-12 Mechanism for Updating the Comprehensive Plan ............................ 6-12 Concluding Thought.. ......................................................................... 6-12 LIST OF TABLES 6-1 Issues of Greater than Local Concern ................................................. 6-5 6-2 Traditional Responsibilities of the Local Government Decision Makers ........................................................................... .. .6-7 LIST OF FIGURES 5-1 5-2 5-3 5-4 5-5 Balanced Growth Strategy ................................................................... 5-7 Environmental Protection Strategy .................................................... 5-10 Natural Landscape Features .............................................................. 5-12 Visual Character Elements ................................................................ 5-14 Issues of Greater Than Local Concern .............................................. 5-16 LIST OF MAPS 1-1 1-2 1-3 4-1 4-2 4-3 4-4 4-5 4-6 4-7 4-8 Existing Land Use ............... .. ..................................... ........... ............... 1-6 Benzie County Sewer and Water Districts .. ......................................... 1-7 Benzie County Roads .. ........................................................................ 1-3 Future Land Use ............................................................. ..................... 4-3 Benzie County Sensitive Environments .................................... .. ........ .4-4 Benzie County Recreation Areas ........... .......................................... .. .. 4-6 Benzie County Agriculture Protection Areas ........................................ 4-7 Benzie County Rural Residential ...................................................... .4-13 Benzie County Transportation lmprovements .................................... 4-14 Benzie County Job Centers .. ............................................................ .4-15 Benzie County Urban Services Districts ............................................ 4-16 Benzie County 2020 Comprehensive Plan �PREFACE Plan Purpose The purpose of this Comprehensive Plan is to provide policy and guide decision making for future land and infrastructure development decisions within Benzie County. Within the Plan, key planning issues are identified; community character is described; goals and policies are outlined; existing and future land uses are described and mapped; public facility standards are established; transportation improvements are identified and specific implementation measures are recommended. The planning process used in developing the Benzie County Comprehensive Plan included meetings of the County Planning Commission, the 70 member Citizen Advisory Committee, topical Subcommittees, mapping, data analysis, consideration of alternative development options, hundreds of citizens at town meetings, and public hearings. Critical to the planning process was the preparation of ten background reports. These reports provide the most thorough reference to data, trends, issues and recommendations used as a basis for this Plan. The Subcommittees for each of the background reports were comprised of citizens, local officials and persons with expertise in the topic area. They are listed on the back of the title page. This Plan is adopted by the Benzie County Planning Commission to promote public health, safety, and welfare through planning for the appropriate use of land and water resources and the provision of adequate public facilities and services. Although this Plan states specific land use and development policy and proposes specific land use arrangements, it has no regulatory power. It will be implemented by County and local zoning decisions, public facility and infrastructure improvements and the actions of private property owners acting consistent with the Plan. The Planning Commission adopts this Plan pursuant to authority in the County Planning Act, PA 245 of 1945. The Benzie County Comprehensive Plan will probably be used most frequently to guide decisions by the Benzie County Planning Commission on whether or not to approve local plans and rezoning approvals submitted to it. The Plan will also guide recommendations made by the County Planning Commission to County and State authorities on roads, parks, county buildings and other infrastructure. The land area covered by this Plan includes the entire area of Benzie County and all 19 units of local government in the County. It is intended to promote sensible and sustainable interjurisdictional land use planning. It is hoped that this Plan will guide the formation of Township, City and Village plans consistent with it and that subsequent local zoning and infrastructure decisions will also be made consistent with it. Benzie County 2020 Comprehensive Plan �All proposed future land use arrangements and policies presented in this Plan were developed based on a blending of: • The natural capability of the land to sustain certain types of development and the important natural functions played by unique land and water resources in the area. • The relative future need for residential, commercial, and industrial land uses; as well as the existing land use distribution. • The relationship of agricultural and undeveloped lands to existing community character and the economic base of the County. • The desires of local residents and public officials as expressed through their participation in visioning sessions, Subcommittee meetings, Citizen Advisory Committee meetings and public Planning Commission meetings. This Plan has a time orientation of twenty to twenty-five years into the future. It is heavily influenced by the Concept of Sustainability: that a community should make decisions today that meet the needs of the present without undermining the ability of future generations to meet their own needs. Plan Contents and How to Use the Plan There are three critical components to using this Plan as a decision making guide. • First is the future land use map and associated policy maps presented in Chapter Four. • Second, are the policies in Chapter Five. These are based on public input and reflect where citizens want their County to be over the next twenty to twenty-five years. The condition of the County now, and recent trends of population size, age and other characteristics, as well as economic, infrastructure and natural resource conditions form the foundation for planned change and are discussed in Chapters One through Three. • Third, are the implementation strategies found in Chapter Six. Key priorities for action are described. This Plan is a statement by the County Planning Commission regarding the present and desired future character of the County and strategies to assure that character. As a formal and tangible document, this Plan is intended to instill a sense of stability and direction for County, City, Village and Township officials, and for Benzie County citizens. Background Reports Following is a list of each of the background reports prepared prior to the adoption of the Plan. Each background report includes much more data and analysis than is included in the Plan on the subject matter it addresses. Each background report was adopted by the County Planning Commission, following a public hearing, and comprises important detail not repeated in this Plan. Please Benzie County 2020 Comprehensive Plan ii �consult these background reports for greater detail on any issue or policy included in this Plan. Background Reports Agriculture Community Services and Facilities Forestry and Minerals Intergovernmental Cooperation Jobs and Economic Development Recreation (Completed as an update to the Benzie County Recreation Plan) Residential Development Sensitive Lands and Forestry Social and Economic Trends Transportation Benzie County 2020 Comprehensive Plan iii �CHAPTER 1 BENZIE COUNTY IN 2000 Introduction This chapter briefly describes the key elements of Benzie County's natural resources, population, economy, community facilities and land use. This sets the stage for later chapters that compare Benzie County as it exists in 2000 with how citizens want it to be in the future (vision statement). Later chapters also discuss various issues citizens face in dealing with the existing situation and why the existing conditions are not desirable. Physical Description Benzie County has an area of 316 square miles, making it the smallest county in the state in land area. It is located along the shore of Lake Michigan and is bordered on the north by Leelanau County and the south by Manistee County. Grand Traverse County is to the east. There are nineteen communities within Benzie County. These include Frankfort City, the Villages of Elberta, Beulah, Benzonia, Honor, Lake Ann and Thompsonville. There are also the Townships of Almira, Benzonia, Blaine, Colfax, Crystal Lake, Gilmore, Homestead, Inland, Joyfield, Lake, Platte and Weldon. All communities have their own zoning ordinance except for seven townships which are under County zoning: Benzonia, Blaine, Colfax, Crystal Lake, Gilmore, Joyfield and Platte. Natural Resources Benzie County is rich in natural resources. These include large forested areas, beautiful, clean lakes, high quality rivers, wetlands, minerals, dunes and ridges. These natural resources provide both great economic benefit and a way of life high in the qualities of nature, scenery, clean air and water and recreation opportunity. The County's natural features are comprised primarily of lake-border plains, hill plains, rivers, inland lakes and the Lake Michigan shoreline and dunes. Large areas of the County are forested. Its elevation extends from about 600 feet above sea level to about 1,000 feet elevation. Most agricultural activities are associated with fruit production. The combination of soils, climate and near-shore hillsides make much land uniquely suited for cherries and apples (in particular). Oil and gas deposits, primarily in the Antrim Formation, underlie the County. There are oil and gas drilling operations, primarily in the southern part of the County. Sand and gravel deposits exist, both in the dunes and glacial ridges in the western part of the County. Benzie County 2020 Comprehensive Plan 1-1 �Demographic Profile and Projections of County Residents Population Benzie County has the sixth smallest year-round population among counties in Michigan. The Benzie County population was 11,205 in 1980, and 12,200 in 1990. The Census Bureau estimated the 1999 population at 15,257, making it one of the fastest rates of growth in the state. The future population of Benzie County will be about 15,500 by the year 2000 and 17,700 persons by 2020, according to projections made by the Office of State Demographer, Michigan Department of Management and Budget (DMB). If the economy of Michigan remains strong and the Traverse City metro area continues to grow, these projections are likely to be low. However, population growth is not uniform across all jurisdictions within Benzie County. Lake Ann shows no change between 1980 and the 1998 estimated population. There are no declines between 1980 and 1998 but there were between 1970 and 1990, with the largest decline in the Village of Elberta (-20% between 1970 and 1990). The greatest township increases between 1980 and 1998 were in Almira, Lake and Inland Townships, with increases of 64% and 62% respectively. The Colfax Township portion of Thompsonville showed a 108% population increase during the same period, due to residential construction at Crystal Mountain Resort. The County population increased due to both a net increase in population and inmigration (people moving into the County). The birth rate in 1998 was 11.1 per thousand (from Census Bureau estimate of births) and the death rate was 10.5 per thousand (also from Census Bureau estimate of deaths). In-migration, which accounted for 10. 7% of the population increase between 1992 and 1996, was primarily due to retirees settling in Benzie County to enjoy its scenery, natural resources and other amenities, as well as persons building homes in Almira and Inland townships to be close to jobs in Traverse City. Seasonal Population Benzie County's population doubles during three summer months to nearly 26,000 persons, and increases by at least 13% in the other months due to an influx of vacationers. These persons stay in second homes, campgrounds, RV sites, hotels, motels, B & Bs, cottages and at overnight marina slips. According to the Northwest Michigan Seasonal Population Model, (1996, produced for the Northwest Michigan Council of Governments), there are nearly 2,300 facilities for overnight guests in Benzie County. The largest numbers of such units were in Benzonia, Crystal Lake and Lake Townships, each of which had over 700 such units. Only 33 units were available for migrant workers, and 28 units were boarded up. Seasonal residents contribute greatly to the local economy, tax bases and to the creation of opportunities that wouldn't exist for a smaller population. But they also require building a bigger infrastructure to serve them and often are not enthusiastic about growth proposals that excite permanent residents. Benzie County 2020 Comprehensive Plan 1-2 �They rarely register to vote in proportion to permanent residents (since they usually live most of the year elsewhere). Age Benzie County has a slightly older than average population . In the age groups, under 18, and 18 to 24 years, Benzie County had 24.2% and 7.5% respectively in 1990 compared to State averages of 26.5% and 10.8% respectively. In the age groups of 45 to 64 years and 65 years and over, Benzie County had 22.4% and 17.2% respectively compared to State averages of 18.7% and 11 .9% respectively in 1990. This reflects the attraction of Benzie County as a place to retire and the lack of job opportunities that result in young people leaving the County for employment elsewhere. It also reflects the relative lack of families raising children in the County. Race Whites far outnumbered any other race in 1990. Of a total population of 12,200, there were 30 blacks, 237 American Indians, 129 Hispanics and 35 Asians. Families and Households While the size of families declined by 8% in Benzie County between 1980 and 1990, the number of households increased 19% during that period. This is a typical situation throughout Michigan. It is due in part, to an aging population in which retired couples move to the County, without children. It is also partly due to the increasing number of families headed by single parents. There were 4,772 occupied dwelling units in Benzie County in 1990, up from 4,008 in 1980. If that rate of change continued, there would be over 5,500 dwelling units in 2000. These include single family homes, mobile homes and multiple family homes or apartments. Education The residents of Benzie County have an average education level that is primarily provided by public schools. K-12 school enrollment in Benzie County was 2,608 in 1990. Elementary and high school enrollment was 1,928 and public school enrollment was 96.6% . There were 66 high school dropouts in 1990 and 333 persons enrolled in college. Of persons 25 years or older, 76.6% were high school graduates in 1990, which is about the State average. Fifteen percent have bachelor's degrees or higher education, which is about two percentage points below the State average. The Benzie County Economy Economic Sectors The two major economic sectors in Benzie County are recreation/tourism and agriculture. There are also manufacturing facilities, health care facilities and gov- Benzie County 2020 Comprehensive Plan 1-3 �ernment employment. Many residents of Benzie County work in Grand Traverse County. Employment Employment in Benzie County has improved in the last few years, reflecting an over-all improved State economy. The work force in Benzie County in 1999 was 7,825 persons, up 10% from 1992. Of this number, 7,375 persons were working, on average, in 1999. This is 1,725 more persons than in 1992, a 31% increase. Unemployment declined in Benzie County in recent years, as it has in the State. The 1999 average rate was 5. 7%, down nearly 6 percentage points, a 52% decline, from 1992. Unemployment rates differ throughout the jurisdictions in the County, ranging from a low of 1.4% in 1999 in Platte Township to a high of 14.7% in Weldon Township. The other community with a high unemployment rate was Colfax Township, with an average unemployment rate in 1999 of 13%. In the past, unemployment has been high in Benzie County during times of statewide economic problems. The recreation and tourism industry is seen as potentially important in providing for higher levels of future employment in the County. Employment Projections Based on data from the Michigan Employment Security Commission for the period 1985-1995, if employment is projected for the communities in Benzie County to 2020, total employment will grow to 7,436 by 2000 and 11,680 by 2020, a 120% increase over 1990. Projections by the University of Michigan Institute of Labor and Industrial Relations made in 1994 are far less optimistic, the projected increase in employment in Benzie County by the year 2020 will be in the range of 20 to 30%. The total increase in jobs for Benzie County is projected by U of M to be no higher than 2,000 additional jobs between 1990 and 2020. Counties with low base employment and located off of major transportation routes are notoriously difficult to project. Land Use Profile and Projections The major land uses in the County are forest and agriculture. See Map 1-1 . There are significant wetland areas, located primarily in the southeastern part of the County. Beaches and dunes line nearly all of the Lake Michigan shoreline. There are orchard areas in the western part of the County, many just east of the dunes. Developed landscapes occur primarily along the major lakes, rivers, in villages and in strip residential acres along a few of the State and County roads. Because of the extensive residential development along lakes and rivers , there is limited access to public water bodies. Benzie County 2020 Comprehensive Plan 1-4 �Over 36% of Benzie County is publicly owned land. About 10,000 acres are in Federal ownership within the Sleeping Bear National Lakeshore. There are about 59,000 acres in the Pere Marquette State Forest, the Betsie River State Game Area and Fish Hatchery, and the abandoned Ann Arbor Railway right-of-way. County and local governments own about 900 acres of land. If one compares land use/cover maps based on aerial photographs taken at two different times, 1978 and 1996, a large increase in residential land use can be seen along the major state highways and county roads. At the same time, considerable fragmentation of private land into 5 and 10 acre parcels occurred between 1978 and 1996. This fragments the natural resource base and has significantly changed both the land uses and pattern of land use in the County. Infrastructure in Benzie County Community Facilities All levels of government maintain a variety of facilities in Benzie County. The Federal government has post offices, a Coast Guard station and Sleeping Bear Dunes National Seashore. The state has a Department of Natural Resources fish hatchery, boat launch sites, large areas of state forest plus horseback and snowmobile trails. The County has a government complex plus recreation facilities. Local governments have town halls, fire stations and local parks. These are widely distributed across the County. Only Frankfort, Elberta, Beulah and Crystal Mountain Resort have both public water and sewer service and these systems have fairly limited excess capacity. In addition, Benzonia and Thompsonville have public water, and Honor has public sewer. See Map 1-2. Roads The primary roads in Benzie County are US 31, M-22 and M-115. These state arterials provide access within the major quadrants of the County, Sleeping Bear Dunes National Lakeshore as well as access to the major regional population centers outside the County. The major county roads provide access to farms, villages and State lands. Both the major and minor roads provide access to lakefront properties. See Map 1-3. There is a Harbor of Refuge and a designated deepwater port in Frankfort on Betsie Lake, which is well used by recreational boaters and commercial traffic on the Great Lakes. There are two general aviation airports. One is outside the City of Frankfort and the other is near Thompsonville. These airports provide service for charter flights and privately owned airplanes. Passenger air service is available at Traverse City and Manistee. The former Ann Arbor railroad was abandoned and has become the Betsie Valley Trail. There are no other active railroad lines in the County. Benzie County 2020 Comprehensive Plan 1-5 �Scale 1" = 9,500 feet or 1.8 miles ( Benzie County Land Use - 1997 Township Boundaries t CJ Highways County Roads Two Tracks Residential Roads Lakes, Rivers .. Gas Lines ._._. Trails Land Use Categories I- 112 - Multi-Family Residential 113 - Single Family Residential ( • 115 - Mobile Home Park 12, 121, 122,124,126 - Commercial • 13, 138 - Industrial 141, 143, 146 - Transportation, Utilities • 17, 171, 173 - Extractive 19, 193, 194 - Open Land, Outdoor Rec. • 21 - Cropland 1] 22 - Orchards 24 - Pasture 29 - Other Agriculture l 31, 32 - Open Space/Rangeland 41 - Deciduous 411 - Northern Hardwood 413 - Aspen/White Birch Assoc. - 414 - Lowland Hardwood 421 - Pine Ii 422 - Other Upland Conifer 423 - Lowland Conifer 429 - Christmas Tree Plantation [ 51, 52 - Water 61,611,612,621,622, 623 -Wetlands 72 - Beach 73 - Sand Dune • • • 3143 Loqan Valley Rd Traverse c,ry, Ml 49684 (231) 947.6400 www.mgmap.com 1130199 �Map 1-2 Benzie County Existing Sewer and Water Areas l. AX£ MICHIGAN Sewer and Water Sewer and Water tNORTH Benzie County 2020 Comprehensive Plan 1-7 �Map 1-3 Benzie County Roads i NORTH KEY US and State Highways ® US Highway Bituminous Roads @ State Highway Gravel Surfaced and Improved Roads @) County Road Unimproved Roads Benzie County 2020 Comprehensive Plan 1-8 �CHAPTER2 BENZIE COUNTY 2020 VISION: What Benzie County Residents Value Introduction Following is a vision statement that describes Benzie County, as residents at 4 town meetings held in 1996 wanted it to be in the year 2020. The vision is organized into topic areas that separately focus on key elements of the County. What emerges when all sections are read together, is a complete image of Benzie County, as residents would like it to be in 2020 and beyond. The vision statement plus substantial additional research and deliberation by committees of County residents were the basis for goals, objectives and actions of this Plan to chart a path for achieving the vision. More detail on these can be found in the various Comprehensive Plan background reports. When reading this vision, it is necessary to mentally 'transporl"yourself into the future. Thus, there are references "back" to the 1990's. 21st Century Benzie County Benzie County residents, businesses and visitors have diverse needs, desires and dreams, and satisfying them is a big challenge for any community. Benzie County residents and businesses enjoy a rich quality of life and are reaping the benefits of commitments made years ago. Unfazed by the sprawl and loss of scenic and rural character occurring throughout the rest of the State, the alluring characteristics of towns and landscapes that initially attracted residents to the County have been maintained over time, or enhanced. Beginning in the late 1990s, proactive policies and initiatives, economic development plans and resource preservation plans were undertaken which went well beyond common practice in order to improve the quality of life and to retain, and attract people and business to the County. The results of this hard work are obvious to visitors and residents alike. Benzie County has become a true reflection of sustainability (meeting the needs of the present generation without compromising the ability of future generations to meet their own needs). Businesses, neighborhoods, parks, schools, local government and natural resources are healthy and self-sustaining in 2020. When asked about Benzie County, residents use terms like "beautiful," "scenic," "diverse," "clean," and "stimulating". Residents are also quick to say that Benzie County is an outdoor sports paradise and a great place to raise families or retire. Scenic and Rural Character Preserved Benzie County 2020 Comprehensive Plan 2-1 �New growth and development has occurred in compact form and in locations that retain ample open space throughout the County, reinforcing the scenic visual character rather than detracting from it. (The visual character of a community is set by the style, size and upkeep of its homes, businesses and civic places such as parks, stores, schools and government buildings. It is also set by the presence or absence of water and vegetation, hills and highways.) In Benzie County, large-scale changes to the landscape (especially of vegetation, views, open spaces, and the water's edge), have been minimized by encouraging thoughtfully designed and buffered new development, and redevelopment, into select locations. Locations that were unattractive or lacked scenic character in 2000 have been improved by 2020. This philosophy has been applied to both residential and non-residential development. Existing and new development has been screened with buffer plantings in character with Northern Michigan. Parking lots, big buildings and outside storage areas can hardly be seen through thick vegetation. Signs are well designed to enhance commerce and directions without detracting from scenic views. Key to protecting and enhancing community character has been the conscious effort to deal thoughtfully with corridors. New developments have been designed to minimize conflicts on existing roads. A transportation system jointly serves the needs of pedestrians, cyclists, and automobile drivers safely and efficiently. Links were established between residential neighborhoods and commercial and industrial development to provide safe, attractive and low cost pedestrian and bike routes as an alternative to automobiles. Where the visual character, sounds, dust, smells and level of activity of commercial and industrial development would not be compatible with residential neighborhoods and important, scenic views, they are separated or buffered. Where commercial development can serve residential needs, it is encouraged to locate adjacent to residential neighborhoods, but with architectural design and layout that fits the character of the neighborhoods. City and Village Centers Benzie County citizens and officials long ago recognized that for a city or village to remain "alive", it must be a vital place for citizens and businesses. Structures and places of historical and architectural significance have been renewed and serve as reinforcing elements of visual character. City and village sidewalks are lined with shops and full of people. Community events make these centers the place to be on a regular basis. Parks and streets lined with stately trees welcome visitors and residents alike, while public art is evident in all public spaces. There are no isolated, visually obtrusive strip or regional shopping malls. Diversity is Celebrated County leaders long ago recognized that accommodating a diversity of people and life styles was critical to the long-term vibrancy and strength of the County. · Benzie County 2020 Comprehensive Plan 2-2 �They realized that variety in housing choices and living environments would strengthen the County over time. As a result, a wide range of housing types, styles and locations are available to met the needs of the citizens in the County. Revitalized older neighborhoods have provided an affordable housing opportunity for families of various sizes and ages. This was in part due to significant reinvestment but also, to strict enforcement of the County building, housing and rental codes. Many of the County's least expensive neighborhoods have become some of the most popular for first time homebuyers. New subdivisions have been located close to existing villages and have, through clustering and conservation principles, protected sensitive environments and natural scenery. Quality of Life - A County of Options and the Arts The County has long held recreation and education as important aspects of quality of life. The public and private school systems provide excellent educational opportunities. Students are well disciplined, computer literate and ready to pursue any endeavor. Citizens can continue higher education, obtain technical, job-related training and can take adult enrichment courses in a wide variety of subjects. Drugs and crime have never become serious problems. Benzie County has joined forces with the school districts to establish one of the most comprehensive regional recreation programs found in the State. The public schools provide ample indoor recreation opportunities during the winter months. Benzie County residents enjoy the National Lakeshore, local parks and the recreation opportunities of State lands and public access sites in all seasons. Canoeing, boating and use of the extensive trail system continue to be popular pastimes. Music, art and museum events in many civic and private facilities continue to provide entertainment for all generations of Benzie County citizens. Economic Development - A County of Opportunity The cities, villages, townships and County continue to work together on an aggressive economic development program aimed at retention, expansion and attraction of business and industry within the County. The primary objective is to create and maintain a healthy and growing economy in Benzie County. To appreciate the success of this initiative one need only to visit the County's clean, unobtrusive and compact industrial districts, successful farms and productive forests. Strong community values and quality-of-life offered by communities within the County have been part of the attraction of new jobs to the County. By continually reinvesting in compact and efficient sewer and water systems, utilities and transportation, communities within the County have demonstrated the capacity to satisfy basic industry requirements on par with any community in Michigan. A Benzie County 2020 Comprehensive Plan 2-3 �marketing program, which proactively solicits business and industry, has also been a significant factor in the success of local economies . Intergovernmental Cooperation/Coordination A shared set of policies structured around a common vision of the future serves as a framework for decision making between all Benzie County governmental entities. The common vision and set of policies recognizes the autonomy of each unit of government but also establishes a mechanism for dealing with issues of greater than local concern. Communities apply the dual principles of respect and cooperation on issues of mutual interest. Parochialism no longer prevents achievement of area-wide interests, and the uniqueness of each is celebrated . Coordination of costs, timetables, responsibilities and resources to continue upgrading the quality of life of the area are all included as an integral part of these cooperative policies. All county and local public services and facilities are coordinated, as are state and private services and facilities when appropriate to do so . While local land use decisions are guided by local zoning standards, issues of greater than local concern are subject to input from surrounding local governments before a final decision is made. Special ad hoc committees aid communication among local governments in this process and help ensure adequate public participation . These procedures have replace the conflict and controversy that used to surround decisions on issues of greater than local concern. John :e:\Benzie county\plan\CHAPTER 2 fi nal.doc Benzie County 2020 Comprehensive Plan 2-4 �CHAPTER 3 WHAT'S AT RISK: Major Issues and Analysis Introduction What is at risk in Benzie County is a way of life that attracted people to the County, a way of life long-time residents value and a promise of the way of life residents envision for the future. Benzie County citizens have said that their County is changing in undesirable ways-losing its scenic character, roads becoming congested. They have also said it is not changing in desirable waysliving wage jobs are not plentiful within the County. There are many other, specific issues of concern to citizens. This chapter looks at the major land use issues identified by Benzie County citizens through visioning sessions, planning commission meetings, advisory committee meetings and subcommittee work for background papers. The following list briefly identifies the major issues discussed in this chapter: • • • • • • • • • • • • • • • • • The single most important feature of the County is its scenic rural character Development is rapidly eroding scenic and rural character Increasing development could impair water quality unless managed properly Increasing development could impair effective forest management Increased oil and gas extraction has risks for pollution, human health and destruction of wildlife habitat Recreation facilities are not always located near where people live Extensive private in-holdings in public lands threaten long-term management Existing lake access sites have inadequate parking and buffers with adjoining private properties which are exacerbated because there is not enough public access to Benzie County lakes Large stretches of Benzie County Lake Michigan shoreline have sand dunes and are state-designated high risk erosion areas Historic structures are being lost due to a lack of guidance and interest. Agriculture is an important economic sector of the County Agricultural land is an important scenic resource from which farmers gain no financial reward, but tourism businesses and other residents do benefit. It is difficult to sustain agriculture in the County due to outside economic factors, local taxation policies and pressure from non-farm residents Agricultural lands are popular places for non-farmers to move because of the rural quality of life Non-farm residents often try to stop farmers from engaging in typical farming practices, threatening farm businesses Large areas of rural townships are zoned for a residential development density of about 2.5 to 10 acres per household As zoned, residential development will eventually demand more services (road improvements, schools, police and fire) than it will pay for in taxes. Benzie County 2020 Comprehensive Plan 3-1 �• • • • • • • • • • Expansion of the (currently small) industrial sector is seen as important to the economic health of the County in order to expand living wage jobs There is concern that strip commercial development along US-31, M-22 and M-115 will cause a loss of scenic character, congestion and safety problems if current trends continue Some important roads in the County are experiencing congestion and current funding mechanisms are not keeping up with maintenance needs There is a lack of quality housing that a large segment of Benzie County workers can afford Community facilities serving the whole county are becoming scattered and only accessible by car Only Frankfort and Beulah have both public sewer and water available, and the capacity is limited for future expansion The lives of Benzie County citizens are tied to more than one jurisdiction There are many issues County residents will face that will require decisionmaking by more than one jurisdiction (examples include highway corridors, rivers or trails, schools) Very little is currently being done to coordinate planning, zoning and public facility decisions between jurisdictions If all rural land is developed as presently zoned, there will be no viable farming, diminished wildlife habitat and very little scenery in the future of Benzie County. Rural Character, Open Space and Scenic View Preservation If there is one issue that permeates nearly all aspects of Benzie County life and concern for the future it is the loss of rural character, open space and scenic view preservation. The north woods character and scenic views that attract residents and vacationers to Benzie County are mentioned again and again as important resources that shouldn't be lost. Scenic character is one of the highest topics on resident's lists during visioning sessions. It is also one of the things that the people of Benzie County could lose, other than their jobs and health, and suffer the greatest change in their lives. Unfortunately, it is also the one thing Benzie County is losing the fastest due to new development authorized by existing local regulations. Residents often use the term, "rural character." When asked to define it, residents describe the forests, wooded hills, sparkling waters, orchards, farms and wetlands. A better term for this is "scenic character," because Benzie County has more nature-based landscapes than farms, orchards and pastures. Benzie County has more of a northern Michigan wooded character than that of a southern Michigan farming region. Most agricultural activities involve fruit production which also has a physical character more like a wooded landscape than fields of grain. It is also very scenic in all seasons. Preservation of scenic character in Benzie County is not going well. This is largely because of the lack of organized community action. The situation is akin Benzie County 2020 Comprehensive Plan 3-2 �to a person sitting on the only bailing bucket in a sinking boat. He likes sitting on the bucket so much, elevated above the rising water, he won't give it up to bail the boat. Residents, individually make their properties into a suburban haven while hoping that everyone else will maintain scenic character. That attitude might work for a county with a population of only a few thousand persons. But Benzie County's population is getting high enough (projected to reach over 17,700 by 2020) that when each person destroys scenic character on their own property, the cumulative effect is that character is lost for vast areas of the County. Benzie County residents decry the change in appearance of Grand Traverse County but go blindly ahead making a little piece of Grand Traverse County on nearly every property they develop in Benzie County. Residents base their actions on a series of overly optimistic assumptions: • .... It's OK to eliminate the scenic character of my own property because, hopefully, no one else is going to change it on their property. (Benzie County land has a highly fragmented ownership pattern so rural scenic character is dependent on the actions of thousands of property owners.) • .... It's OK to clear my narrow lot in the country because the nature along the road will always be there. (When each owner of the ten to twenty narrow lots along each mile of country road clears large portions of the lot, scenic character is lost along the whole section of that road.) • .... We can prevent a change in character of the County by fighting growth. There are thousands of undeveloped parcels in Benzie County and each property owner has the right to build on that property. There are only a few hundred parcels on which subd ivisions could be built. (Benzie County scenic character will be determined as much or more by the owners of individual parcels as by how subdivisions are planned and built. Communities have more control over how subdivisions are built - to some degree, open space can be mandated that may preserve scenic character - than individual properties. So preservation of scenic character is largely up to how individual property owners develop their property.) Benzie County residents need to decide if the public land in the state forest and national lakeshore is enough scenic character, or will they choose to make the effort to preserve scenic character on additional, private land to maintain the Benzie County they desire. Is it OK if the private land of Benzie County becomes like Chum's Corners in Grand Traverse County? Benzie County is fortunate to still have extensive undeveloped or sparsely developed lands, lakes, rivers, streams and wetlands. Many are in a near natural state. However, the most rapidly developing lands are those with and within the most prominent views. These lands are along the major corridors and on the ridges. There are problems with the visual character along the major corridors: • Commercial signs in Benzie County are often garish and poorly constructed. This contributes to a trashy roadside appearance . Some communities in other parts of the region and nation have smaller, attractively designed signs as the Benzie County 2020 Comprehensive Plan 3-3 �• • norm. Elsewhere in Michigan, but primarily along Interstate Highways, small, logo signs are being used instead of billboards to improve scenic value. Development on steep slopes is changing the character of the County. Tourists and residents who live in the County because of its scenic qualities would probably agree that, to be truly scenic, views of ridges should mostly be of forests, orchards, crops or meadows. In a few areas of the County, those are the views. However, the views are increasingly of scattered homes, placed on top of the ridges to achieve views of Lake Michigan or of other ridges. There is concern that turning the view into one of development rather than scenery could eventually diminish the attractiveness of Benzie County for tourism. Others might argue that the development of the ridges is itself a form of economic boost related to scenery - the views from the hills. The problem is that the ridge development provides only short-term benefit and potentially a long-term loss. With expanding development comes increased outdoor lighting. Improperly designed, the result can be a glow in the sky that prohibits enjoyment of the night sky. Stargazing becomes impossible from such locations. Modern outdoor lighting can direct light downwards, where it more efficiently illuminates drives and parking areas yet permits the enjoyment of that part of nature that is the night sky. There are two important factors in scenic view preservation. These are: • What are the signature views in the area that residents and visitors identify with Benzie County? Residents would likely list the view of Lake Michigan coming over the M-115 hill in Frankfort, the view to Crystal Lake and Beulah driving down US 31 from Benzonia and Platte River along M-22. There would be many others. Once these are identified, a preservation plan can be developed that can be used to work with civic groups and property owners to protect or enhance the important views in ways that still promote business interests and individual property rights. • What are the most important corridors where scenery should be important? Certainly M-22, M-115 and US-31 are important corridors. Do residents want them to remain scenic corridors or for segments to become scenic corridors where the view is currently not attractive? Voluntary design guidelines can be developed to foster high visual quality along road corridors. To preserve or enhance scenic corridors requires planning and cooperation of roadside property owners. The extent of the view needs to be mapped so particular property owners can be approached to voluntarily participate in improvement programs. The qualities that make up a scenic view for Benzie County need to be identified, and made a part of educational efforts that provide direction for property owners. New residential development is happening so rapidly, and in a suburban style, that it is changing the character of Benzie County, especially in the northeastern part of the County. This character is being changed, to a great extent, by strip Benzie County 2020 Comprehensive Plan 3-4 �residential development. Strip residential development is now common on stretches of many interior County roads. New subdivision and site condo development is also occurring, but to a lesser extent. Both kinds of development generally do not preserve those elements that make up a rural landscape, especially natural vegetation. The pattern starts with land divisions of 2-1 O acre lots fronting on major roads. It ends with a strip of new homes, less farm or forestland and less rural character. One of the driving forces of strip residential development is the need for farmers to incrementally sell land to supplement their income. Farmers need their land to be productive, and if farm produce is not profitable, growing houses often takes its place. Lake and River Water Quality Most of the surface water resources of Benzie County are very high quality. These include Crystal and Platte Lakes, the Platte and Betsie Rivers and numerous other smaller lakes, river tributaries and wetlands. Lake Michigan also is an important water resource. However, there has been some measurable decline in quality of some of these waters. Water quality depends on what happens on land surfaces. The land surfaces that drain into a water body are its watershed. Thus, a watershed approach to managing water resources will be important. A vital part of watershed management is preventing the transport of pollutants to existing water bodies. This can be done by limiting the pollutants that are applied to the land and by filtering or treating stormwater runoff before it reaches drains, rivers and lakes. Water quality is affected by pollutants and the velocity of stormwater runoff. Pollutants occur in four forms: sediment, chemicals, pathogens and warmed water. Sediment comes from bare soil, other erosion sites and paved surfaces. It can be highly destructive of fish habitat. Sediment also carries chemical pollutants although these can be carried by stormwater runoff alone. Chemical pollutants include nutrients such as phosphorus and nitrogen; toxic materials, such as oils, pesticides and salts; and changed water chemistry, such as lowered or raised pH. Nutrients can increase nuisance aquatic plant growth. Toxic materials and changed water chemistry can kill animals in the water and be a human health hazard. Pathogens include bacteria and viruses that come from animal waste and untreated or improperly treated sewage from homes and businesses and can be a serious human health hazard. Warmed water, such as the stormwater runoff that travels over paved surfaces and lawns before entering lakes and streams can change the temperature of the stream, affecting the aquatic life of the stream. It can be damaging to fish populations. The application of fertilizers, pesticides and herbicides to watershed lands affects water quality when it runs off the land. These pollutants originate on croplands, livestock pens, orchards, golf courses, shore-side lawns and gardens, Benzie County 2020 Comprehensive Plan 3-5 �commercial enterprises, impervious surfaces such as roads and parking lots and residential properties. Limited and appropriately targeted use of fertilizer, pesticides and herbicides (Integrated Pest Management) could reduce the amount of chemicals that reach surface waters. Soil requires special attention in Benzie County. Some of it is highly erodible and, when eroded, becomes a serious pollutant. It is important that soil in Benzie County be stabilized, both on steep slopes and on flatter areas and along floodplains. In addition to pollutants, storm water can cause damage to streams and lakes because it enters at a high velocity. This can cause scouring of streambeds and banks and result in damage to fisheries. In a natural state, stormwater usually enters a lake or stream at a relatively low velocity and over a long period of time. A slight amount of flooding or erosion is natural, but not the level induced by directing stormwater over large paved areas before entering a stream or lake. Stormwater needs to be slowed, cooled and filtered before it enters the high quality streams and lakes of Benzie County. Ground Water Quality Groundwater provides drinking water to most people in Benzie County, so the quality and safety of that water is vital. The Benzie Leelanau District Health Department is involved in testing and protecting groundwater. In portions of Benzie County, water tables are close to the surface and soils are highly permeable. This makes groundwater more vulnerable to contamination from surface spills of toxic materials, leaking underground tanks and improperly treated sewage. Special treatment approaches, such as mounded septic systems, holding tanks, and pumped septic systems are necessary to protect ground water. These can influence the size of building lots and, to some extent, where homes and businesses can be built. Forestry Forest is the largest land cover category in Benzie County. According to the US Forest Service, in 1993 there were 137,000 acres of timberland (forest producing marketable wood) in Benzie County, or 67% of the County land area. There are both publicly and privately owned forestlands in Benzie County. According to the US Forest Service, 48.6% of forestland is state-owned. The remaining 51.4% is in private, corporate or miscellaneous private ownership. Thus, 32.6% of the County is state-owned forestland . Nearly 6% of the County is the federally owned, Sleeping Bear Dunes National Lakeshore and a portion of those lands are timberland. Benzie County 2020 Comprehensive Plan 3-6 �Benzie County's economy is highly dependent on forests for harvested timber, land for hunting and other forms of outdoor recreation and for scenic quality. The high quality streams, rivers and lakes of Benzie County are dependent, in part, on forest cover of the watersheds. Thus, in Benzie County, a healthy economy depends, in part, on healthy and extensive forests. The primary forest vegetation type in Benzie County is beech-maple, which was also the predominate vegetation type in Benzie County during pre-settlement times. Other current vegetation types include red pine (10%), elm-ash-soft maple (8.9%), aspen (6.6%) and others of lesser percentage cover. The forest needs to have a variety of vegetation types and age classes in order to meet multiple management objectives. For example, young aspen is beneficial to deer and ruffed grouse. A diverse game and non-game wildlife population requires forest stands of different ages, from open, cleared areas to older woodlands. Such variety also improves non-hunting recreational experiences, promotes regeneration of trees, provides the opportunity to harvest over-mature forests and the option to change the mix of species to meet timber market or wildlife needs. Most of the timberland in Benzie County is fairly well stocked (the trees are making full use of available growing space, thus will increase in diameter and height becoming more valuable with time). Forestlands are important public resources, but the public and some commercial interests cause damage to those lands. Woodlands are being affected by fragmentation of the land through lot splits and construction of multiple access roads . Management of forestlands is increasingly difficult, as ownership patterns on private, undeveloped land become increasingly fragmented into smaller and smaller parcels. Increased interest in the forest industry, professional forestry and knowledge of beneficial harvesting approaches will benefit Benzie County. Minerals Benzie County has extensive mineral resources , such as oil, gas, sand and gravel. Sand and gravel resources are located primarily in the western and northern part of the County. Oil and gas resources are primarily located in the southern and eastern part. Oil and gas development can provide revenues to landowners and strengthen the local economy. Sand and gravel provides small revenues , less than in the recent past when now-closed extraction pits were active. Continued access to local sources of sand and gravel would help hold down the cost of future development. Benzie County 2020 Comprehensive Plan 3-7 �There are problems associated with the extraction of those minerals. There is concern that extraction of oil, gas and sand and gravel by traditional methods could wreak havoc on the scenic quality and ecosystems that are important to other, larger economic sectors and the quality of life of residents. Also, residents do not always fully understand the rights of property owners and laws regarding mineral resources. Not all mineral rights are owned by those who hold the rights to surface properties. The state holds mineral rights under both public and private lands in Benzie County. It is the policy of the state to make full use of those minerals, although in sales of state-owned land, the state no longer retains mineral rights. The state will also sell severed mineral rights to the owners of the matching surface rights upon application (process not yet determined) if leases are not already let and the state foresees no substantial loss of income. Recreation The outdoor life in an attractive setting is a primary reason for many people to settle in Benzie County. Benzie County's economy is highly dependent on recreation, which, along with quality of life, is dependent on scenic quality and good to excellent quality lakes, rivers and forests. Thus, in Benzie County, a healthy economy depends on a healthy environment. The very attraction of Benzie County's scenery, boating, fishing, golf and other activities is compelling so many people to move to the County, that the very character of the County is in danger of being irrevocably altered. Benzie County has a Parks and Recreation Commission and has recently updated its Recreation Plan. The Plan needs to be updated and approved by the Recreation Division of the Department of Natural Resources every five years if the community is to remain qualified to receive grants issued through the DNR. Natural Resource Trust Fund Grants have been very helpful in obtaining and developing important pieces of recreational land in recent years. These include the Betsie Valley Trail, Railroad Point Natural Area and a site on Pearl Lake. The Parks and Recreation Commission is actively implementing the Recreation Plan. The following points summarize the recreational needs analysis of Benzie County based on national standards: • Benzie County is well equipped in the number of sports facilities. Most of these are located in the western part of the County, where the majority of citizens live. • Maintaining, upgrading and providing replacement of those sports facilities in the future will be necessary. • Benzie County appears to be lacking in neighborhood parks in the developed and developing areas. Sites should be identified for future acquisition and development. • While Benzie County has non-motorized trails, most are not close to where people can walk to get on them. Connections to existing and proposed trails and new trails in more populated areas are needed. Benzie County 2020 Comprehensive Plan 3-8 �• • While there are large areas of well-protected, publicly owned land in the County, there are also a few areas where special precautions have not been implemented for sensitive environments. Key water access sites are available, but sites are not of suitable number, size, proximity to the population or level of development to provide adequate access in future years. Wildlife is an important feature of Benzie County that should be retained and improved for ecological benefits, quality of life experience of residents, recreation and tourism values. While Benzie County has great recreational resources available, it has a small population and few financial or institutional resources to adequately incorporate these resources into the recreational infrastructure of the County and communities within the County. Public Lands Over 36% of Benzie County land is publicly owned. Jurisdictions and agencies at several levels of government own land in Benzie County. The two largest owners of public lands are the Department of Forest Management, Michigan Department of Natural Resources (Marquette State Forest) and the National Park Service (Sleeping Bear Dunes National Lakeshore). Other public land owners include the Fisheries Division and Recreation Division, Department of Natural Resources, US Coast Guard, as well as Benzie County itself and each of the local jurisdictions. About 10,000 acres is in Federal ownership within Sleeping Bear National Lakeshore. There are about 59,000 acres in the Pere Marquette State Forest, the Betsie River State Game Area and Fish Hatchery, and the abandoned Ann Arbor Railway right-of-way. County and local governments own about 900 acres of land. While there has been little reported complaint in Benzie County over the amount of State-owned land, the original purchase of land for Sleeping Bear Dunes National Seashore was controversial. Both State and Federal lands provide economic benefits to the County. These include serving as tourist attractions (Sleeping Bear Dunes National Lakeshore is highly rated for quality and draws over a million visitors a year) and natural resource pools for industry. State Forest lands are used for timber harvesting and gas and oil extraction. State Forest lands are highly fragmented, with irregular boundaries and many private in-holdings. This makes management of those lands for recreation and forestry more difficult. Benzie County 2020 Comprehensive Plan 3-9 �- Lake Access Both waterfront property owners (riparians) and the general public have rights to the use of lakes, rivers and streams, but public access is not sufficient and there are conflicts between riparians and the general public. Use conflicts have been reported on all inland lakes in the County regarding personal watercraft. Conflicts have also been reported regarding the use of motors on fishing boats on the Betsie and Platte Rivers, popular fishing and canoeing rivers. The County Parks and Recreation Commission has identified existing boat launching sites and has observed that there are not a sufficient number of them. Also, many are not improved to provide off-road parking and paved launch ramps. Off-road parking is necessary to avoid conflicts with neighboring property owners and traffic accidents. Paved launch ramps help limit sediment pollution of the water body that can occur from gravel launch sites. Sand Dunes and High Risk Erosion Areas (HREA) The Michigan Department of Environmental Quality has designated certain sections of Lake Michigan Shoreline as Critical Dunes and High Risk Erosion Areas (HREA). Construction and substantial reconstruction proposed for these areas is subject to review for conformance with state regulations. Some of the Lake Michigan shoreline dunes are unique landscapes that are unlike any elsewhere in the world. The Critical Dune Program seeks to protect endangered species and threatened wildlife habitat on such dunes through development regulations and a permit program. The HREA provides for minimum setbacks within which no principal structures may be located between the setback line and the ordinary high water mark. According to DEQ maps, there are eighteen sections of Benzie County shoreline which are designated HREAs with different setbacks. Setbacks are measured from the bluff line. Thirty year erosion rates range from a low of about 45' to a high of about 185'. This means that the shoreline is likely to recede 45' within thirty years in some sections and up to 185' in another. This is a very rapid rate of shoreline recession and should indicate extreme caution regarding buildings in that and similar areas. While recession does not proceed at a constant rate, this averages about 6' per year in the highest rate areas. Sixty year setbacks range from 75' to 350'. This means that within a period of about 2 to 3 generations, the shoreline in that area is predicted to recede more than the length of a football field. Building activity in the HREA in Benzie County is subject to permit review by both the DEQ (HREA) and the Benzie County Planning Department (soil erosion and sedimentation permit). There is no feasible or practical engineering solution to this situation. Maintaining a healthy vegetative cover on the dunes and bluffs is the best method to retard Benzie County 2020 Comprehensive Plan . 3-10 �the rate of erosion. Public monies to protect shoreline recession will no longer be available. This is due, in part to there being less of it available, and in part because in the long term the projects are unsuccessful and the public monies wasted. The wisest course of action is to not build within the recession zone. This includes both private property owners and communities considering investing in infrastructure. Historic Preservation While there are historic homes and small areas of historic homes in Benzie County, there are no designated historic districts. The Historical Society in Lake Ann has acquired a parcel in the village and has moved some centennial buildings there. An Historic Preservation Committee has been formed in Benzonia to study formation of an historic district. Many centennial farms and old residences have been preserved in the County. The most common historic house is the American farmhouse with a vertical two story and one story wing on the side. Some have Victorian motifs. The main building material was wood, except for some commercial buildings of stone or brick. The more grand houses were owned by lumber barons and wealthy merchants. Occasionally one sees an old abandoned house collapsing unto itself. But these are few. New laws related to fire hazards have required their removal. In a county with few public water systems, fire is an eminent threat. Efforts to preserve historic structures in Benzie County appear to have a lot of support from existing and former residents of the County. Agriculture Preservation Agriculture is an important economic sector of Benzie County. However, market conditions from outside Benzie County have had a profound, negative influence on Benzie County farmers. In the late 1990s, market conditions were so tenuous as to create doubt that farming will be viable by 2020 in Benzie County. Most Benzie County farmers (and spouses and other adults in the farm family) are also employed off the farm in order to support the family. One of the methods of supplementing farm income is to periodically sell small portions of the farm for residential lots. Important costs to farmers include property taxes, which is often assessed on farmland at a rate that assumes it is used for residential or other developed uses, and inheritance taxes that make it difficult to pass a farm to heirs and have it remain a family farm. A majority of Benzie County residents and visitors enjoy the open space and scenic qualities of Benzie County farmlands and want farming to continue. Benzie County 2020 Comprehensive Plan 3-11 �However, most Benzie County farmers expect to fund their future retirement on the sale of their land for development, not farming. Agriculture and Residential Conflicts In many parts of Benzie County, an increasing number of non-farm residences are being located in farming areas. While the new residents are attracted to the rural scenery, they show little acceptance of typical farming practices, such as spraying, manure application, the transport of farm equipment on the roads and other operations. In addition, people who live in the vicinity of farms often do not want those farms developed as subdivisions. There is little understanding among non-farmers of the economic constraints of farming in Benzie County. These include market factors, property taxes and fluctuating fuel, chemical and labor costs. One farmer stated, "We are not in the business of providing scenery." Yet this is what is often most valued by nonagricultural residents in rural areas. Over-Zoning for Residential Development Almira Township and the Lake Ann area have been experiencing rapid residential growth. Some of this growth is in the form of individual residential lots but there have also been a number of subdivisions developed as well. The Almira Township Planning Commission recently prepared a new zoning map that changed the density of large areas of the community. As a result, the eventual population could be substantially less than permitted under the previous zoning ordinance. Their revisions included provisions for open space and natural resource preservation through their subdivision ordinance. However, the buildout potential in Almira Township under current zoning is still over 20,000 persons (compared to an estimated population of 1,763). In the rest of the County it is about 124,000 compared to an estimated 1998 population of 14,678. This is called over-zoning. The pressure to continue rapid development in the northeast quarter of the County, and in the other townships in the County will continue as people who work in Traverse City try to move farther into the "country". They will try to find an area that hasn't lost scenic character to the extent that Grand Traverse County has. However, as long as the individual township zoning ordinances and the County zoning Ordinance provide for too great a density in rural townships, scattered residential development will continue with all the attendant negative impacts previously identified. Over-zoning is insidious in its ability to scatter residential development without regard to scenic and rural character considerations, while also creating a false impression in the minds of rural landowners. The false impression is that at some future time the land could be divided and sold for the maximum density allowed under the zoning ordinance. The reality is that without public sewer and water, that density is often unlikely to be approved. In addition, Benzie County 2020 Comprehensive Plan 3-12 �the market over the next 20 years would not be anywhere near large enough to absorb that many units - and the citizens would never permit it. Zoning density should reflect existing use levels and current public service levels. Planned future density can be higher where the community is willing to commit to a higher level of public service in a particular area. Over-zoning also destroys the potential to achieve planned, incremental growth by permitting scattered growth over a large area of the community. Industrial Development Although Benzie County has strong tourist and agricultural economic sectors, the industrial sector is also important. One of the reasons an industrial sector exists is the high quality of life that attracts business owners and workers. Other factors include the availability of timber for forest product industries, agricultural crops for agricultural products industries and a port for shipping or receiving raw materials and goods by boat to or from other parts of the Great Lakes. Benzie County industries are located throughout the County. There are two industrial parks. These are located in Frankfort and Thompsonville. There are available spaces in both parks. The Thompsonville Industrial Park is nearly empty. In addition, there are scattered industrial facilities, primarily along the major highways. The relatively limited availability of public water and sewer is a factor that will limit industrial growth in the County when existing parks and industrially zoned sites within existing sewer and water service areas become filled. There is general recognition in Benzie County that a growing economy is good. While there is no goal to make the industrial sector the largest source of income in the County, improving it is a goal. To improve the industrial sector, the following needs to happen: • Some business diversification will be important to better weather economic shifts, to provide a wider range of employment opportunity, and to broaden the tax base. • Retention of existing employers will be more important than attracting new employers because most new job growth comes from expansion of existing businesses that are already familiar with doing business in Benzie County. • Business start-ups require available land, a willing entrepreneur, available capital, available workers and adequate levels of public services. Benzie County has available land. The other factors are met in the varying degrees of success in different parts of the County. • A Comprehensive Plan can help sustain an economy by directing the location and pace of growth so that land and services (school, emergency response, roads, sewer and water) can be available for new businesses and homes for workers when needed (See Chapters 4 & 5). • Zoning, as backed by the Comprehensive Plan, can ensure that land remains available for industrial and commercial growth in appropriate locations. It can also protect farm and forestlands and the rural character that provides the Benzie County 2020 Comprehensive Plan 3-13 �base for the tourist economy. Zoning can also protect a wide range of land uses from the negative effects of incompatible adjacent uses. Commercial Development There is a wide range of commercial establishments in Benzie County, including grocery stores, restaurants, banks, galleries, resorts, storage facilities, marinas, gas stations and convenience shops. There has been a decline in car dealers and agricultural supply stores. Many residents travel to Traverse City to shop in the regional malls and discount stores. There are only two, small strip malls in Benzie County. There is one fast-food restaurant with drive-through service in Benzonia. Most of the commercial establishments are located in Beulah, Benzonia, Honor Elberta and Frankfort. There are a growing number of establishments located along US 31, outside those communities, primarily between Honor and the Grand Traverse County line. Commercial development, and the resultant congestion, is generally accepted within cities and villages, but can cause safety problems and commuting delays when it develops in strip form along country roads and highways. This is the emerging pattern along US 31. Alternative patterns of commercial development are available, in which access is controlled and scenic character is maintained. These have not been promoted or adopted in regulatory form by local governments in Benzie County. Development along US-31 and M-115 The highway corridors with emerging development are along US 31 from Beulah to the Grand Traverse County line and M-115 from Benzonia to Frankfort. Generally, this development is characterized as commercial, institutional and residential strip development. This means that developments occur on individual properties strung out along the road. While businesses and institutions have high visibility, it is at the cost of increased traffic accidents and loss of scenic character. Strip residential development also contributes to these problems. Alternatives that include nodes of development with shared access points and vegetation buffers to retain scenic character have not been used by those developing these properties. Transportation Road traffic is increasing in Benzie County, causing congested conditions on certain roads during peak summer tourist months. The traffic increases on some road segments were as high as 70% between 1987 and 1994. Nearly all segments of State and Federal roads show increases of 20% to over 30%. It has been reported that residents use County roads to avoid congestion on US 31 from Benzonia through Honor when traveling east toward Traverse City. Benzie County 2020 Comprehensive Plan 3-14 �According to the Michigan Sub-State Area Long Range Plan for the Northern Sub-State Area, without roadway improvements, between 10% and 20% of Benzie County roads will be congested roads in the year 2015. Many road segments are in only fair or poor condition. Fair conditions mean that there is occasional deterioration requiring routine maintenance and poor means a frequent to heavy occurrence of surface deterioration requiring more extensive to heavy maintenance. While surface conditions improved for some State and Federal road segments between 1987 and 1994, according to the Sufficiency Reports for those years, there are still large segments of these roads rated as poor. Local roads need maintenance and repair but the money available is far less than the amount necessary to complete repairs and improvements. The Road Commission estimates about $9 million is needed for repairs of County roads and bridges. County road reconstruction occurs as the Townships and private businesses request and the Townships contribute, along with some local businesses, to the costs. Meanwhile, it has been reported by the Residential Development Subcommittee that a few townships pave gravel roads in order to foster development, increasing the future maintenance burden . The use of public roads by trucks hauling heavy loads has both positive and negative effects. There are positive effects in that industries that rely on truck hauling contribute to the Benzie County economy and shipping materials from the City of Elberta helps justify retention of the deep water port status. The negative effect is that trucks can be destructive to County roads. The Road Commission works with the local trucking companies to route trucks over the most appropriate roads but cannot keep truckers from using an all-weather road. Maintenance of County forest roads (unpaved two-tracks under County jurisdiction) is also important in Benzie County because of the logging industry and recreational interests in public forest lands. In the fiscal year, 1996, Benzie County engaged in five forest road improvement projects. The issue of a by-pass or expressway through Benzie County (or of by-passes around specific congested areas such as Honor or Benzonia) keeps arising. There is little likelihood a by-pass or expressway will come to pass within the next twenty years or so. Two scenic highway corridors have been explored. The first is along an approximately diagonal line from Sleeping Bear Dunes National Lakeshore along the ridge between Crystal and Platte Lakes, toward North Beulah and identified in the National Lakeshore's enabling legislation. It would be a ridge top location and a new road, but has never had funds allocated and is opposed locally. The Benzie County 2020 Comprehensive Plan 3-15 �other, which is only in the inventory phase, is M-22 from Frankfort through the National Lakeshore into Leelanau County. Pursuit of a scenic or heritage designation for this second corridor will only come following the inventory and if there is local support. The National Park Service would like Benzie County to abandon some County roads within the National Lakeshore that have been little used, and turn them into trails. The MDNR wants to close some redundant two-tracks in State Forests. This would please those seeking more peaceful areas and disappoint those seeking greater vehicular access to natural areas. Affordable Housing There is need for a wide range of housing types to be available in Benzie County so that singles, young couples, families, retirees, vacationers and seasonal workers can have affordable and desirable housing choices. Housing is considered affordable when it costs no more than 30% of a person's gross income. Because there is a wide range of incomes, a certain house may be affordable to a person of one income but not affordable to a person who earns less. Benzie County is becoming a residential community for people who work in Traverse City. The eastern portion of Benzie County is where most of those people settle, but there are many commuting to Traverse City from all parts of Benzie County. Affordable housing is usually most feasible when located on property served by public sewer, water and good roads. The higher density possible in these areas makes the lots affordable and contributes to the vitality of small towns. Community Services and Facilities, Including Sewer and Water While it is natural beauty that draws many people to Benzie County, living and playing in the County requires schools, police and fire departments, government offices, water and sewer in densely settled areas and other services. The degree of satisfaction of residents and tourists with community services can be a factor in whether residents are happy with local government, whether new residents or business owners settle in the County or whether tourists return. Some community leaders have suggested a new way of looking at the provision of community services. They agree with the general citizen sentiment that government should be cost-effective with the services it provides and that it should provide those services through flexible approaches and at a variety of locations, not necessarily centralized. However, they also suggest planning for services based on an evaluation of need, not on the basis of national standards. This is a new approach, sometimes referred to as "out of box thinking." For example: The traditional approach may be to begin by comparing the County to national standards, such as the number of hospital beds needed for a county of Benzie County 2020 Comprehensive Plan 3-16 �about 14,000 year-round population. "Out of box thinking," starts with the question, "How can we best ensure a healthy population?" While providing the number of hospital beds recommended according to national standards may be a part of ensuring a healthy population, it is only one part. Other factors must be considered, such as where the population is centered, or whether it is even centered anywhere within the jurisdiction and how mobile is the population? Services should become proactive to community needs. For example: planning for expanded jail space for juveniles should occur in conjunction with planning for programs that target at-risk youth to keep them out of trouble. Future public service expansion needs to be limited to discrete areas so that provision of those services remains cost effective, and growth associated with public services does not negatively change large areas of the County with resultant decline in the tourist economy and quality of life for residents. These areas should be in and adjacent to existing cities and villages in the County. Due to the types of soils and high water tables in parts of the County, there are serious human health issues related to how sewage is treated and the safety of ground water from which residents draw their drinking water. Public water and sewer systems have been upgraded recently in Frankfort and Beulah, but still provide service to relatively limited geographic areas. Some of the areas experiencing the fastest growth in the County do not have public sewer and water. This means that lot sizes must be large enough to permit both wells and septic systems. Larger lot sizes quickly consume large areas of land. Small lots should be provided in existing cities and villages to maximize use of limited public utilities, to keep costs per dwelling unit low and to permit affordable housing to be established. Intergovernmental Cooperation and Coordination Each resident's daily life involves activities in more than one jurisdiction within the County. Benzie County is a prime example of a place where a resident may live in one township (or city or village), work in another (perhaps another county), shop in a different township and send children to school in yet another. But land use and infrastructure decisions are routinely made by jurisdictions independently and without consideration of impacts on adjoining jurisdictions. The exceptions traditionally come: • When they want to provide services that require the cooperation of several communities to provide adequate funding, such as fire or ambulance. • When Federal or State programs require cooperation. Other, cross-jurisdictional issues that communities could address on a cooperative, intergovernmental basis, but rarely do in Benzie County include: • Viewsheds and scenic character • Watersheds and water quality • Recreational capacity Benzie County 2020 Comprehensive Plan 3-17 �• Public facilities and infrastructure. These are really issues of greater than local concern and there should be mechanisms in place to deal with these issues on a systematic and ad hoc basis. For Benzie County residents and businesses to continue to enjoy the quality of life they have come to expect and the scenic quality that the tourist industry relies on, intergovernmental cooperation and coordination will be required. It will also be necessary to avoid border conflicts over land use issues and to achieve most of the key goals and objectives of this Plan. Coordinated Planning and Zoning The most important arena for improved intergovernmental cooperation is with regard to local planning and zoning. In order for the scenic character and public service cost objectives of this Plan to be realized, it is important that local plans be consistent with this County Comprehensive Plan and that local zoning ordinances be revised over time in a manner consistent with the goals, objectives and policies of this Plan. This will require leadership and technical assistance from the County as well as a new spirit of cooperation throughout the County. Sustainability Sustainability is defined as providing for the needs of today's generation without compromising the needs of future generations. In Benzie County, this means taking actions that the present generation's great-great-great grandchildren will be able to enjoy, such as food grown in Benzie County, scenic views of the ridges, lakes and rivers, historic districts, trees with brilliant fall color along rural roads and clean water for drinking, fishing and swimming . Some residents question whether their children, let alone their descendents several generations hence, will have these resources to enjoy. To achieve sustainability, natural resource lands will have to be preserved, farmland will have to be protected and private properties developed according to design principles that retain scenic character. This includes architectural character in developed landscapes and north woods character in the countryside. If all rural land is developed at presently zoned densities and according to the current system of minimum lot size, there will be no viable farming, wildlife habitat will be diminished and scenic character would be gone. If these features are to be returned for the benefit of present and future generations, local zoning will need to be changed to protect farmland and open space and yet provide rural opportunities. This will require a degree of intergovernmental cooperation not previously common in Benzie County. John:e:\Benzie county\CHAPTER 3 fi nal.doc Benzie County 2020 Comprehensive Plan 3-18 �CHAPTER4 FUTURE LAND USE AND URBAN SERVICES DISTRICTS Introduction This chapter discusses how Benzie County should grow and change in the future. A community can grow and change in many different ways. Change is influenced by physical features, such as soils, streams and rivers, by existing development and by hundreds of individual decisions about using or developing the land. Change is also influenced by public decision-making, such as how much and where the public invests in infrastructure, like sewers and water lines, roads, schools and parks. It is also influenced by public regulations, such as zoning and subdivision controls. The result of a community's growth and change is a particular land use pattern. A land use pattern is a general description of the way in which the surface of the land is used. These patterns include: • A strip pattern is one in which homes or businesses are lined along major roads. • A cluster pattern is one in which businesses or homes are built in groups, usually surrounded by open space. • A nodal pattern is one where more intensive development occurs at key transportation intersections (such as at the junction of two state highways, or at a highway and freeway interchange, at airports or subway or train stations). • A compact pattern is where new development occurs at similar density next to other existing centers of housing or commerce (usually in or adjacent to a city or village). • A sprawl pattern is one in which homes or businesses are spread out across the countryside. In early stages it has an appearance similar to chicken pox, and later it fills in much as a rash. Most citizens favor a land use pattern that uses public investment efficiently and effectively, fosters a high quality of life, promotes economic health, limits conflicts between different land uses and protects resources important to the well-being of future generations. These are goals citizens of Benzie County established at the start of this planning process. The purpose of this chapter is to discuss a land use pattern the Benzie County Planning Commission chose as the preferred pattern for the future. This pattern is based on an evaluation of three alternatives considered by the Comprehensive Plan Subcommittee. For a description of the three alternatives, the pros and cons of each and the criteria used in their evaluation, see the separate report entitled Plan Alternatives. The other two alternatives not chosen, were composites of the existing plans and zoning ordinances of Benzie County communities. These alternatives promote a strip and sprawl pattern of growth when viewed collectively. The Subcommittee discovered that if the existing plans and zoning ordinances were followed, the result would be future loss of qualities of life and Benzie County 2020 Comprehensive Plan 4-1 �natural resources important to Benzie citizens, and increased costs to live in the County. The pattern selected is a more compact and nodal pattern of growth. It was found to be the most sustainable, the one that is the most fiscally responsible, the one that best retains scenic beauty and recreation opportunities and the one that best protects natural resources. Chapter 5 of this document lists basic policies to be implemented to achieve the desired future land use pattern. Vision-Based, Policy-Driven Compact Future Land Use Pattern The compact and nodal settlement pattern selected is vision-based and policydriven. It is linked to principles and strategies based on a set of goals, objectives, and actions whose root is in the vision of the County expressed by citizens, local officials and various stakeholders in the first phase of the County planning process (see Benzie County Vision). The Future Land Use Map is a visual representation of the vision. The text in this chapter supports that plan and the map. To gain the best understanding of the future land use pattern proposed by this Plan, use the map and the text together. In your mind, move about the County and picture how the land use pattern would change depending on where you were in the County. Don't try to fix on the use of a particular parcel or the edge of one land use. The map expresses general policy, not the application of a particular set of regulations to a particular property. The scale is not sufficient to depict use on a parcel basis. The zoning ordinance may be used for that purpose. Following is a description of the various land use categories illustrated on the vision-based Future Land Use Map (see Map 4-1 ). However, since this land use arrangement is linked to a variety of public infrastructure improvements and land use policies, to the extent these lend themselves to illustration, they are depicted on the policy maps. Maps 4-2 through 4-8 should be studied and considered together because they are designed to be implemented in tandem with the Future Land Use Map. The overall land use pattern proposed for 2020 is both compact and nodal. It concentrates the most intense residential, commercial and industrial development within urban services districts. The area affected expands beyond where urban services are provided in 2000. The area that is public land in 2000 is proposed to remain public in 2020 and continues to be primarily dedicated to recreation, open space and forestry. Agriculture preservation areas focus on retaining orchards and farms as the primary land use. Rural residential areas are devoted to very low density residential use. Higher density residential development is found in or adjacent to existing villages, cities, established resort areas and around inland lakes. Benzie County 2020 Comprehensive Plan 4-2 �Map 4-1 Benzie County Future Land Use t Key - Farm Preservation Rural Residential Medium Density Residential - Recreation (Largely Forested) NORTH ._r ·--• __ _. Urban Services Boundaries -- CJ Industrial Commercial Public Lands (State Forest and National Lakeshore) Benzie County 2020 Comprehensive Plan 4-3 �Map 4-2 Benzie County Sensitive Environments - Sensitive Environments (wetlands, steep slopes, floodplains, dunes and others) Benzie County 2020 Comprehensive Plan 4-4 i NORTH �Sensitive Environment Protection Areas This category includes the following sensitive features: wetlands, steep slopes, dunes, floodplains, streams, rivers and lakeshores. Floodplains and wetlands would not be developed. Shoreline areas of streams, rivers and lakes would have waterside buffer plantings to filter stormwater and provide shade and wildlife habitat. Steep slopes would not be built upon or limited development would employ special design and construction approaches to prevent erosion and limit scenic impact. Dunes with special habitat would have no or limited development. Such areas would be prioritized for acquisition by conservancies or public agencies. (See Maps 4-1 and 4-2). Public Lands & Recreation This category includes public and private parks, campgrounds and marinas, public and private golf courses, the State Forest, National Lakeshore and marshes, non-motorized trails and open space corridors. To the extent possible, they interconnect. They also take advantage of natural wildlife or open space corridors such as rivers, creeks and drains. This land use category occurs throughout the County and occupies a significant percentage of the total area of the County. (See Maps 4-1 and 4-3). Agricultural Protection Areas Agriculture includes active grain farms, orchards, vineyards, u-pick farms and livestock raising operations. It also includes fallow fields and other land not actively farmed. This category also includes large lot residential uses. Future residential density would be at an average density of one dwelling unit per 40 acres. Although there is already existing residential development on five or ten acre lots in much of this area, a new maximum lot size for future development would be much smaller in order to preserve large, contiguous areas of land for farming. Depending in part on soil capacity for septic systems, maximum lot size for non-farm residences would be about 2 acres except where soils were not suited for farming. At this density, a 160 acre farm could be permitted four lots for nonfarm residences, which could be clustered together (where at most 8 acres would be used). As a result of this clustering, the remaining land would be in open space or agriculture. The Agriculture Preservation area occurs primarily in the northern and western portion of the County. This approach would work best if teamed with a purchase of development rights (PDR) or transfer of development rights (TOR) program so that farmers could capture the full development value of the land, even though only a small part of it was used for new residences. This area should be delineated more carefully as a result of a separate Agriculture and Open Space Preservation Plan. (See Maps 4-1 and 4-4 ). Benzie County 2020 Comprehensive Plan 4-5 �Map 4-3 Benzie County Policy Recreation Areas t NORTH - Recreation (Largely Forested) Benzie County 2020 Comprehensive Plan 4-6 �Map 4-4 Benzie County Agriculture Protection Policy Areas - Farm Preservation i NORTH Rural Residential This category accommodates low density residential use in rural areas on lands not as well suited for long-term agricultural production. Agriculture is permitted as long as it remains viable, but not concentrated animal feeding operations. Average residential density is one dwelling unit per ten acres although lot sizes would vary. Sewage disposal would be by private, on-site septic systems. Where possible, dwellings would be clustered on smaller lots (to leave more open space), with individual septic systems or served by small package treatment systems or a common septic system if approved by the District Health Department and Michigan Department of Environmental Quality. This land use Benzie County 2020 Comprehensive Plan 4-7 �occurs primarily in the portions of the County that are not publicly owned nor suitable for higher density. This is the largest land use category in percentage of the total area of the County. (See Maps 4-1 and 4-5). Medium Density Residential The medium density residential category includes single family residential development with a range of densities. Generally, these are from about one dwelling unit per 1-2 acres to four dwelling units per acre. However, within the villages the density may rise to 8 or more units per acre. This category of residential development occurs primarily along the developed shoreline, in Frankfort, villages and scattered historic settlements. Homes in this category would generally be served by public sewer and water, except for the extensive lakeshore strips on the larger lakes. Most of this land use would be within the Urban Services District (see page 4-7). Also in or adjacent to cities and villages within the Urban Services District would be affordable housing such as low and medium rise apartments, townhouses and mobile home parks (usually at a density slightly greater than six dwelling units per acre) (See Map 4-1 ). Business/Commercial Strip shopping malls, grocery stores, gas station and convenience stores, commercial business districts and small town commercial centers are included in this land use category. These are primarily located in the old city and village centers, along selected major roads leading into existing towns and in settlement nodes. In total land area, this land use does not occupy much land. However, this category occurs in key areas convenient to residents and travelers. Most, but not all, of this land use would be within a proposed Urban Services District. It is specifically omitted along most of US-31 from Honor east to the Benzie County line in order to discourage strip commercial development in this area. (See Map 4-1 ). Industrial Industrial development includes light manufacturing, warehousing, landfills, power plants and vacant land in designated industrial parks. These occur primarily in Frankfort and near major roads. Most of this land use would be within the Urban Services District. There are also a few scattered industrial sites. These are largely agricultural processing plants. It is convenient to have these latter facilities close to the orchards. (See Map 4-1 ). Benzie County 2020 Comprehensive Plan 4-8 �Policy Maps Following is a description of individual policy maps. Each map should be thought of as a layer of a single map, that together expresses all of the policies in the Comprehensive Plan. Some of the policy layers of Maps 4-2 through 4-8 are the same as the Future Land Use Map. They are re-described here with a policy focus, so that all layers of the policy map are described. Together these descriptions outline policies and actions that would need to be taken to implement the vision-based future land use pattern. Sensitive Environments Sensitive environments are illustrated on Map 4-2. Sensitive environments includes forests and sensitive features such as steep slopes, wetlands, floodplains, lakes, streams and drain corridors. These sensitive environments will be provided a higher level of protection, including limited or no development (in some cases) and special design requirements for permitted development such as buffers and setbacks. Development would be prohibited in floodways and on wetlands. Setbacks would be required for structures built near streams and wetlands. Vegetation buffer strips would be required adjacent to streams, drains, wetlands and other surface water bodies. Best management practices such as vegetation strips would be required along surface water bodies to filter and lower the temperature of stormwater runoff. Commonly accepted management practices would be implemented in agriculture areas where not already practiced. Sensitive environments are scattered throughout the County. For example, there may be a stream corridor that passes through the Agriculture Preservation area, as well as the Rural Residential area before crossing into the Urban Services District (see page 4-7). Special protection efforts should be implemented in each of those areas, although the protection techniques may be different. Recreation The policy map for recreation provides interconnected open space to serve the diverse recreational and green space needs of residents and to attract tourists (see Map 4-3). This open space network will provide multiple benefits including: the amenity of nature and open spaces; recreational opportunities for walking, biking and cross-country skiing on trails; as well as habitat for wildlife. This area is largely forested. Areas within the recreation corridors that are not forested should be permitted to grow into forest and other plant communities such as meadows or prairies. This will create edges of forests that are also important to wildlife. Some timber cutting or controlled burning may be needed to manage wildlife and prevent fire fuel build-up. Agriculture Protection Within the Agriculture Preservation area (Map 4-4) it is the policy to preserve farmland and prevent the premature conversion of farmland to other land uses. New single family dwellings could be permitted if clustered at a low average density, and if sited on land not well suited to agriculture. Benzie County 2020 Comprehensive Plan 4-9 �Public sewer and water would not be extended into this area during the planning period. The Agriculture Preservation area implements an average density of one unit per 40 acres. This is not the same as a 40 acre minimum lot size. Through clustering and use of small maximum lot sizes (0.5-2 acres, depending on soil suitability for septic), large parcels of viable farmland could remain. Through clustering, farmers would still be able to capture some development value as well. The Agriculture Preservation area would be the principal target of agricultural preservation programs like purchase of development rights and transfer of development rights, expanded PA 116 enrollments and agricultural security areas. These measures would also help preserve rural and scenic character as well. Rural and scenic character is protected by maintaining large, undeveloped parcels and through design guidelines for rural roadsides. It is the policy of the Comprehensive Plan to support "Right to Farm." Rural, nonfarm residential uses do not take precedence over farming operations. Farming practices can be objectionable to non-farm residents. However, farming is important and where buffers do not exist to moderate the dust, noise, odors and sprays from farms practicing commonly accepted agricultural management methods, non-farm residents will have to learn to live with their farming neighbors. Rural Residential This map layer shows the policy to provide for rural, low density living, but does not focus on the preservation of farmland (see Map 4-5). Farming would be allowed to continue as long as it were viable, but not concentrated animal feeding operations. The average density for this area is one unit per 10 acres, although it is not the policy to promote 10 acre minimum lot size. This density will result in providing an adequate amount of land for rural residences with on-site septic systems. If the density were higher, there would, over time, be severe negative impacts on the County road system. Public sewer and water would not be extended into this area during the planning period. Rural clustering could be used to preserve more common open space in this part of the County. It may be necessary to promote one-third to two acre maximum lot size and some package treatment sewer systems to preserve significant open space. It is also the policy of this Plan to promote design guidelines for rural residential properties. These volunteer guidelines would show property owners how to design and manage their properties for maximum scenic character. This could be Benzie County 2020 Comprehensive Plan 4-10 �one of the single, most important tools to insure the vision for Benzie County is realized. In many areas, rural residential uses will be adjacent to farmland preservation areas. Farming operations will be given precedence over residential use of land under "Right-to-Farm" guidelines. Transportation Improvements Transportation facilities (roads, bridges and air) should be maintained or improved where they will serve the planned density of development in an area and movement between that area and others. Transportation facilities should not be improved for the purpose of fostering development at a density level above that planned for the area, or prematurely in an area where density levels would not support the cost of road improvements or future maintenance. Within existing small towns, bicycle paths and sidewalks should be installed to meet nonmotorized transportation needs. Transit service should be offered as well. Proposed transportation improvements are illustrated on Map 4-6. Job Centers Job Centers are areas of commercial, industrial and institutional use. Areas identified on Map 4-7 are based on existing job centers as depicted on the 1996 existing land use map, with reasonable expansion to the year 2020. New job centers should not skip to new locations that are scattered and expensive to serve. This is a double whammy if it also leads to an abandonment of existing centers. Almost all job centers are within an urban services district. The few that aren't are already in existence or are already zoned as such and lack public sewer and water. Urban Services District (USO) Proposed Urban Services Districts (USO) are illustrated on Map 4-8. These are the proposed areas that will be considered for extension of public sewer, water, stormwater, increased police and fire and other urban services through the year 2020. They surround the City of Frankfort and existing villages in the County. All proposed medium density residential development and nearly all commercial, industrial and institutional development would occur within an USO to ensure that adequate public services are available. Except for public sewer installed around inland lakes to resolve or prevent water pollution problem, public sewer and water would not be extended beyond the boundaries of a USO within the time frame of this Plan. The USDs will help ensure fiscal responsibility and wise use of land resources. Within USDs, densities must be high enough to adequately support urban services at a level that is economically feasible to furnish them before urban services will be implemented. Each community will need to calculate the density Benzie County 2020 Comprehensive Plan 4-11 �needed to support the extension of services without unnecessarily increasing taxpayer burden. Existing infrastructure within USDs will be maintained, upgraded and incrementally expanded before new infrastructure is built in undeveloped areas of the County. The exception is in the new USO proposed for the area including the new elementary school in Inland Township. Benzie County 2020 Comprehensive Plan 4-12 �Map 4-5 Benzie County Policy Rural Residential i NORTH Key - Rural Residential ._,. ... _. J Urban Services Districts Benzie County 2020 Comprehensive Plan 4-13 �Map 4-6 Benzie County Policy Transportation Improvements KEY -I ••• * Road Surface in Poor Condition Road Commission Priorities Heavy Truck Traffic (Repairs/Enforcement) Roads of Regional Significance (Requires High Level of Maintenance) Benzie County 2020 Comprehensive Plan 4-14 �Map 4-7 Benzie County Job Centers i Key - Industrial Commercial Urban Services Disrict Benzie County 2020 Comprehensive Plan 4-15 NORTH �Map 4-8 Benzie County Urban Services Districts ,. --. ..... i Key Urban Services Disrict Benzie County 2020 Comprehensive Plan 4-16 NORTH �Policy Maps yet to be Developed Two important policy maps need to be prepared based on further study, resource inventories, citizen input and consensus building. These are: • Agriculture and Open Space Preservation. One of the recommendations of the Comprehensive Plan is to prepare an Agriculture and Open Space Preservation Plan . This task will take several years to complete. The policy map would include recommendations on specifically where to protect farmland and open space through purchase, conservation easement, or inclusion in agriculture security areas, PDR or TOR programs. It would also include recommendations as to where to improve scenery, where and how to protect existing scenery, what design guidelines are needed, where to apply guidelines for sign design and other related techniques. • Watershed Plans. The Comprehensive Plan recommends completion of watershed management plans for each of the major watersheds of Benzie County. Policy maps would depict areas of the watersheds where specific actions should take place to protect water quality, fish and wildlife habitat. These actions depend on land use, soils, slope and other factors. Implementation actions could include, but are not limited to: imperviousness limits, stormwater management approaches and chemical use guidelines. Zoning Plan "Section XII Land Use Classifications" (pages 26-28) of the 1993 Benzie County Land Use Plan is retained (by reference) as the zoning plan portion of this Comprehensive Plan. It provides the basis for the zoning districts in the County Zoning Ordinance until a new Agricultural and Open Space Preservation Plan for the County is complete. At that time, changes to zoning districts are anticipated to reduce the impact of over-zoning in rural parts of the County and to provide new incentives to landowners to keep land in agriculture and open space uses. The next chapter sets forihe principles, strategies and policies inherent in the various layers of the Future Land Use Map. Chapters 4 and 5 are designed to be read and used together when considering the consistency of a proposed land use or infrastructure proposal with the Comprehensive Plan. Benzie County 2020 Comprehensive Plan 4-17 �CHAPTER 5 PRINCIPLES, STRATEGIES & POLICIES Introduction The principal land use issue in Benzie County is not whether to grow, it is where, when and in what manner can growth occur without undermining the integrity of the scenic natural character of the County and the economy built around it. This Chapter presents key principles, strategies and policies to guide future growth in the County. Successful implementation of these principles, strategies and policies will prevent the negative impacts associated with the threats in Chapter 3. The principles, strategies and policies presented in this Chapter were synthesized from the goals, objectives and action statements in the Background Reports to guide implementation of this Plan. These principles, strategies and policies (like the goals, objectives and action statements in the Background Reports) were reviewed by the Comprehensive Plan Subcommittee, the Citizens Advisory Committee and were adopted as a part of this Plan by the Planning Commission. Principles are underlying or foundation concepts for the strategies presented in this Chapter. A policy is a definite course or method of action selected by a governmental agency to guide present and future decisions. Policies are presented for each of the strategies in this Chapter. Decisions consistent with these policies will contribute to successful implementation of this Plan. Many of the policies in this Plan will require regulatory or program changes at the County and local level in order to be implemented. Please consult the individual Background Reports for specific goals, objectives and action statements (and greater background information) related to the following principles, strategies and policies. Fundamental Principles Following are eight fundamental principles that underlay the policies presented in this Chapter and the balanced growth and environmental protection strategies of this Comprehensive Plan. These principles are intended to help achieve the longterm goal of sustainable development in Benzie County. These principles aim to ensure the needs of the present generation are met, without compromising (and wherever feasible enhancing) the quality of life of future generations. To the extent that any of the policies in this Chapter are in conflict, the conflict should be resolved by establishing the degree to which each policy contributes to achieving the principles of this Plan. The policy that appears to most contribute to the achievement of this Plan, in a particular instance, is the policy that should supercede-in the event of a conflict. 1. Scenic character should be preserved or enhanced wherever feasible in the County. The natural character of the landscape, the fruit farms and Benzie County 2020 Comprehensive Plan 5-1 �the location of the rural small towns within Benzie County combine to create a scenic quality that is highly treasured by residents and visitors alike. It is the source of the economic base of the County: farming, forestry, recreation and tourism. It must be preserved as future land use change occurs. It is also linked to all the other principles that follow and is critical to achieving all the major goals in this Plan and Background Reports. Preservation of scenic character is so important that a special study should be conducted and implemented to develop a propertyspecific agriculture and open space preservation plan throughout the County. But preservation is not enough. There are some places where scenic qualities have not been respected and enhancement or restoration will be necessary. Preservation and enhancement must proceed together. This includes institutional and other public lands, along road corridors and on private residential, business and industrial properties. Enhancement should be accomplished primarily through encouragement to implement common design guidelines (such as those in the Grand Traverse Bay Region Development Guidebook). Where appropriate, local ordinances can require visual buffers, scenic character landscaping and appropriate signs. Institutional properties can be enhanced through carefully planned capital improvements. 2. Natural resources in the County should be protected from inappropriate use or conversion. Forested hillsides, rivers and lakes provide the natural landscape background across most of the County. They attract thousands of seasonal residents and tourists each year. Much of this land is in public ownership and offers unparalleled hunting, hiking , and a wide range of other recreational activities. Carefully managed harvests of renewable forests also contribute lumber and fuel to support our society. Agricultural land is principally in orchard production. Forestry, agriculture, tourism and recreation have deep historical roots in Benzie County and greatly contribute to its economic base. Each industry requires a substantial amount of land in large contiguous blocks to remain economically viable. Preservation of the natural resource base is essential to preservation of these industries. 3. The pristine natural environment of the County should be protected from degradation. The clean air, water, and soil in the County is a natural asset of immeasurable importance. The extensive lakes, rivers, streams, wetlands, floodplains, and sand dunes are important parts of this natural environment which also contribute greatly to the scenic quality of the landscape. The abundant fish and wildlife populations are testimony to the relative purity of the natural environment in the County. The quality of the natural environment is a significant feature in attracting the huge number of seasonal residents and tourists to the County. The natural environment and especially sensitive natural features must be protected to sustain the scenic quality and economic potential of the County. Benzie County 2020 Comprehensive Plan 5-2 �4. An economy built on renewable natural resources is sustainable and should continue to be the principal economic base for the future. Agriculture, forestry, recreation and tourism are the foundation of the economic base in Benzie County. They are a significant part of local quality of life. They are also tied to renewable resources. Maintaining a sustainable local economy requires maintaining the renewable natural resources of the County. Further diversification of the economy that draws from the talents of the existing labor force will also enhance the prospects for a sustainable economy. 5. Future development should primarily take place in a compact development pattern. New commercial, industrial and medium density residential uses should be constructed in or adjacent to existing cities and villages and within areas designated as urban services districts. These mixed-use areas will be served with public sewer and water where it is cost-effective to do so. These services would not be extended beyond the USDs during the life of this Plan. Outside the USDs, development should only occur at low densities and primarily in small clusters of a few lots sited so as to minimize visibility from the roadway and to maximize the amount of open space around them. Small multi-user water wells and waste treatment systems may be needed to facilitate open space development. 6. Future land use, zoning, land division and public infrastructure decisions should be made consistent with this Plan. Achievement of the vision embodied in this Plan depends heavily on adoption and implementation of County and local zoning and land division regulations consistent with this Plan . It also depends on public infrastructure decisions consistent with this Plan . Future road, sewer, water, school, county building, state and federal facility decisions should be consistent with this Plan and an annually updated capital improvement program. Where the public spends money on infrastructure and the density of land uses it allows in various locations have an enormous impact on private land development decisions. If the public does not set the example by living up to the principles and policies in this Plan, then it should not expect the vision in this Plan to be realized. 7. A strong effort should be made to achieve improved intergovernmental cooperation within Benzie County. This Plan recognizes that land use and infrastructure decisions of each governmental unit have, over time, an impact on the character of the entire County. However, County government only has the ability to achieve part of the vision embodied in this Plan. A partnership founded on mutual respect and mutual support in achievement of the vision of this Plan should guide the development and implementation of new Benzie County 2020 Comprehensive Plan 5-3 �relationships between the County and local governments in the County and between the County and adjoining counties in the region. Improved intergovernmental coordination, communication and cooperation are essential to success of this partnership. 8. The vision in this Plan must be achieved without violating protected property rights. Many of the principles of this Plan will require changes in County and local regulations. As these changes are made, it is essential that constitutionally protected property rights not be violated. It is also important that special consideration be paid to the legitimate desire of large landowners who may have their "retirement" locked up in their land, to be given options for capturing the development value of their land, even if more dense development upon it is not a permitted activity. Principles #2 - #5 directly relate to #1. Principles #6 - #8 are essential to achieve #1 - #5. Thus all principles are interrelated . They are all oriented to achieving the goal of sustainable development in Benzie County. They recognize that a healthy economy depends on a healthy environment and that these need not be mutually exclusive. They are structured to achieve a balanced growth and environmental protection strategy that also protects the scenic character of the County. Balanced Growth Strategy Preservation of scenic character in Benzie County is both dependent on and supports most of the economic base in the County. The scenic character is comprised of the natural environment, farms and the built environment. Thus, protecting scenic character, the natural environment and economic development must proceed together-or one or the other (or both) will suffer. The solution lies in pursuit of a balanced growth policy. Balanced growth will require housing not only for comparatively wealthy seasonal residents, retirees or two income commuter families, but also for the elderly, young families and other persons on low fixed incomes. New businesses will be needed to meet the needs of the growing seasonal and permanent populations. Where these new homes and businesses are located will dramatically affect the future character of the County. If the current trend of single family homes lining county roads is continued, the landscape will become suburbanized. Many of the large open spaces will be chopped up and sprinkled with homes. Most open space would then be in yards, rather than a part of the current scenic landscape. This will diminish value of the landscape to tourists and create a huge public service burden over time. Cost-effective public services are nearly impossible with a scattered land development pattern. Figure 5-1 illustrates key aspects of a balanced growth strategy for Benzie County. Following are key policies to implement this strategy: • The County shall revise zoning and related regulations to curtail sprawl and strip development, and to encourage a compact settlement pattern. Benzie County 2020 Comprehensive Plan 5-4 �• • • • • • • • • • • • • The County shall cooperatively work with local governments and assist citizens and property owners in the County to achieve this strategy. The County shall support actions that enhance the long term viability of the agriculture, forestry, recreation and tourism industries. Rural areas of the County shall be zoned with a very low density based standard to prevent over development. Maximum lot sizes should be used to encourage clustering and the retention of open space. The County shall support creation of carefully planned and sited industrial parks and other job centers to accommodate the growing need for local employment. New residential, commercial and industrial development in the county shall be encouraged provided it is: a) in locations with public seNices adequate to meet its needs, b) environmentally friendly, c) consistent with the density, character and development in the area, d) consistent with local plans and regulations and e) consistent with this Plan and applicable county, state and federal regulations. An economic development position shall be established to actively promote existing businesses and new business development in the County and to facilitate financing for expansion of existing business and infrastructure in the County in a manner consistent with this Plan. The County shall seek to ensure that new development pays its own way in terms of public seNices and does not unreasonably create a future public seNice obligation that is not met by the new development or is unfairly charged to existing residents; except where a community explicitly decides to subsidize it. The County shall seek to ensure that new public facilities are constructed to guide future growth based on annually updated capital improvement programs prepared by each unit of local government and the County. All CIPs shall be consistent with this Plan. The County and local governments shall establish urban seNice district boundaries and not permit intensive new development outside these boundaries until adequate public seNices are available to that area, unless the private development is completely self-sufficient in terms of adequate urban seNices. Local jurisdictions should cooperatively work to upgrade the quality of emergency response equipment on an on-going basis and to maintain equipment in close proximity to population concentrations. A maintenance, road improvement and inter-modal connection strategy, including spending priorities, shall be developed for County roads. Improvements to pedestrian circulation, bike paths, bus seNice and airport seNices shall be made consistent with adopted plans for long range improvements of these transportation seNices. Prepare corridor plans and establish standards for development along M-115 and US 31 to protect the rural character of these highways including but not limited to use of overlay zoning, buffering screening, and conseNation easements. Benzie County 2020 Comprehensive Plan 5-5 �• • • • • • • • • • Road capacity shall be maintained and congestion and safety problems prevented through the use of access management tools. Public health and safety shall be protected by enforcing sanitary regulations and by providing the most effective emergency response service practical. The County shall identify affordable housing needs and ensure plans and regulations are prepared and implemented to meet those needs. Incentives should be offered to encourage affordable housing in and adjacent to existing mixed use centers in the County. The County shall make an effort to coordinate the provision of jobs and transportation so that a jobs/housing/transportation balance is achieved that results in reduced transportation demands and a greater chance for cost effective transportation services, including transit services. New subdivisions and site condominium projects shall include provision for bicycle and pedestrian circulation between residential areas, town centers and important natural features. The County shall revise zoning regulations to protect agricultural operations from incompatible adjacent land uses where there is a long term commitment to preserve agriculture in an area. The County shall prepare, adopt and implement an agriculture and open space preservation plan that fairly addresses the equity concerns of large landowners. The 2000 area of public land in Benzie County should be retained as a future minimum and holdings should be consolidated over time through fair trades, sales and purchases. Fragmentation of private lands adjacent to State and Federal lands should be strongly discouraged. The establishment of new, compact "Villages" or "Village centers" in rapidly growing rural townships near Grand Traverse County should be studied and encouraged if feasible and warranted. Benzie County 2020 Comprehensive Plan 5-6 �Figure 5-1 BALANCED GROWTH STRATEGY PROTECT RENEWABLE RESOURCE LANDS ENCOURAGE COMPACT DEVELOPMENT WITH COMMON OPEN SPACE INDUSTRIAL PARK NEW JOBS '\ PUBLIC SERVICE ., BOUNDARY ·,"-. '· ENCOURAGE NEW BUSINESS ACTIVITY WITHIN EXISTING VILLAGE THAT REFLECTS VILLAGE CHARACTER DISCOURAGE STRIP DEVELOPMENT AT EDGE OF VILLAGE ~ - . · r; ., ~ · \, ~r,:., /.4 . '· •. , . ', . ', ' \ Benzie County 2020 Comprehensive Plan 5-7 .... . .... ······· ,••• ••••• ...•· BOUNDARY ~ . ···•·· : ······ ! ···•··· ·-~: �Environmental Protection Strategy The other side of the balanced growth strategy is the environmental protection strategy. This term embraces protection of renewable natural resources like agricultural and forest land, as well as the air, water, and other sensitive natural features in the County (like wetlands, floodplains and sand dunes) The greatest threat to these resources is from poorly planned or sited new development. Residential development poses the greatest threat because there is so much more of it over a much wider area. It is important to guide new development in a way that works with nature rather than against it. Where there are legitimate conflicts between proposed new development and an important sensitive natural resource, and reasonable and prudent alternatives exist, then the new development should yield to the sensitive environmental feature and be built elsewhere. Where long term sustainable economic or public safety and welfare benefits outweigh small environmental impact, then the new development should be allowed to proceed with appropriate mitigation measures. In all cases, planning and development regulation should be oriented to preventing pollution, impairment or habitat destruction. Figure 5-2 illustrates key aspects of an environmental protection strategy for Benzie County. Following are key policies to implement this strategy: • Watershed management plans shall be prepared to protect the soil from erosion and water quality for all watersheds in the County. • A groundwater/wellhead protection plan shall be developed for each municipal well in the County. • New residential development in the County shall be encouraged to be largely built in existing cities and villages or in small clusters on non-prime resource lands in order to minimize negative impacts on farm and forest land. • Existing agriculture or forest land uses shall have priority over new residential uses, and farming operations should be encouraged to continue in areas zoned for agriculture or forest as the principal permitted use. Such areas should not be rezoned to residential use as long as agriculture or forest remains a viable use of the land. • New development shall be designed and constructed to avoid sensitive natural features and comply with applicable federal, state, county and local regulations. • The extensive and diverse sensitive natural features in the County shall be protected where pristine and restored where damaged. • New development shall not pollute or degrade the quality of surface water or groundwater. • County and local ordinances should be adopted or amended to provide protection for sensitive features including wetlands, floodplains, sand dunes, high risk erosion areas and land bordering lakes and streams. • Imperviousness overlay zones, setback and vegetative buffer requirements, performance standards along water bodies, soil erosion and sedimentation Benzie County 2020 Comprehensive Plan 5-8 �• • • • • • • control ordinances and stormwater management ordinances shall be adopted and enforced. Best management practices shall be used to protect soil, surface water and groundwater quality as land use change occurs. Uniform local zoning and land division regulations shall be promoted and enacted where feasible county-wide to prevent the fragmentation of farm and forest land unless there is no other reasonable alternative available to preserve the renewable resource. A county-wide purchase of development rights program and/or a transfer of development rights program shall be created to provide reasonable alternatives for farm and forest landowners to capture development value without converting the land to development. Planning for the Dry Hills area (in the southwest portion of the County) shall encourage preservation of its rural and scenic character, including agriculture and managed timber resources. Wildlife corridors and linkages between open spaces shall be a primary consideration in the development of new county-wide and local plans. The County shall coordinate and assist in the development of a network of greenways and recreation trails consistent with the Northwest Michigan Greenways Plan. New lakefront public access sites shall be carefully sited to minimize environmental degradation and managed to prevent overcrowding of the lake surface and nuisance impacts on abutting properties. Benzie County 2020 Comprehensive Plan 5-9 �( LINK OPEN SPACES NEW DEVELOPMENT: Compact Close in to village PROTECT RENEWABLE RESOURCESFARM & FOREST LAND m z < :;o 0 z :!!: m z -I )> r ,, -c cc· :;o C: 0.., -I (!) m <;'1 C")N -I 0 z en -I ~ -I m G) PREVENT LAND FRAGMENTATION OF LARGE PARCELS DEVELOPMENT RESTRICTED -< �Strategy to Protect the Visual Character of the Landscape County citizens have strongly indicated that they do not want growth to spoil the scenic character of the landscape. They do not want it to take on a suburban or urban character. They want the forested, lake and riverine landscapes to be preserved for the benefit of present and future generations. Almost everyone feels a right to see, enjoy and help protect these resources. As a result, protection of the unique rural character of the County must be a fundamental part of all future planning and development decisions. The Grand Traverse Bay Guidebook illustrates various ways in which new development could occur in order to protect the visual character of the County. Figure 5-3 further illustrates key natural landscape features that need protection if scenic quality is to be preserved in Benzie County. Following are key policies to implement this strategy: • The County and local governments shall encourage new development to be designed consistent with the principles in the Grand Traverse Bay Guidebook and any additional design guidelines adopted by the County or a local Planning Commission. Some of the key design guidelines follow: • Most new dwellings should be built in or contiguous to existing small towns in the County instead of on large rural lots. • New development outside of existing small towns should be designed to maximize preservation of open space and minimize visual impact from public rights of way. • Clustering or very low density development should be used wherever there is an opportunity to protect open space or minimize impact on a sensitive natural resource . • Landscaping and plantings should rely predominantly on naturally occurring species on areas visible from roads and other public rights of way. • Naturally occurring vegetation should be used to the maximum extent possible. • Design guidelines should be provided for rural property owners promoting forest block concepts. • Communication towers and wind powered generators should be designed to have minimum visibility from road corridors. • Sign ordinances should be adopted that prohibit billboards but provide for business identification and communication of other essential messages through alternate means, including small and cluster signs. • A system of "Rural Roads, Heritage Route and Federal Scenic By-ways" should be explored and if designated, maintained into the future for their scenic/aesthetic attributes. • Junk and dumping ordinances shall be vigorously enforced. • At night, the stars should be visible in the sky-not obstructed by diffuse light from the built environment. Benzie County 2020 Comprehensive Plan 5-11 �I Design rural development to minimize visual impact z )> ~ C s!rr- )> "Tl Z-· ccc CJ) C: o@ )> CJ1 "'CJ I mw "Tl m ~ C Cluster now rnral development to preserve open space Retain or plant buffers of naturally occurring vegetation along roads Place most new development contiguous to existing small towns Minimize visual Impact of new development along road corridors through design guidelines Minimize Impervious surfaces and pass runoff through vegetation before it reaches streams and lakes :;o m CJ) �Strategy to Protect Visual Character of Small Towns The physical features of the city of Frankfort and the villages in Benzie County are a critical component of the rural scenic character of the County. New development that is encouraged to take place in and adjacent to these small towns must both complement and fit with the existing character, or it will damage the scenic character of the community and the County. Figure 5-4 further illustrates key visual character elements of small towns to protect in order to have them continue to complement the features of the natural environment around them. Following are key policies to implement this strategy: • The County and local governments shall encourage new development to be designed consistent with the principles in the Grand Traverse Bay Guidebook and any additional design guidelines adopted by the County or a local Planning Commission. Some of the key design guidelines follow: • Historic districts in the various historic settlements within the County should be established. • Design guidelines for historic preservation should be devleoped. • In building, sign and other construction, materials such as wood, stone, or brick should be encouraged instead of metal, plastic or concrete. Muted and earth tones, rather than bright colors, should be encouraged to best blend with the natural landscape of Benzie County. • The number and size of signs should be minimized. • Utility lines should be buried or routed away from the street. • Service drives and alleys should be used to limit the number of curb cuts. • Parking lots should be paved and landscaped with naturally occurring vegetation. • Parking should be placed behind or beside buildings, but not in the front yard of commercial or industrial businesses. • New buildings in small towns should blend with the predominant architectural period and style, be of a similar mass and shape, use compatible materials and colors, and use lot sizes and street layouts similar to those already in the small town. • New public buildings should be built within or immediately adjacent to existing cities and villages in the County and should be designed to blend with the vernacular architecture of the area. Benzie County 2020 Comprehensive Plan 5-13 �Figure 5-4 VISUAL CHARACTER ELEMENTS LANDSCAPING TO SCREEN PARKING LOTS SIGNS USE WOOD, STONE OR BRICK INSTEAD OF METAL, PLASTIC OR CONCRETE, AND LOW-INTENSITY LIGHTING UTILITIES Benzie County 2020 Comprehensive Plan 5-14 �Strategy to Address Issues of Greater than Local Concern Many of the major issues identified in Chapter 3 are issues of greater than local concern. Figure 5-5 illustrates key issues of greater than local concern that deserve a coordinated intergovernmental response if the quality of the landscape and the quality of life in Benzie County are to be preserved and enhanced. The fundamental principles presented in this Chapter recognize that intergovernmental cooperation is critical to implementation of the strategies in this Plan. The following key policies are also essential: • The Benzie County Comprehensive Plan shall be used as the general guide for preparing plans of various County agencies, local plans, capital improvement programs, land division and zoning regulations within the County. • The County Planning Commission shall review all proposed township plans, rezonings, capital improvements and land divisions for consistency with this Plan and all County regulations adopted consistent with it. • The County Planning Commission shall assist with and coordinate planning, zoning and infrastructure decisions with all units of government within the County, with all County, state and federal agencies operating within the County, and with all units of government that operate in jurisdictions which abut the County in a manner consistent with this Plan. • The County Planning Commission shall regularly share planning, land use and infrastructure information with all governmental units within and adjacent to Benzie County through a variety of formal and informal communication means. • The County Planning Commission shall continue to request, facilitate and welcome input from other local governments and governmental agencies, citizens and stakeholder groups working within or adjacent to the County prior to adoption or amendment of plans, projects, programs or regulations. • The County Planning Commission shall establish and implement procedures to prevent and/or resolve disputes related to land uses of greater than local concern. • The County Board of Commissioners should actively support the County Planning Commission, County Planning Department and other governmental units in the pursuit of the principles and policies of this Plan. Benzie County 2020 Comprehensive Plan 5-15 �Figure 5-5 ISSUES OF GREATER THAN LOCAL CONCERN PROTECT CORRIDOR PROTECTION OF FLOODPLAINS WATERSHED MANAGEMENT BUFFER ZONE GRAVEL PIT INFRASTRUCTURE EXTENDED SOLID WASTE DISPOSAL Benzie County 2020 Comprehensive Plan 5-16 �CHAPTER 6 PLAN IMPLEMENTATION Introduction As important a benchmark as this Plan represents, the initiatives proposed in this Comprehensive Plan will not implement themselves. It will take the concerted efforts of citizens, elected officials and local and county administrative officials to bring this Plan from concept into reality. It will take continued support and commitment for many years. However, the goals of this Plan and the policies proposed to implement it offer the promise of a much better future than that likely to occur if recent trends continue unchanged. Benefits to all groups will be numerous and most visible in terms of lower infrastructure and maintenance costs for public facilities and retention of the scenic character of the landscape (so cherished by residents and visitors). Many indirect benefits will also occur. These include improved access to information needed for decision-making and better cooperation among units of government. The central ingredients to successful Plan implementation will be: • Commitment by the County Planning Commission, citizens, the County Board of Commissioners and support from local units of government. Implementation of the Comprehensive Plan will require the County and local governments, businesses and citizens to drop some old habits and adopt some new approaches. This is not always easy to do. However, the desired vision will not be reached without commitment by all involved. • A better educated citizenry and local officials. While many citizens and officials want trends to change, they lack the knowledge to make them change or don't understand the cause and effect link of actions they take on an ongoing basis. Information about more appropriate residential development patterns, the fiscal and land use constraints of extending urban services, farming methods, forestry methods, property rights, scenery and open space preservation, natural resource protection and other tools to sustain the quality of life in Benzie County need to reach citizens and officials or they will not understand why and how local decision-making must change. • An up-to-date, accessible data base and mapping (GIS) capacity at the County level. Local plans and development regulations will be easier and less costly to prepare and maintain because the information in the County GIS System can easily be updated and displayed on maps. By working in partnership with the County in a manner consistent with this Plan, local governments will be able to justifiably provide for an appropriate range of land uses in their plans and zoning regulations. This could eliminate the continued scattering of commercial and industrial uses in inappropriate locations while improving the success of businesses established in appropriate locations. Benzie County 2020 Comprehensive Plan 6-1 �Focusing on Priorities It is easy for a Planning Commission at either the County or local level to become distracted with ongoing tasks or ad hoc, controversial issues. Still, the Commission needs to prioritize its tasks. Time needs to be set aside for high priority items. These include the preparation of an annual report and work program for the next year, an update to the capital improvement program and the five-year Plan update. These are discussed below. Annual Tasks An annual report on all activities undertaken by the County Planning Commission with a special focus on actions taken to implement the Plan should be made to the County Board of Commissioners. A proposed work program that identifies priorities and projected expenses for the next year should also be prepared and submitted in time to be included in the annual budget process. The Planning Commission should also assist the County Administrator with the preparation and annual updating of a capital improvement program. Periodically, and at least once each five years, the Comprehensive Plan should be thoroughly reviewed and updated by the County Planning Commission. Top Priorities The Planning Commission can not be expected to accomplish all of the actions listed in the Background Reports. Many of these can only be accomplished by other agencies or groups. It is key that discussions begin with those groups so that they understand the goals, find agreeable common ground where there are differences and obtain a commitment to the action. One approach to establishing priorities is to use the following standards: • Make a high priority those actions that are the precursor to other steps. One example is the action to establish watershed planning groups. This needs to happen before water quality monitoring (on a watershed basis) and watershed management planning and implementation can occur. • Those actions that are assigned to a particular group are a high priority. • A lower priority may be those actions that do not assign a group or broadly identify the "County," as the responsible party. • If an action does not list a responsible party, it remains a lower priority until a group or agency steps forward. The following activities should be the key priorities of the Planning Commission for the next five years: • Educate all local units about the vision, goals, objectives and policies of the new County Comprehensive Plan and provide technical assistance in the integration of these elements into local plans and zoning decisions. • Educate all citizens about the vision, goals, objectives and policies of the new County Comprehensive Plan and provide technical assistance in the integration of these elements into property owner development and redevelopment efforts. Benzie County 2020 Comprehensive Plan 6-2 �• • • • • • • • • • • • • • Update the County Zoning Ordinance to be consistent with this Plan. Directly use this Plan in the analysis and review of proposed rezonings, zoning text amendments, and new or amended master plans submitted to it for statutory review and approval. This means recommending approval for actions consistent with the Plan and denial or modification for actions inconsistent with this Plan. Exercise review authority in ways to improve local decisions by guiding decisions toward integrated and coordinated solutions based on the core policies in this Plan. Provide training and technical assistance to local governments on general planning, zoning and capital improvement programming. Upgrade the GIS and provide maps, GIS analysis services and related technical assistance to local governments and governmental agencies in the County. Monitor local and County agency decisions and periodically inform local governments and the County Board of Commissioners on the status of efforts to improve land use decision making in Benzie County. Provide technical assistance and guidelines on alternative approaches to deal with identified land use and infrastructure problems. Join efforts with others outside the County to modernize planning and zoning enabling legislation and to authorize new tools to better manage growth and preserve open space. A County-wide Agriculture and Open Space Preservation Plan should be developed and implemented . This Plan would prioritize lands for open space preservation, identify and implement tools for acquisition of title or development rights from willing sellers and set up funding mechanisms for implementation. It would also develop strategies to help insure the financial success of Benzie County farmers. Design guidelines should be developed and promoted by the County Planning Commission that illustrate how to protect rural and scenic character and open space values on private residential, commercial , industrial, public and institutional properties. An example is the Grand Traverse Bay Region Development Guidebook that illustrates a preferred development approach that protects scenic quality, open space, water quality and sensitive environments. Residential development standards should be prepared that set aside open space and employ vegetative buffers along roadsides and where there are sensitive environments, greenways and potential trail and wildlife corridors. These standards should be adopted as part of site plan review, cluster ordinances, conservation subdivision ordinances, site condominium ordinances and planned unit development ordinances. Watershed planning groups and watershed management plans should be established for each watershed in Benzie County. Preparation of a county and local capital improvements program. Preparation of a county subdivision control ordinance. Benzie County 2020 Comprehensive Plan 6-3 �• • Development of a county-wide affordable housing plan and implementation strategy. Periodically update the Background Reports that provide the technical foundation for this Plan. Dealing with Issues of Greater than Local Concern Local jurisdictions frequently deal with issues that have implications beyond the jurisdiction (both intra-county and inter-county). Public interests that are broader than simply local interests include (but are not limited to) those in Table 6-1. Benzie County 2020 Comprehensive Plan 6-4 �Table 6-1 • • • • • • • • • • • • • • • • • • Issues of Greater than Local Concern Protecting the Environment and Natural Resources Watersheds and water quality Wetlands protection Floodplain protection Land pollution (ex. arsenic along trails) Soil conservation and stormwater pollution (e .g. Arcadia Bluffs) Air pollution Groundwater pollution Oil and gas pollution Noise pollution Water pollution of inland lakes (esp. Platte Lakes, Crystal Lake) , rivers and streams Protection of sand dunes Wildlife corridors and fish and wildlife habitat protection Protection of unique and endangered species Sustainability of privately owned forest land Water surface under control of multiple local jurisdictions, especially as relates to keyhole development Use of public access sites Maintaining a "sense of place" where that sense is the major attraction for tourists and the service sector economy. Siting Public Facilities or Providing New Public Services • Solid waste and recycling • Emergency services (fire, ambulance, police) - to achieve greater efficiency (involves the U.S. Park Service, and DNR) • Transportation/roads • Mass transportation (greater than county service area) • Trails (siting of) - federal, state, local, and property owners • "Regional" park facilities (very large, e.g. pool or hockey rink - needs a large customer base) • District library and district boundaries for libraries • Mental and other health facilities • Provision of senior services - location of facilities, including handicapped services • Extension of utilities Maintaining a Sustainable Economy and Promoting Economic Development • Real (livable) wages, job opportunities for young adults and families with children • Lack of seasonal workers - lack of an intermediate job base • Harbors (Frankfort and Elberta), Platte River free flow • Adequate lifelong educational opportunities for all citizens • Adequate affordable housing for middle and low income persons. Land Use • LULU's (locally unwanted land uses that meet a regional need, such as gravel pits, junk yards, landfills, communication towers, etc.) • Large scale development (resorts, shopping center, airports, etc.) • Strip development along main roads • Density in some rural areas that is too high to cost effectively service and a current zoned density that will exacerbate this problem. • Compact settlement pattern vs. dispersed settlement pattern and the associated impacts on infrastructure extensions or establishment of infrastructure • Siting affordable housing • Lack of similar regulations and enforcement across jurisdiction boundaries • Compatibility of land uses along jurisdiction boundaries regarding zoning and land use issues • Loss of open space • Regional focus on open space preservation and farmland preservation • Protecting important viewsheds and rural corridor views Other • A sovereign nation within the County making independent land use decisions • A nonresident (largely seasonal) population that (for the most part) does not vote locally, but does pay taxes locally • Lack of a tax or fee of users of state resources here • lnterjurisdictional equity issues • Intergenerational equity issues • Sustainability. Benzie County 2020 Comprehensive Plan 6-5 �In many instances, these issues of greater than local concern revolve around common environmental features (which do not respect municipal boundaries), infrastructure, and the needs of special populations. It takes a basic change of attitude toward other jurisdictions to effectively deal with these issues. It takes recognition that the citizens of both (or several) jurisdictions face the same potential loss or gain. It takes acceptance that the other jurisdiction is not in competition or opposition, at least not on every aspect of the issue. It takes the ability to exercise mutual respect in areas of overlapping responsibilities and mutual support where responsibilities are separate but compatible in pursuit of common goals and a common vision of the County. By jointly engaging the issues, common ground can usually be found. It is the common ground that is most often used as the basis for effective interjurisdictional cooperation. Role of Key Players It will take the efforts of many different groups to implement the Benzie Comprehensive Plan. Key among them are the local planning commissions and governing boards, the County Board of Commissioners, the County Planning Commission and the County Planning Department. The framed text on Table 6-2 on the next three pages lists the traditional roles and responsibilities of local planning commissions, local governing bodies, the County Board of Commissioners, the County Planning Commission and the County Planning Department. These traditional roles are proposed to be continued, but some changes are also proposed to strengthen the ability of these entities to take actions to implement this Plan . These changes are summarized in the text following Table 6-2. A more detailed description of these changes is found in the Intergovernmental Cooperation Subcommittee Background Report. Benzie County 2020 Comprehensive Plan 6-6 �Table 6-2 TRADITIONAL RESPONSIBILITIES OF THE LOCAL GOVERNMENT DECISION-MAKERS County Board of Commissioners The County Board of Commissioners must take the lead in order to initiate planning in the County. It's basic statutory and administrative responsibilities are as follows (not all of these are currently being performed): • Create County Planning Commission and thereafter periodically appoint qualified and interested persons to serve on the Planning Commission. There should be at least one person serving as a liaison between the two bodies. • Periodically hold a joint meeting with Planning Commission to go over issues of common interest. • Adopt zoning ordinance and subdivision regulations and any subsequent amendments. • Approve funding for the planning/zoning program each year including funds for training and continuing education of commissioners and staff, and for public education on planning and zoning. • Approve hiring of consultants recommended by the Planning Commission . • Take action to support the goals, objectives and policies in the Plan. • Ask Planning Commission to prepare an annual report of activities and a proposed work program for the next year, in enough time to be considered in the budget process. • Ask Planning Commission to review proposed capital improvements for consistency with the Plan prior to the County Board adoption of a capital improvement program. County Planning Commission The County Planning Commission was created by the (then) County Board of Supervisors on April 12, 1976 pursuant to the requirements of the County Planning Act, PA 282 of 1945. It also has the responsibilities of the County Zoning Board under PA 183 of 1943. Currently, the County Planning Commission is responsible for: • Preparing and maintaining a plan for the development and protection of the County. It will adopt the Comprehensive Plan as a replacement for its 1993 and 1974 Plans. • Preparing and proposing amendments to the County Zoning Ordinance. • Making recommendations on proposed Township plans and/or rezoning or text amendments. • Attempting to prevent incompatible planning and zoning along governmental boundaries. • Reviewing and commenting on proposed new public lands, facilities or improvements for consistency with the Comprehensive Plan . • Review and comment on proposed PA 116 Farmland and Open Space Enrollments. • Preparing the County Overall Economic Development Plan. • Preparing and maintaining the County Solid Waste Management Plan . • Reviewing federal grant applications. • Receiving, storing and sharing data from the Michigan Resource Inventory Program. • Providing information and education services for the U.S. Bureau of the Census. • Serving as County Council for the Resource Conservation and Development Program of the U.S. Dept. of Agriculture. • Receiving citizen comments on local planning and zoning issues and acting upon or referring those comments as appropriate. • Coordinating planning and associated development regulations with other governmental units and public agencies. • Learning about and staying up-to-date on the responsibilities of the Planning Commission and on various tools available to implement local plans. Benzie County 2020 Comprehensive Plan 6-7 �Traditional Responsibilities of the Local Government Decision-Makers (Continued) Local Governing Bodies The local city or village council and township board of trustees also have specific planning and zoning responsibilities. These include: • Appointment of qualified persons to serve as members of the Planning Commission/Zoning Board and Zoning Board of Appeals. • Adoption of ordinances recommended by the Planning Commission for implementation of the comprehensive plan, including when supported by the governing body, a zoning ordinance and subdivision regulations . • Providing an adequate budget for the Planning Commission to carry out its responsibilities including keeping the plan and zoning ordinance current, and receiving proper training on their roles, responsibilities and new tools and techniques for improving the community. • Providing adequate staff and financial resources (including setting fee levels) for proper enforcement of adopted regulations. • Conducting required public hearings prior to acting on zoning, subdivision or infrastructure development matters. • Receiving and acting upon citizen complaints related to planning and zoning issues and as appropriate, referring matters to the Planning Commission for action. Local Planning Commissions Planning commissions in cities and villages in the County are organized under the Municipal Planning Act, PA 285 of 1931. Township planning commissions are organized under PA 168 of 1959. Some of their principal responsibilities include: • Creating , adopting and maintaining a local comprehensive plan to guide future land use change and to serve as the legal basis for the local zoning ordinance. • Creating , maintaining and administering responsibilities under the local zoning ordinance (for those municipalities with local zoning) adopted pursuant to the City-Village Zoning Act, PA 207 of 1921 or the Township Zoning Act, PA 184 of 1943. • Advising the local governing body on proposed rezonings, text amendments, plats, land divisions, capital improvements and related planning and zoning decisions. • Responding to the recommendations of the County Planning Commission and/or the County Planning Department on planning and zoning issues. • Making recommendations on special projects or delegated responsibilities (e.g. zoning ordinance enforcement) • Working with property owners in order to try and achieve good development (or redevelopment) • Educating citizens on the values and benefits of planning • Receiving citizen comments on local planning and zoning issues and acting upon or referring those comments as appropriate. • Learning about and staying up-to-date on the responsibilities of the Planning Commission and on various tools available to implement local plans. County Planning Department The County Planning Department is a service agency of the County designed to provide assistance to the County Board of Commissioners, the County Planning Commission, to local governments and property owners in the County. Specifically its responsibilities include: • Assisting the County Planning Commission in fulfilling their statutory responsibilities under the County Planning Act including assisting with the preparation and maintenance of a County Plan and coordinating local planning activities in the County. • Providing technical assistance and technical information to the County Planning Commission, local governments, local planning commissions, the County Board of Commissioners and other County agencies , and to the general public. Benzie County 2020 Comprehensive Plan 6-8 �Traditional Responsibilities of the Local Government Decision-Makers (Continued) County Planning Department (Continued) • Providing review and analysis of the consistency of proposed new public facilities with the Comprehensive Plan for consideration by the County Planning Commission. • Analysis of proposed township plans and amendments for review by the County Planning Commission. • Analysis of proposed townsh ip zoning ordinances, rezoning proposals and proposed amendments for review by the County Planning Commission. • Representing the County on various committees , groups and task forces . • Maintaining and providing staff support in the development and updating of the County Solid Waste Management Plan. • Administering the County Zoning Ordinance. • Administering the County Soil Erosion and Sedimentation Control Ordinance. • Coordinating planning, zoning and infrastructure decisions with various county, state and federal agencies. • Preparing the County Overall Economic Development Plan. • Preparing and reviewing state and federal grant applications. • Responding to special project requests of the County Board of Commissioners and other agencies. • Making reports to the County Board and other agencies on issues of planning or special interest in the County. • Developing and maintaining a computerized geographic information system for the County. • Receiving, storing and sharing data from the Michigan Resource Inventory Program. • Serving as the primary repository for socioeconomic, census, environmental and other data concerning the County. • Providing information and education services for the U.S. Bureau of the Census. • Developing and implementing budgets and work programs for Department activities. • Staying abreast of contemporary planning and related research, and new laws and regulations . Benzie County 2020 Comprehensive Plan 6-9 �New Roles of the County Board of Commissioners The first new responsibility of the County Board of Commissioners will be to reconstitute the County Planning Commission . This will require amending the ordinance creating the original Planning Commission to include the duties and responsibilities described below. It will be important for the County Board of Commissioners to endorse the County Comprehensive Plan, and thereafter approve any major amendments to the County Plan. No other action will more graphically demonstrate continued County Board support for this important growth management tool. As County Planning Department staff responsibilities grow, so must the number of qualified staff to meet those needs. There will likely be necessary, increased funding requirements. Opportunities will continue to open to provide maps, and other services on a fee basis. These should be explored as supplemental revenue resources, but not at the exclusion of completing other required responsibilities. Consideration should be given to establishing a creative program of local financial support, and in-kind professional services to local governments who desire to modify/update local plans or development regulations to be in conformance with the County Plan. Professional services, maps and data from the County Planning Department could go a long way to helping local governments do the best possible job with local planning and zoning programs. This type of carrot (or even better, local financial support) will probably do more to speed plan implementation than any other single action. New Roles of the County Planning Commission The County Board of Commissioners would amend the ordinance creating the County Planning Commission to include all the traditional responsibilities of a County Planning Commission as well as some new duties. In reorganizing the County Planning Commission, the County Board of Commissioners would also delegate the authority permitted under section 4a of the County Planning Act (MCL 125.104a). The County Board would adopt an annual capital improvements program (CIP). The CIP would involve merging all local CIP's along with a strategy for prioritizing proposed projects along with definitive financing plans for the improvements to be constructed in the earlier years of the program for those County programs on the list. This activity would be performed by the County Planning Commission with assistance of the County Planning Department. Decisions on new County public facilities would be made by the County Board of Commissioners, but only after receiving a recommendation by the County Planning Commission as to consistency with the County Plan and the current capital improvements program. Benzie County 2020 Comprehensive Plan 6-10 �The County Planning Commission would organize standing subcommittees composed of individuals qualified by experience, training, or interests to assist in the consideration and solution of problems of greater than local concern. The subcommittees would be charged with advising the Planning Commission (before it acted) on any issue of greater than local concern as so assigned by the Planning Commission. Staff of the County Planning Department would assist the subcommittee within the parameters of the task assigned by the Planning Commission and within the time and other resources available. New Roles of the Local Planning Commissions and Governing Bodies All local governments would have a local master or comprehensive plan that was consistent with the County Comprehensive Plan, and was updated at least once each 5 years. All local zoning ordinances would be consistent with the local plan and would also be updated at least once each 5 years. Local planning commissions would coordinate plans and zoning regulation closely with those of adjacent jurisdictions. Stronger involvement by the governing body will be needed in preparation and maintenance of the local comprehensive plan as the governing body would also approve the plan following adoption by the local planning commission. Local administration and enforcement of zoning ordinances will need to be improved . It could be contracted to a private party, or shared between several local governments or even contracted from the County. Local planning commissions, working in concert with their governing body, would participate in the preparation of (and thereafter annually update) a 6-year capital improvement program (CIP). Where a township did not have adequate financial resources, it would consider dropping local zoning and falling under County zoning. If it could, it would still maintain a planning commission and advise the County Planning Commission on planning and zoning issues in its township. New County Planning Department Roles The County Planning Department would provide expanded technical assistance services to local governmental units in support of actions to implement the County Plan. The County Planning Department would be permitted to offer these services on a fee or other basis pursuant to guidelines proposed by the County Planning Commission and approved by the County Board of Commissioners. A multi-year plan for the data center should be developed and annually updated, along with the necessary protocols and referencing mechanisms to ensure proper maintenance of the data and other library materials in the data center. Receiving, storing and sharing data from the Michigan Resource Inventory Benzie County 2020 Comprehensive Plan 6-11 �Program and providing information and education services for the U.S. Bureau of the Census would be special elements of the data center function. Tools to Implement the Plan The basic tools for implementing the Comprehensive Plan are the County Zoning Ordinance, the local Master Plans, capital improvement programs and development regulations (including zoning ordinances, land division and subdivision regulations and other, similar regulations). Not all local jurisdictions in the County have all these tools in place. County and local regulations should be updated to conform with the policies in this Plan. Following an initial update, plans and local development regulations should be updated on a regular basis. Mechanism for Updating the Comprehensive Plan It is very important that the annual priority-setting and budgeting sessions of the County and local Planning Commissions be institutionalized. An annual report on actions taken to implement the Plan should be made to the County Board of Commissioners (and by local Planning Commissions to the local governing bodies), along with adoption of any necessary amendments by the Planning Commission. Periodically, and at least once every five years, the Comprehensive Plan should be thoroughly reviewed and updated. Concluding Thought This Comprehensive Plan represents thousands of hours of input by citizens and local government officials in Benzie County over the past several years. The circumstances it is intended to address did not occur overnight and they will not be resolved overnight. However, this Plan sets forth another option to a future that will inexorably be created if existing trends and uncoordinated decisions continue. Existing trends are fueled to a very great extent by existing plans, regulations and institutional relationships. To create a future different from existing trends, then current plans, policies, regulations and institutional relationships must also be changed. Perhaps the catalyst for that change is for the preferred vision of Benzie County, and what it takes to get to that vision, to be part of the "story" of Benzie County that every resident, of every age, knows by heart. We all know that George Washington was considered one of the great founding fathers because he couldn't tell a lie. So if all Benzie County residents know that clustering, conservation subdivisions, urban services districts, farmland preservation, design guidelines and vegetative buffers are necessary for Benzie County to remain scenic, there is a greater chance that Benzie County will remain scenic. Station2:\winword\Benzie\benzchp6implementation.doc (edits 4-10, 5-12 caf) Benzie County 2020 Comprehensive Plan 6-12 � 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 Benzie-County_Comprehensive-Plan_2000 Creator An entity primarily responsible for making the resource Benzie County Planning Commission, Benzie County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2000-10 Title A name given to the resource Benzie County 2020 Comprehensive Plan Description An account of the resource The Benzie County 2020 Comprehensive Plan was prepared by the Benzie County Planning Commission with assistance from the Planning & Zoning Center in October 2000. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Benzie 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/79b87a1e1d7cea3975e91e94e9ef7167.pdf 886631443847129b112d12e1c6d51b27 PDF Text Text BLUE LAKE TOWNSHI KALKASKA COUNT MASTERPLAN OF DEVELOPMENT 1988 - 2013 BLUE LAKE TOWNSHIP PLANNING AND ZONING COMMISSION DECEMBER 15, 1988 I �LIST OF TOWNSHIP OFFICIALS TOWNSHI P BOARD SUPERVI SOR---------------------------------RICHARD VIERACKER CLERK --------------------------------------f.II NNI E KENEL TREASURER.----------------------------------SUSAH GRI MM Tl.USTEE------------------------------------WILLIAM BABBIT T TRUSTEE------------------------------------JEFFREY DI RO SA COHSTABLE----------------------------------DSXN I S QUAST CIIAIRFUL:,f-----------------------------------LOU I S :WCQUE VI CE C:IAIRMAN- - - - --- -- - -- -- --- ---- --- -- --- - :SD\'/ ARD DnOGOSCH S7CRETARY ----------------------------------TEREASA SCCTT K3~3FR-------------------------------------LOI S HALL rfi:Sl'rnE:1 --- -- -- ---- -- ----- -- -- --- - -- -- -- -- - -- HIOGENE WEIT:2 1-iEEBEl.-------------------------------------FLOYD P:SRKINS zmn:-m ADMH;I ST RAT OR - -- -- -- -- -- -- -- -- --- -- - ~I CHARD VI ERACKER BOARD OF REVIEW AC1'L;G c=rAI~r1xr----------------------- - --- :·,3m,mrD CI COTT}; M"Si½TBl. --- - --------------------------------LLOYD BEJiB~ I'.'"EViI33R ------------------------------------- STA:,:LEY i'JAR.D SEORE·II:ARY - -- -- -- - - -- - -- -- -- ----- -- -- -- -- ---RI CHARD VI ER.L\. CKEl. ( SUPS:::tVISO:t ) ZONING BOA"'.1D OF APPEALS CHAIRM.AN-----------------------------------'SD\JARD D:tOGOSCH r,;3MB-..;R-------------------------------------EDMUND CI COTTE I-'.1Ei-iBEl.--- - -- --- -- ---- - --- - ---- -- -- ---- -- -- - JOEN WE I BL E II �Table of' Contents List of' Township Of'ficials ---------------------------- ll Table of' Contents------------------------------------- Ill Latte-r of' Submission---------------------------------- 1V Title Page-------------------------------------------- 1 introduction------------------------------------------ ~ Resource Material ------------------ · ------------------ 4 Maps Topographie --------------------------------- ;>-A Zoning-------------------------------------- j-B State Forest------------------------------- ~-C Roads. --------------------------------- ------ .:5'-D Soi1s --------------------------------------- ~~~ MineraJL Resourees --------------------------- 5-F Goals and Obje·ctives --------------------------------- 6 Land Use ~1an ---------------------------------------- 9 Popula.tion ---------------------------------- 1 tr Recreation---------------------------------- 12 Residential.--------------------------------- 13 Transportation------------------------------ 14 Community Facilities------------------------ 20 Schools--------------------------- 21 Poliea Protection----------------- 22 Fire Prote,ction ------------------- 23 Utilities------------------------- 2~ List of' Township Subdivis·ions. ------------------------- 27( ill �December 15, 1988 Blue Lake Tovmship Board Blue Lake Township, Kalkaska County Kalkaska, r-1ichigan 49646 Dear Board Members: It is with pleasure that we hereby submit to the Blue Lake Township Board this updated "Easter Plan of Development for Blue Lake Township, Kalkaska County.• It has been under prep:i;_tration since March ,1988 when the Blue Lake Township Planning Commission began meeting in workshop sessions every two weeks. It provides a basis on which sound development decisions can be reached over the next twenty-five years. The cooperation of the Township officials and other citizens who have participated in the discussions and writine of the plan is sincerely appreciated. It is regrettable that more people did not participate. The r-:.aster Plan of Development must be reviewed and revised again periodically so it may rei'lect changing conditions and public policies as this plan did to the original plan drawn up in October,1975 . Sincerely Submitted Threasa Scott Blue Lake To1,1mship Planning Commission IV �11 THE MASTER PLAN" BLUE LAKE TOWNSHIP KALKASKA COUNTY 1988 -2013 1 �INTRODUCTION THE MASTER PLAN To gain the support for a Master Plan of Development, it is of greatest importance that the general public understand what a Master Plan really is. It is the result of a careful examination of the physical, social and economic coniditions of the community. It is a guide, as seen at the present time, to the future growth and development of Blue Lake Township. The Master Plan attempts to express the ideal situation in terms of existing condition, growth possibilities and accepted planning procedures. At the present time it is necessary for the plan to be flexible enough to allow for changing future conditions so that new demands f_pr services can be met by the community. It is not, therefore, a rigid, unflexible, unalterable blue-print for the future development to be follovred in spite of whatever may happen in the future. Its £unction is to aid in furtherin g the general welfare of the people of Blue Lake Township. PREPARATION AUD CONT:\OLS The basic resposibili ty for the development of' a r,:aster Plan of Development is given to the Planning Commission of the township by Act 168 of the Public Acts of the Michigan State Legislative, 1959. The Planning Commission for Blue Lake Township has given much time and effort in developing this plan without any thought of compensation, but it is hoped that the people of the community will accept it as a plan only and not as an accomplished fact. 2 �Community ~lanning is actually controlled by the voters of the township through the election of township officers and their power of recall. In puttine into effect the recommendation of community planning, the tovmship board is the final authority. The Planning Commission only recommends but does so ·.based on the study of facts and t~eir analysis. It is of great importance then, that property ovmers and especially resident registered voters attend meetings -of the Tm,mship :Soard where they may become informed of the plans as they develop and express their opinions of pr9posed changes before the changes are actually made. WHY COMViUNITY PLAl:NHTG? Cor<rNUNITY PLArTI:TIHG d:.si,t0riderned with the solving of existing, foreseen and even unforeseen physical, social and economic conditions of the community. Its aim is to gain the most agreeable and harmonious state of affairs possible among these factors. Early planning can prevent duplication of effort and avoid competition for land and funds, both:-of which in this township are in short supply. Even more important, community planning can influence the stabilization, conservation and improvemet~ of private property in the township as well as it's natural resources. To be most effective, the Master Plan must have the joint partic ... ipation of property owners, the Township Board and its appointive officials, and the Planning Commission. 3 �RESOURCE MATERIAL Much time and effort have been spent by the Blue Lake Township Planning Commission in preparing and collecting maps and other information needed for developing a Master Plan for Blue Lake Township. Listed below are some of those materials that are presently available. TOPOG~APIIICAL MAP ( S:SE PAGE 5-A ) This map drawn four inches to the mile, shows the distance above sea level of the various lakes and high lands in the different parts of the township, with their slopes shown in steps of 3 meters (a.,ppr0x:Lma te~y 10 ft.) in elevation. Since so much of the use and development of the land in the township is influenced by the topo:- . graphical characteristics,this map was chosen as the basis map for planning. ZONHW MAP (PAG:2 5-B) The last completely revised zoning ordinance was May 13, 1976. Some revisions have been made since, but the zoning map indicates fivemajor categories of zoning.(See legend code at bottom of map.) 4 �STATE FOREST MAP( SEE PAGE 5-C) Approximately eighty-five(85) percent of the land in the township is owned by the state and is shown as state forest lands. This only leaves fifteen(15) percent over which the Planning Commission, through the ~ownship Board, can have any control. Also, a quick reference to the zoning map and state forest map quickly impresses on anyone that the 15 percent of the land we can control is fairly well developed, especially lakeshore and residential. The majority of residential and lakeshore development is ovmed by property ovmers from dm·m state who use these properties as vacation residences • .~WADS I-:AP ( S3E PAG3 5... D) This map has been supplied by the Kalkaska County Road Commission. It shows the trails as legal roads over \•rhich the county has control and on which the commission does maintenance work. As we continue to eain more full time residents, mostly throu~h retirement, demands for similar service will be demanded on the many private roads servicints residential and lakeshore districts. SOILS i··IAP ( SK~ PAGE 5-E) This map represents the latest updated nap by the U.S. Department of Agri culture. There is one currently plan_ned to be released in a couple of years. Since the beauty of the area is one of our greatest assets, this map will be very valuable in the study of tt.e toVlnship. I,a:-TERAL RESOU:'.lCES :r.L~P ( s2:r. PAG3 5-F) With the many oil and gas wells in the township, and since there is so much land in the tovmship under control of the state, the township should be aware of what is being done. We received this map from DHrt. Geology Division in Roscommon. There are lists produced out of Lansing which show permits issued in the pre~iou~ six months. 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SCHHIJO& • ~- +-=; 1 ,, ::<>-I 2- - - + - - - - ,~~..M=o~c;o:;-ii-----l -~ J,R~,\~.~, AI. ~\ ¥ ,'fl'ICC~ l\,,-,---' 1 ,, ..SN.11£t.. -<>- PR~.$ ,-011/ -t:::~4~~co I ,-- l I -9-=~-+s=c=,.,,,,.,,,,.~.+--;oc--;-- - - 'I - - - + - - -1---, ~ " _, \n-11 11 11 I ----- n l: ~,c(o.Yr. AHoco ~ - //- - IH -+---+-----t--,:, II 11 I II I ·r- -l--~---,"=~Hl~ - - - t - - - - 7 · - · ~ SWE; PNocr-· • lfMOco AMOCO ~ RMDCO 17 · ~ I .4A10CO - - ·+---- ~---+ 15 -+ ( 0 ~ ·t--I I ___l. I �GOALS AND OBJECTIVES Ak study of the demographics based on the analysis of voter regis:tatioti.· shows that our population has grown from 99 voters in 1970 to 248 voters in 1975 to 322 registered voters in 1988. Jv:uch of this t;rowth in permanent residents comes in the 51 and over age group made up of retirees. Of course, most residences and Lakeshore residences are owned by downstate or out of state property owners who use these residences as vacation houses and second homes. There are well over 1000 properties in this category. It is the consensus of the Planning Commission that both categories of property owners were attracted to the area because of the beauty of its lakes and solitude of state forest. l'ilany who are using these homes as second h omes, may make them thei)r principil.e ;r:-esidence upon retiring because of this Quality of life. This explains why there has been no tremendous building boom to accompany the growth in permanent residents as we had, e specially durinp; the :1970's. Viany part time residents plan the same kind of evolution upon their retirement. The main attraction az;ain being the quality of life offered by our beautiful, forest,lakes and hills. It is therefore important that the Planning Commission do all they can to prevent uncontrolled e;rowth in the i'uture so we don't lose everything that attracted people to the area in the first place. :-o grov,th to slow-growth may be the logical policy to follow as people in California are discovering after their :period of uncontrolled growth has ruined their environment. To increase the tax base by exploiting jobs and other commercial develppment should not be our main objective. Other development, such as resorts, condominiums and other multi-housing development, like\'lise may not be the direction we should go if the main objective is to preserve the environment we have and enjoy now. 6 �People here today appear to prefer a more independent life,-. style and until population increases substantially ~ill not justify the development of new services such as public facilities, shopping and service areas. Vith the above in mind the people of Blue Lake Township should take imaginative and constructive steps in building the future form of the tm,mship. SOCIAL GOALS To provide for regulatory measures to safeguard the township from the pollution of its lakes and streams. This will improve the township as a place to live by making a more healthful, safe, pleasant, satisfyine; and attractive area in which to live. 3.E SID~:-~TIAL GOALS To provide protection for housing in residential and lakeshore zoned district and to prevent undesirable enterprises from moving into these areas. To strictly enforce the zoning ordinance so new housing will, at least, meet the minimum standards for size, space, health and safety, population density and cleanliness. To protect zoned residential and lakeshore district from unnecessary through traffic. To take advantage of the hilly land, the many beautiful lakes, and the _forests, in developing attractive homesites for present and future resia.ents of the township. CQ!:;J.'IB3.CIAL AED nmu ST:3.L\.L GOALS To promote land :thich will support Goods and services at convenient 1 locations in the Tovmship, when and if needed. 7 �TRAl'TSPORTATION GOALS To promote an overall network of roads which would make possible a free and easy circulation of traffic and to set up a schedule of priorities for thier improvement. REC:::l..-SATIO:~AL GOALS To preserve the hills, lakes, streams and forest for desirable recreational activities. To continue the effort of reducine the amount of pnosphorus and nitrates in the lakes and thus extend their lives for recreational purposes. To provide for a variety of recreation ,-ri thin· the tm·mship. Some township owned land could be developed into park or parks with tennis courts, shuffle board, walking or running track and other recreational pursuits for people of all ages. The park could become a meeting place for the community for such activities as band concerts, firemen picnics,etc. 8 �L~rn USE PLA~·; Th·e land use plan is a proposal for the future use of the land in :Blue Lake Township and the buildings that have been or· may be built opon it. Since eighty-five(85) percent of the land in Blue Lake Township is state controlled, it is all the more necessary for the township to :plan use, in detail, so the :people of the township vlill be in a position vrhere needed development can be controlled by the township and not by outside interest. The land resource .' i:1ve:ntory map should be a valuable aicl in oakin8 decisions i~ • any areas. 9 �P0PULATI0H Hm·, the land use is planned should first of all be determined by , study of the people who will be affected. ~ho, then, are the people who own or will m·m property in IUue Lake Township and what is their purpose in holding title to land here? Using the voter registration list of the tovmship, it is found that there \'Jere on June 30, 1988, 322 registered voters compared to 248 in 1975, which represents a growth of 28.8~;. It is interesting that the people 51 and over make up 60. 55~1/:of the total in 1988 versus 61. 3~; in 1975. Also interesting, was the fact that within the 51 and over re[:istrants, a la:£ge decrease of 43 .1 % was in the 71 a_n d over ree;istrants, which v,as more than offset by the 51-60 registrants with a 300% increase. Therefore, with 2/3 of our permanent residents a ge 51 and over it can be seen that \'le are lare;ely a retirement commun- ity. This still represents only about 20¼ of all structures in the t01.·ms hip. The majority, ( 85;;) , of our properties a.re ovmed by part time resid ents v1hich use properties as vacation :ar second homes, especially on l ake f ront areas. hany of these plan to retire here. Another fascinatin g aspect of the population study is shm•m in the school census. As of June, 1988 only 45 children were registered on the sc hool census from the S::mmship. This compares to 27 in 1975, a growth rate 9f 67~~ . So, as youn ger people under 50 have maintained the same growth rate as those over 50, they have more children per adult ( 35~b) students to adults under 50 in 1988 versus (28;; ) students to adult ratio in 1975. ? or whom then, shall the Land use Planntng be developed? There is no question but that all the people living in the township and all those ownin,~ property here but living elsewhere should be considered. Recreation, housing, roads, public utilities and _public services wil1 , be needed. But, it is also certain that special attention must be given to the elderly, the retired Senior Citizens of the community. 10 �NUMBERS OF VOTERS REGISTERED TO VOTE 1975-1988 AGE 8RANGE ...... ...... Dec Jun 1975 1976 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 1988 1988 18-20 1 1 0 1 1 0 2 0 0 0 2 4- 5 5 5 21-25 21 21 16 16 18 19 18 19 22 24 20 17 17 18 19 26-30 12 13 17 17 18 19 18 17 20 22 21 22 20 22 21 31-35 21 21 24 27 28 24 25 25 23 23 23 21 21 24 26 36-40 16 16 15 16 15 14 14 12 · 16 17 19 19 19 19 19 41-45 20 ·,, 20 20 20 20 20 22 24 21 18 15 12 12 13 , 14 46-50 5 7 6 7 9 18 16 15 15 15 19 1(} 20 22 23 51-55 6 8 11 15 18 20 19 20 22 22 22 23 26 26 31 56-60 23 25 28 29 34 44 48 48 46 ~-6 48 51 56 55 59 61-65 33 35 36 38 39 4.1 39 42 42 40 39 39 41 41 41 66-70 32 34 35 34 33 33 36 36 36 34 34 32 31 30 31 71&over 58 58 56 55 54 55 57 58 52 48 46 43 38 34 33 . 248 ·259 264 275 287 301 314 316 315 309 308 300 306 309 322 TOTAL �RECREATIO:i.'Y Recreation is no dou~t one of the most valuable assets of Blue Lake Township. The hunting and fishing, the snowmobiling, the motorbiking,the berry picking, the mushroom hunting and the color tours are all a part of this recreation of the spirit within. It also induces just looking in admiration out over a lake to tree covered slopes of hills beyond and the quiet contemplation of life as one looks to the furture or as it has been in the past. To satify both of these concepts of recreation, a careful balance must be maintained. This will not be easy as more and :,1ore people come to the area . 12 �J.ESID3TTIAL ',·f e see a 11 no growth 11 to a II slow growth 11 philosophy since many of the available lakeshore and residential sites are already built on. T!1.ere is adequate availability of housing sites if we follow this philosophy and try to control future development. Since public utilities are not available, zoning should continue to require that lots be larger. This means lower density of population which also goes a long way in maintaining the quality of life currently being enjoyed by residents. 13 �S:1~.A::SPORTATIOE At the present time there are 23.30 miles of Primary Roads a~d ··'··~·J 40.44 miles of Local ~oads in :Slue Lake Township. These figures were obtained from the [alkaska County Road Commission. The accompanying map and breakdown of our roads, both :frimary and Local, also are courtesy of the Kalkaska County ~oad Commission. Currently our roads, especially the Primary Roads, are all in bad shape. :This is due to, basically, a lack of money both at the County level and here in Blue Lake Township. Anothe::r:- important factor is, and has been, the treDendous irtcrease in heavy truck traffic from the oil industry and allied companies. This heavy truck and equipment traffic has traveled on our roads extensively. Our roads were never intended for this type of use. Our Coun ty .1.oad system is in trouble. l.oad 8ommission money comes from c;as and Heie;ht taxes only. The :'."toad Commission receives nothing from property taxes. Gas and ~eight taxes have not kept pace with the cost of increased expenses. In addition to this, the gas and weight tax fund is being raided by other state departments, which is, completely out of control of all County Road Commissions. The problem confronting us now is how to pay for repair and replacement of our roadso A few years aeo these costs were shared equally by Blue Lake Toi.-mship and Kalkaska County. �Now because of shortaees in revenue Kalkaska County has mandated that Blue Lake 'rownship pay 100% of the costs for new roads and 80% of the costs for re-construction of our roads. To alll of:us who have recently travelled our roads, it is apparent that the bulk of our surfaced roads need to be replaced~ I-Iost of them have been patched to the point \·/here they are all 11 patches 11 • There are stretches on :Blue Lake 3.oaiih,hS~arvation Lake ?..oad, T\•Jin Lake Road and yet on Sunset Trail Road where it will be better to tear up the 11 patches 11 and let the reads be replaced with gravel. Better this than the 11 axl~-bustinc holes v1hich \'le currently have. At this point, the future does not look BOod. DillaGe proposals have been defeated soundly by the voters on a County-wide basis. With construction costs as they are at t~e present time,(there are no indications t~at they are 3oinc to be lower). It does not appear t~at there is any immediate remedy. Some have asked about the :plausibility of milla2:e at the tm,mship level to fi:iance road construction. At this point, based on tax do llars collected, an assessment of one mill will only net the township about thirty-one thousand c1ollars($31 ,OOO.OO). And, it is doubtful that our already over-burdened taxpayers will support such a proposition. f,lue Lake Tm·mship or any township does not control the roads, th.eh' conditions, state of repair, as is now the case. Ag.a.in they are the responsibility of the Kalkaska County Road Commission. As far as Township '?..oads as such are concerned, it is understood that there are no:ie. 15 �In discussine roads, it should be emphasized that the right of the Blue Lake Township Board to establish and determine the order in which roads and trails will be developed and improved through the use of Township funds, rriust in no way be infringed upon, but there are certian steps which the Planning Commission believes would be appropiate for the Township Board to follow. 1. All roads and trails should be classified as to their developmental structure and a time table showing the order in which improvements should be undertaken. 2. A plan should be devised to give taxpayers living adjacent to a road a right of petition, asking for a change in plans for a road, also provide for a hearing to be held therein. 3. Township officials should discuss their concern with County road officials to see that the Township gets its fair share of any Federal, State and County funds, if and when they are available. With the accompanying chart of our roads there are figures in parentheses which indicate your Planning Commission priorities a s to which roads need to be repaired in the order of their importance and physical condition and/or state of disrepair. 16 �--RJ~COR.."Q-OF - LENGTH Al-TD- COHDITai:ON .OF ROADS Ai;D STREETS TOWN-SHIP BLUE LAKE 1 SYSTEM PRIMA..1lY YEAR 1986 . .- - - - - - - . - - i - - - - - - - - , i - - - - - - - - - - - r - - - . - - - - - , - - - - - - - + - - - - - - , - - - - - - - - - - - U!:-:HIP::lOV- G::l/1.DJ~]) & GRATI::L 8: OILED TR. i'iIXED BB ~-:m3.FACE SHIILA '1 GT:lAVJ~L ::i;A7.~-'-~ . DRA;I:NED ,·; l\ "1 ,r 1.; Sl~AT, (;'11) 1 11 ou GB.• ===:=====:===---='===;;==¼============r-==========~==¥~\~Df;:~2;:!,_*I~·-,d,i~A~D~.9:,-'L";l,:;.i)~-,•~;"'==t=:r :TAD Am~;. Tr AD AD1~ INAD .::\DE . i{AD. COtL''.'.tY ~QAD 61 2 ~.r. 'i'\!1:. LI:--~~-; K:.~~i>:JJ 1 • 00 1 :Do 11111: 1111 111111 1111111111 iGn~i'.L 2. 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LA.IC·: ·o:-s-o _______...______ - ·--- - u.-5u- · _;_~;.c.3r'_:-)-c- :11J -:A. .,.1.:,. r===.u-=A.. .;:IC,:c,-: ,!;--'---"--+--,Jc-=-3-=cL'-='u=-=~,-c-:;-=L....,A_,,I=-~:=i,;-----11.30 · - - - -----· ·,-: 3D '-·--·-· ····-----~ -- · ---- ----~ 11 I -1~ . -5"-=o;..1i----_-_-_-_..j..+r=====--4-----1----1----t-----4----~-- _11_11_1_1_11_1_1_11_1_1 COUlT'P)'." ;10 . 612 J:li-rr:r:: 1 i:.1,c~8 cAL:.•;8.U·i" :s:.-L ~1D . n - -·-·- · 1---- - - - - - -·-·-----• · -----·- ·--.,.__ __________________ 2.10 o.~-o o. 60 ---· ··--------- -·--··---- --·---- - - - -- - - - - ---6------ --- z~nr'---·-··· -------- ----•--- - ·0.40··-------------·--·-·- - --~ ·2-.so'--··- ---·-- --·-··· · -···-· ----·-·• - •1-----· - ot6CY --- ~-~-so· ---+----l---f----1----1----- - - - ------ ~~ . C.l.OOIC:!.;D liI~. ~ rn" 3 .uU:~ lJ!\.K}; ;_.! . 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'.Fl..''..DJ~D AL..[ GRA VSL OIL:SD su:1 "HXED BIT • '.~,OADS OR STREET TO FROM :rn ::;A!lTjj 11);1,Ail{ED M-:D ,,-:Am'::-I . t:':;:, . ,,•,·~-.:,; :r,,:: ,i ~-'_,_:,··., L~~ - ··o,'.·r.0-~'QJ_!.=~1·{u~R1~~,L~C-~.--·l~12 ·. L'J::-TV'TIT L.:·_I-C[;-RD. -T-:7I~!TJl.l-'.: vr:-71.IT. LLi~; o, 3U~fSEr·-rr·.1._1\ IL--rru.-·w :T1,':P:-LTC~B 1?A'1VAT"IC~ E: .·iTD". 3 .·10 i=!~FCTC:S:S L?: ::m:··---S'U:-s~r;:nl1.AIL - - -- '.t-.n·· L~\:i:;: TO~ - . 1. 9G) . 1 • S!O .::2I!EL7rn.- -- - - - -c·'~T:--6TZ--··· ·•--·· J:'!\='l_;c ::;-, Ii\~~':.. ~~00 ·1 . CiS, J. ;_\J),.J.,i..d L~~-~- lU) :- -- IT!l i; II tr TT .. . ... • . . 111111111111 I! 2. 1 0 . ? • 10 3Qmtvr-riK:iCT:"" RJJ:~-- T~TI!". - LLKB --- - STA~lYATIOl·7 L.:\KT:: " 3-; 50 2. 50 SU:.1:G'Acgo ov t-· 1: 1 ~ go - - I· · JA'.i'T S011T ~~..om 5:;QUJl..1.1..___Lll.KE.. __ ______ 3. TO -E~a) --- . ------- 0 .-4-9- ... -- --.- ----·3IRCH..ll:."lIV.J:...____ _____ T1.'f nLL.A.KR. ... -· - - _:_:&::.:: ;ru __:i;lfD o ••lO o.40 J-:8D1:'Jd. :w~·J).. --·-···,.SCf.S:J:'.:... TRAIL.. _ .. STAP..VATIO.:..: h\.Kr 1 .4G o. 71 .FISlLil-ill SITE.RD_ S'.U1.;qVAT'.IDL.I.iltK'~ !3 .• 110 .. I\:-1) 0.1 _0 :i . DLDE .. L \::.::~ J.D. £LU2. LLlC:8 ."2..0LD . -~~. ~'C VO::D 1 • 50 ..:.:\LLB~l.. J,; I._ ___ \'I. BL1r0:. LALE _'.1 • S~ O L::D O. 1 4 0. 1 4 -f. C'rOO:m 8..IC.312 •·--· _c__ ]_ .612._ . ~: . 'l'O =-ml) L 60__ 1 • 60 , :J.::?i/'101< ~n J.(:Ju}_ ____ CROOKED... ~\;{!•: _. __ . DJ:;'d.A3.J) _ .. __ ___ __ .. l2.• 60__ ;2. 60 SUHliIT...RO.iJL_______ i:;. I3.1LS.S.. LAKE .. _____ ;:;; • CO. _.Lr~ },; 3. 67 :3 . 67 S.TREBT s I L.. ...EJ~.GL.J :.. 1::s.T.~.T½..S.._______ -----_·---· . .. . .... S11.En~t 1 6A:-...S'IK 4'.LS ....AR.QUNQ_ ..DLU ~;__ 1;\K~ -- .. · - - - . _.... ··-- --· o •.15 . .-- .. - ·- .. - --- ---- -- ·-·· - -- ·---- - ·- ---- - - ---·-. - ----- -··-- .. . I _0 • 1.L1__ __ . 1 • oo : I _.. 0. 3.8. r... I 0. 10 I 1 • so 0.75 I I .'. ,2 . 20 !2 • .70 ;O. 90 '6 70 -- ----·;o :_20 ; __ . _1 , 1 O 1-. 20 · I 0. 11 - - - - + - - - - - ---------------·-- ·· ·-- - .. - ·-- -----.-------- 2 ... .BAS_S_.L.·~=~~RJl•. l.BLUJi}.._ LAKE-. .. . .. . S1~t.1::21._C:L .BllIDT~~ __ 0. 7 3_ ·'.;Al:IB.0.ll._1:: ~,1]).G-~__ ?Ju_..._ ..BLU....1"l..L!..K~ . ______ :~ . C0U~:TY LITH: _ 2. 20 OJ,l) G:"·3A D:~ 10.AIL BLUE. .L..:\KJ.'.; _______ --·· . _e:. co1.r:;:_T_Y _Lil'!J~ -- _ 2. 70 TS.lLPilU•: _.:"Wlill_____ .CL!) ...G:.:1/1.:D:~s .:S.Q.iD.. _KJ:\.r-no:\ .BD. IDG-!t ....... o. 9Q _ J...D~!.lillJLJQJ'._n .s...Till:.Ll:lJ.L_______ lT •. T\·.rp .Lr:::·~•:··--·-•-·- 6 70 1.T!_____R_Q1J.; _________"DJ§1IARJl_ . _ N. COmJTY Lilrn 0-:-20- . . SURFACJ~ sn:ILJ\.1. TR.GJ.''I.V/;L 1 11 0~: C-HJ.1.V • ~~IT!~~ ADV. ~:·~-~-_To!_{_~g_~-',-J~~~~cD,~ . . :.. ! o_.15 1 1 i. ' I 1 • 1O --~= ~ ----~~~~=~=-~~~--: :_~ -~: :;~~~-~~-4 _4t~~~--40_1: _: :1-~--~-~: 1 · :}I::::-::.s:i: .:J\~~Qt.- .... , _I\.DV-----AD.l~QUA~2.1.m 78~ ~~-- ~~•- - [3. )9 �ST:'.!'P.S IN. J.OAD DEV1~LGH1iEE'i1 :BLG:~ LAL:: .Tmli-:SHIP n .JUTY L.DUTY C0~Hf':BY G?-.ADED/G:.AD~n U~·:H~P -. J:)!~,r--~D P.:\ ~,1;~!) SP. GR..lt. 3-:8. .BJtSE L:~o. (}}. ,t?_~S:'3131 - 1 -:-. ...., \.. ) 0 . r~nF- · GY ·1 ,-· ,\ ·, (.; 1 ? T\rr.- L~i..:~-:-- -:.c: ..\_ ') ·•-JtD.·:; LAK : --:._~_: XO ---~Lt. -·-· -- -,:- 5 -x- 1 ·; - -~ -. ~-CH_i ) -"-L-•-·- - - .. - - - - - - - - - - - -• - - - - - -· ... - -- - - - - - - - - - - + - - - - - - - 1 > - - - - - - t - - -- •· - - - · - ·•·- - - · - --------+------- --•·------·c~s~)· - - ·-- - - 1 - - - - - - · ·- - - s~rr~•-_ :\_R~\_T~_t~~T~·I~c_:·_=L~. -'~=~= ·c~:~~'=-L=D-~--• --L2L.,-- LOCAL __ ..................... o;,-1Y T----+------t-•-----1------1------l-------+----- __~;~ .~·JE: L.'.\.~::~ '.~OL) ______ _ .: . • [_, :,vUA :•.: ) L~c:,_ '_; ~L-l.AILE ~ · -- - - - - · - - - - - - - - - · - - - - ---- __!-:._ .- - - - - - · - - - - - -·t---- . ·- - - _ _ _ _ _ , _ _ _ __ -------,---- ···--- -··•·· ~10_:'.:l 3 LrrrrrtJ r,y IT .. SU.'.:Sl fi r· ' •. ..l.. 1 -·, - - · .:_ . • - C T,; r ,, -~) Q.:-1,_)_-+-_ _-,_.-___ - ----------1------1--------- - - ------ . -- - - - + - - - - - ..'....:..J ~) . (3;···- __,______ ,_____ ------ * --+------ t----· -- - 1 - - - - - -- - - ~·:3·· ~~L 7.0_\._~; - - -· ,r---1------t ·'" -)f - - - - - - - - - - - - - - - - + - - - - - - - - - - - - -----1------+-------1--------1-----I) __ i;JDi :_:~ : L~:-:--~; t CAJ ---+:::;:.iu ~•-'.'/ .L,~,. ,:__ •. C~UJ - ... 1----------------1-------+------+------- - - - __ ,'2!2tT.\'.:! Li;.Y -~ ·:_C\:')-8_____ _ __ (9.) ___ _ JAT'.:: SO:.: :.c:·_:J - · Jr:1c~-1 J)·~r·;r~-:· . ·( _u~:; nr: •i ·- - --- - - - · ;," - - - --· - 1 ] (;··.~·, _ ------1------- ------ - - - > - - - - - - - - 1 - - ··-· - ··- · G}!:_ ~I'-'l Xi.~ '.1C"\-~) - S ---->--- - - - - -----1------l------1-------- --·----·-- __ _______________,_. ·--·- - >------- - -- - - - - - -- -- ----- - D~R FI~:r:1 SI~ ~ J..D • - 'I. 31U ~ 1;~:c ·.: ;_ 0/ _::) m~a :RD • (. 7) - - - - 1 - -· -- ----- . . ' ·X- - - * ~ - --··· - -- - - - - - -- ··----- - - - - - - - + - - - - - --·- ·. ---- -- ·• -- ·- ---··· ·- · ··-·-- . --------1-----~------t- - - - · - *-:+ CROOKED c?.O:i.i) ·H· . __SIJJ.:·: rp T°l ('; '1 ·-; :=E'. . !.C-"B:'.!J:.=.~~s;s~L,::;-:.. :\::..::I:.~ ::.•=: -':'_-,-"' "-" O'-=-A=D::e.____ ,___•, _ _1 - - - - - - 1 - - - - - - 1 - - - - - l - - - - - - + - - - - - i ' - - - -----··CAr-;:illm: 3~;.. ::!.OAD . - OLD C'r~D.i.:: ;_(_jj J) .'.tJ,,_lJ .l:' .l11b _{l) jUJ - -- - - - - - - - - - - - - - + - - - - - - t - -----1-------+-----+-----i-------+----·-X· BELL AVEL1J::~ ->:- -:+ f-IER:FL AY.t;~lP ,_ .'.E}~ST STR:'.!::ST * EAGLE LAK:''7'. }):{IVT~ * PFLUH ROAD * jj.lJLJ .):!; ..l:'U .ll. 1' _i_ H{.l I/ D . - - - - - -··- .. - - ·--·- · . - --- ----- ---t------ ----- -- - - --------- ----- - -- --- --- - -· -- . - - -- -- ~·•·- - �COMMUNITY FACILITIES In order for a local goverment to best meet the needs of the community, the facilities and services which are provided must be well planned and complet·ed: ·. well in advance of a crisis so that . ~xpenditures may be at a minimum and they can be spent efficiently. This part of the study is an analysis of what has happened, what is happening, and a forecast of what should happen in Blue Lake Township up to the year 2013. This should make it easier to make decisions necessary for the future development of the township's facilities. 20 �SCHOOLS Qu ite some time ago the people who live in Blue Lake Township voted to join Kalkaska Publ ic School District. They assumed their share of the costs of operating the schools and bond issues voted by registered electors of the entire school district. This was an irreversible decision, and at present there is no law by ,-,hich separation .can -be effected . At the close of the 1987-1988 school year the township was sending 45 students to Kalkaska Public Schools at a total cost to the taxpayers of Bl ue Lake Township of 8902,000 •or J2 0,000 per student. As was written in our last i•Iaster Plan of 197 5, 11 surely there is a more equitable ,-, ay to pay for schools than to depend so heavily upon the property tax as a source of revenue. 11 :rot:--1inc has c hanged in these 1 3 years sine e . '.! e f incl our schools in financial crisis as their costs have risen faster than t~ie property tax base . The total millac;e rate ~per ') 1000 of assessed valuat ion was 828.67 in 1987. This included J 3 .27 per -~ 1000 for T . B. A. ~e find our childre~ faced with over-growding and cut-back curriculums in the 1988-1989 school year with several 0i lla ce requests recently defeated by the voters in the county. The taxpayers abilities to pay is enterin3 into the picture . The state is wrest ling with the situation but has n ot mat~e an~, recommendat ions to the voters of the state as this is a state- wide proble• (espec i a lly f orthern I:ichi san .) Year round school is beinc; discussed as an alternative to any more millage to.;..-f.linance bonds for construction of necessar:r classrooms to handle overcrowding . .l:he township , county and state \·fill have to f ind other sources of 1 tax revenue if 1.-re are to continue quality edu cation for our children in the future . 21 �POLICE P~OTECTION As our population increases, not only in the township but in the county, the need for protection for the citizens and their property increases. Blue Lake Tovmship does not maintain a police department. We do have a constable. :Iis only function by law is to "serve papers." The Township 3 oard may give him other duties to perform but not as a police officer. The tm·mship relies on protection from the Kalkaska County Sheriff's Department and the f1 ichigan State Police. In the not-so-far distant future however, a part-time deputy sheriff, workine under the direction of the sheriff, will be needed in the township. While our crime rate is still low, it has risen over the past years. This trend will continue as population increases. 22 �FIRE PROT:3CTIOH As we update our Comprehensive Plannine we find that fire protection is now provided. Because of our rural location, recreation and retirement life style, the community is ,growing. A well equipped Fire Department is very ne0essary. In the beginning, our fire fighting personnel and equipment was very sparse, but they did their best . Today with much dedication, training and practice, the township has a squad of volunteers numbering (14), who are trained in advanced First Aid assistance. ~lso, fou~(4), who are fully trained as Fimergency I-iedical Techicians, (:SI',IT' s), each carry a Trauma Kit and Oxygen in their personal vehicle, for quick response. The squad consists of both • en and women at this time. The Fire nepartmen t now :1.as a fire barn, located on :Slue Lake ~oad which houses a·3100 c;allon tanker, a pumper that pumps 1000 gallons a minute and. carries 750 gallons on board. 1:he second response pumper carries 250 gallons on board and pumps 500 ::;allons a minute. The snowmobile sled and trailer are used for off-ro2.d transport to our emere;ency rescue vehicles, which is fully equipped.. Blue Lake Township Fire Department is called #4. One quick call to Kalkaska County Sheriff Department,1-258-8686 for ALL ET<IER.GEYCI:2S, will put the fire squad into action through pagers, which each and every fireman and Bl'I~'s have on their person at home. 23 �A second building 3O'x4O' has been added to the property of 51 acres, 01,,med by Blue Lake TO\·mship for future housine; of fire apparatus as necessity warrants it. At present, it is used to store items for the Annual Rummage Sale, promoted by the Fire Department Auxiliary EI"Oup to generate monies for fire and rescue equipment. The Township :Board requires a submitted ·b udget from the Fire Department for operational funds. As fire fighting and rescue requirements arise, our people train more and more. At present time the Department needs a Brush Fire fighting truck. The EMT's obtained from the 3lue Lake Township Civic Association a (CPR Annie) for cardio-pulmonary resuscitation. ~ith the community behind them and the coo:pera tion of the Township Board, our fire department strives to be f orever ready to serve you and will continue to do so• 24 �U~ILITI:CS As population increases and land use beco• es intensified, so will pollution, if the present practices for water and sewage continue. This will directly affect the health, safety and welfare of the entire commu_~ity. 3verythinG possible must be done to maintain utilities in the best possible condition so the people pf the townsl1ip will be protected frmn conmunicable diseases and other health hazards. As conditions deteriorate the poi~t will eventually be reached \·there new and expandine sanitation service will become a necessity. In the near future, septic system inspection may be necessary to assure that rules and regulations of the District =-=.: eal th :D epartment Ko.1 are co• plied with. ~~ o exceptions on vmter-front property should be nade. Hater sae1pling of each lake in a number of :places should be done at least once a year to determine if any change in content occurs. ~or e attention ne eds to be paid -·6f present supply of drinking \vater. A campaic;n should be started. to have an annual sam::9ling of water from every \'/ell in Blue Lake Tm·mship, analyzed to be sure the \·rater is safe to use. Since many \·!ells are shallow and th e continued pollution of land by septic tanks, a li • ited public water system may be necessary. As a rule whenJ:;@. : septic tankr: is --l installed ::and .:p1:1t intn .;operation people think that the sewac; e problem is taken care of for all time, but this is not true. After from five to six years, depending upon the usae;e, the tank becomes filled \ •t i th solids and the \'Jaste t h en flo\'Js directly into the drJ'·Tell or the drain field. As a first step, septic system inspection should become mandatory. Second mandatory pumpin 6 should be incorporated, the frequency dependin e; on what I s happening to the quality 01· lake water. �Third, holding tanks may have to be introduced which would not allow any seepage into dry wells or drain fields. This would require more frequent pumping but would stop the pollution of land, especially on water front lots. All these steps are cl.esigned to prolong the final step, the construction of one or more sewage treatment plants designed to remove a minimum of 90~~ of the suspended solids in sewage, tot;ether with the necessary connecting sew.er and pumping stations. There is not as much money available today in the way of ?ede:ral Grant s as there use to be. If Federal BudGet deficits continue in the future, less 7ederal Grants will be available, :1hich puts the full burden on the back of local 1 tovmship taxpayers. 'rhe cost of sewace -plants have escalated so much that the interim steps should be strictly followed to put off such a traumatic cost on the taxpayers as long as -possible. Population gro\'/th and land use density are other factors that :1ill hasten the day of reckoning. 1 As far as solid waste disposal is concerned, Blue Lake Township is wait ing to see what lCalkaslm County will do. At present the township pays an independant contractor to haul refuse from the townshi-p to the contractor's transfer station from \·/here it is :1aulecl to one of t\·10 approved land fill sites in l; orthern Michigan. This will become a very serious 9roblem in the near future as these land fillcsites are closed. The county must address and adopt a solution to this probler:1. Any route they e;o v,ill be far more costly in the future than now. 26 �KALKASKA COUlJTY ACC0ill!T 1,t4002 SECTIOHS 001 - 036 T28 4002 SUBDIVISIONS Q60 820 830 860 Bass Lake Plat Bay View :Big Twin Lake Sub. Big Twin Lake Sub. ~}1 3lue Raven :Slue Lalce Tilue Lake ~eights Carmichael's Sub. #1 Chicago Point Four Seasons 3agle Lake Sub. Indian Lake Z.aska Beach Ke,-,eenaw Beach Kepsel's (John) Sub. Kepsel' s Little Twin Lake Sub.f/1 Little Twin Lake Sub. Iuddle Blue Lake Sub. ~orth Blue Lake Sub. ?~ orthshore Beach Partridge Point Rainbm·1 Ridge Twin Lake Beach 900 Personal Property 100 140 147 220 260 180 300 340 420 380 460 500 620 540 580 660 700 1~.o 780 SCHOOL DISTRICT Kalkaska 40 27 � 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 Blue-Lake-Twp_Masterplan-of-Development_1988 Creator An entity primarily responsible for making the resource Blue Lake Township Planning and Zoning Commission, Blue Lake Township, Kalkaska County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1988-12-15 Title A name given to the resource Blue Lake Township Masterplan of Development 1988-2013 Description An account of the resource The Blue Lake Township Masterplan of Development 1988-2013 was prepared by the Blue Lake Township Planning and Zoning Commission and completed on December 15, 1988 Subject The topic of the resource Master plan reports Blue Lake Township (Muskegon 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/6f5f8c5d667cd639e01fb83e47c6fa8f.pdf ebf712981ba7728212df022bd50d6468 PDF Text Text D4 0 on• 1 -I ,{ -•~ ,._ L'P. oUt\ ARY OFi . I F1\,.;,,. Plan n1r.;;; & Z:i11ng Center, Inc. MASTER PLAN CITY OF NOVI MICHIGAN January 1988 Brandon M. Rogers & Associates, P.C., Planning Consultant in association with Barton-Aschman Associates, Inc. �-, LIST OF OFFICIALS MAYOR AND COUNCIL Matthew C. Quinn, Mayor Edward R. Leininger, Mayor ProTem Nancy C. Covert Hugh D. Crawford Martha L. Hoyer Joseph G. Toth Ronald A . Watson PLANNING COMMISSION Judith Johnson, Chairman Ernest Aruffo, Secretary John P. Balagna Richard Clark Thomas Kavanagh Edward Kramer Charles Kureth, Jr. Kathleen S. McLallen Gary Phillips Karen Tindale, Recording Secretary CITY MANAGER Edward F. Kriewall CITY CLERK Geraldine Stipp CITY ATTORNEY Fried & Levitt, P. C. DIRECTOR OF COMMUNITY DEVELOPMENT James R. Wahl PLANNING CONSULTANT Brandon M. Rogers and Associates, P.C. CITY ENGINEERING CONSULTANT JCK & Associates, Inc. TRAFFIC ENGINEERING CONSULTANTS Barton-Aschman Associates, Inc. - ii - �-, RESOLUTION At the conclusion of a meeting at which a quorum of the Planning Commission of the City of Novi, Oakland County, Michigan, was present, the following resolution was offered and adopted. Moved by member Chuck Kureth Seconded by member John Balagna THAT THE FOLLOWING RESOLUTION BE ADOPTED WHEREAS: The Novi Plannlng Commls~lon has diligently pursued the development of a new Master Land Use Plan for the City of Novi, and WHEREAS: Said Master Land Use Plan has been reviewed in sessions with the Novi City Council and the public in attendance, and WHEREAS: On December 16, 1987 and January 6, 1988, duly constituted public hearings were held at which a quorum of the Novi Planning Commission was present, and at which hearing public comment pertaining to the proposed Master Plan was heard in accordance with Act 285 of The Public Acts of 1931, as amended, now. THEREFORE, IT IS RESOLVED: The the contents of this document together with all the maps attached to and contained herein, are hereby adopted by the Planning Commission as formal amendments to the Novi Master Plan of 1980, and that said plan shall be called THE MASTER PLAN FOR LAND USE for the City of Novi, Oakland County, Michigan. ROLL CALL VOTE: 7 yeas abstain _ _ _ nays absent RESOLUTION ADOPTED I, Ernest Aruffo, Secretary of the Novi Planning Commission, hereby certify that the foregoing resolution is a true and correct copy of a resolution adopted by the Novi Planning Commission at a meeting held January 6, 1988. ecretary r �-, I TABLE OF CONTENTS Title Page............................................................ i Li st of Off i c i a 1s. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ii Resolution of Adoption................................................ iii Table of Contents..................................................... iv List of Tables........................................................ vi List of Charts........................................................ viii List of Figures....................................................... viii List of Maps.......................................................... ix Preface............................................................... x Goals and Objectives Related to The City of Novi Philosophy Statement........................................................... 1 Resi denti a 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Office - Commercial - Industrial................................. 3 Town Center Area. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Environment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Architecture. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Traffic.......................................................... 10 Infrastructure. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Other. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Existing Land Use Study. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Land Use Classification.......................................... Future Population Projection..................................... 14 17 29 29 33 34 39 Housing and Density Study............................................. 49 Introduction..................................................... 49 Housing Trends. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50 Current Land Use Inventory....................................... Population Study and Forecast......................................... Growth Trends. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Population Distribution.......................................... Population Forecast.............................................. - iv - �-, TABLE OF CONTENTS (Continued) Past and Present Housing Conditions.............................. Future Projections............................................... Senior Citizen Housing........................................... Future Housing Mortgage Trends................................... Imp 1ementati on.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sumary. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation Pl an. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction..................................................... Functional Classification of Roadways............................ Land-Use Re 1at ion ships. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Thoroughfare Volumes and Capacities.............................. Traffic Accidents and Hazard Areas............................... Thoroughfare Pl an.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation Philosophy and Goals ............................. . Retail and Office Sector Study and Plan .............................. . Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Comerci al Deve 1opment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Office Deve 1opment............................................... Industrial Areas Plan................................................. Introduction..................................................... Existing Land Use and Development Trends......................... Industrial Parks................................................. Industrial Potential............................................. Industrial Land Use Plan......................................... Appendix ....................................................... Fo 11 ows A - Southeast Michigan Council of Governments Population Projections B - Novi Comunity Schools Facilities Task Force C - Comercial, Local Business, Comunity Business, General Business, and Office D - Listing of Businesses - V - 53 55 56 59 59 60 64 64 66 74 75 88 103 114 116 116 116 128 138 138 138 139 141 142 142 �---, LIST OF TABLES 1. Existing Land Use and Zoning, City of Novi....................... 20 2. Population Growth for Novi Township (1900-1950) and for City of Novi ( 1960-1980) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 Residential Building Permits Issued, 1978 - 1986, City of Novi , Mi chi gan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 Ranked Numerical Changes of Population for Co11111unities in Oakland County, Mi chi gan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 5. SEMCOG Small Area Forecast, Version 84.......................... 36 6. Projected Enrollments, Novi Co11111unity Schools District........... 39 7. Novi Co11111unity Schools, Existing and Estimated Student Per Household. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 Development in the Novi Co11111unity Schools District Projected Enrollment/Proposed Subdivision and Apartment Complex 1987 - 1990.................................... 42 9. City of Novi Existing Household Count, August 1986............... 43 10. Population Projections, City of Novi............................. 47 11. Projected Holding Capacities, City of Novi....................... 48 12. Residential Building Permits, January - June 1987, Southeastern Michigan Area Leaders............................... 51 Residential Building Permits Issued, 1978 - 1986, Novi, Michigan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52 3. 4. 8. 13. 14. 15. 1 Housing Trends, City of Novi and Comparative Co11111unities, 1960 - 1980......................................... 54 Housing Value and Rents, City of Novi and Comparative Co11111unities, 1960 - 1980......................................... 56 - vi - �---, LIST OF TABLES (Continued) 16. Existing City and Planned Dwelling Units - 1967, City of Novi, Michigan........................................... 57 17. Dwelling Unit Capacities, City of Novi, Michigan................. 58 18. Zoning District Densities, City of Novi, Michigan................ 61 19. City of Novi Street and Roadway Rights-of-Way Minimum Width Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71 20. Existing Thoroughfares........................................... 72 21. Weekday Directional Distribution - 1986.......................... 77 22. Roadway Volumes and Levels of Service - 1986..................... 78 23. Signalized Arterial Level of Service............................. 84 24. Unsignalized Two-Lane Road Level Service......................... 84 25. Traffic Accidents by Month, City of Novi, 1982-1985.............. 91 26. Accidents by Day of the Week, City of Novi, 1982-1985............ 93 27. Accidents by Type/Object Struck, City of Novi, 1982-1985......... 94 28. Accidents by Road Character, City of Novi, 1982-1985............. 95 29. Accidents by Road Surface Conditions, City of Novi, 1982-1985.... 95 30. Accidents by Light Condition, City of Novi, 1982-1985............ 95 31. High Accident Intersections {1983-1985).......................... 98 32. Number of Accidents by Type of Collision (1983-85)............... 99 33. Traffic Growth Rates............................................. 106 34. Future Traffic Projections (2007)................................ 108 35. Existing Commercial Land Use..................................... 116 36. Actual and Inflation - Adjusted Sales in Major Commercial Sectors, City of Novi, Michigan, 1967 - 1982..................... 119 - vii - �LIST OF TABLES (Continued) 37. Comparison of Actual and Potential Retail Sales in City of Novi, Michigan, 1967 - 1982.............................. 121 Potential Retail Sales/Space Analysis, City of Novi, Michigan.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 123 39. Shopping Center Classification................................... 127 40. Office Survey, City of Novi, Michigan............................ 131 41. Industrial Land Use and Zoning, Oakland County Conmunities....... 140 38. LIST OF CHARTS 1. Comparative Land Use, City of Novi, Michigan .................... . Page 21 2. Building Permits, City of Novi, Michigan, 1976 - 1986 ........... . 32 LIST OF FIGURES 1. Relationships Between Transportation, Land Use, The Economy, and the Environment..................................... 65 2. Cross Section Standards ......................................... . 67 3. Road System Concept ............................................. . 73 4. Traffic Accident Sunmary - City of Novi ........................ ~. 92 - viii - �LIST OF MAPS 1. la 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. Existing Land Use ......................................... Fo 11 ows School Districts Serving City of Novi............................ Residential Density Patterns .............................. Follows Residential Planning Areas .............•.............•.... Follows Existing Roadway Functional Classification ................ Follows Directional Distribution of Traffic - 1986....................... P.M. Peak-Hour Levels of Service - 1986 ................... Follows Average Daily Traffic Volumes - 1986............................. P.M. Peak Hour Traffic Volumes - 1986............................ A.M. Peak Hour Traffic Volumes - 1986............................ Existing Traffic Lanes & Signals .......................... Follows Roadway Prob 1em Areas.... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . High Accident Locations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Road Jurisdictions............................................... Programmed Road Improvements..................................... Thoroughfare Pl an ......................................... Fo 11 ows Retail & Office Sector Plan ............................... Follows Existing Offices, 1986........................................... Industrial Areas Plan ..................................... Follows Master Plan for Land Use .............................. End of Plan - ix - Page 18 38 54 54 73 76 80 81 82 83 83 86 97 104 105 105 123 130 142 �---, PREFACE The City of Novi desires to update its 1980 Master Plan for Land Use. Significant physical, demographic and economic changes have occurred since the preparation during the 1970's of the Plan. components of a Master Plan be It is important that the various reevaluated. Such is done through the preparation of the fol lowing Plan elements: Goals and Objectives Existing Land Use Study Population Study and Forecast Housing Density Study and Plan Transportation Plan Retail and Office Sector Plan Industrial Areas Plan These Plans reflect key objectives of the Philosophy Statement for future direction of City development adopted by the City Council and City Planning Commission. - X - �,.. GOALS AND OBJECTIVES RELATED TO THE CITY OF NOVI PHILOSOPHY STATEMENT* RESIDENTIAL Philosophy 11 The cornerstone of our community is its residential neighborhoods. see room in our community for all types of housing. We Despite the urbanization which is to some extent inevitable, we believe there is still room for small farms and large residential lots. It is our commitment to plan and to provide for these types of residential uses for a long period of time into the future ... 11 Goals 1. To review and revise ( if necessary) the Residential Areas Plan of the Master Plan. Specifically, the distribution of lot sizes and types and housing densities shall be considered in relation to existing conditions, natural resources, sewer capacity, traffic congestion, recreation, and eventual size of the population. This could perhaps be accomplished by examining distinct areas or districts within the City of Novi each year. 2. To establish a maximum population recognizes the need to holding capacity for City which provide single family and multiple housing neighborhoods with spaciousness and low density housing, and to avoid overcrowding residential areas with housing where existing or proposed feasible infrastructure cannot support such development. 3. To guide residential development having a distinct character which sets apart, or identifies, that development as unique in the City of Novi. For example, creative use of natural features, landscaping, site layout and architecture are factors which could contribute to establishing such a unique character. *See Appendix E for City of Novi, A Statement of Purpose - Our Hope and Plan for the Future, a Philosophy Statement, Adopted by Joint Resolution of the City Council and Planning Commission, February 1, 1986. - 1 - �RESIDENTIAL Continued 4. To encourage development of all types of single family housing while assuring that the zoning is compatible with environmental conditions. Philosophy "Our primary method of minimizing any possible deleterious effects to the integrity of our residential neighborhoods which might be caused by nonresidential uses is to centralize the nonresidential uses in specific sections of the City. Where distance between residential and nonresidential uses cannot be achieved, our intention is to soften the effect on the residential uses through barriers, buffering, or beautification requirements. In the rare instances where it is necessary for the convenience of residents to have commercial services integrated in with residential uses, the utmost care must be taken in the placement and intensity of the foreign use. 11 Goals 1. To review and establish a policy regarding the concept of mixed land uses in light of the Philosophy Statement of the City of Novi and the population size goals of the City. 2. To review and revise ( if necessary) the proposed land use mix and zoning standards in Novi to assure that negative impacts on the residential areas from nonresidential uses are minimized as much as possible . 3. To develop and implement a coherent urban design plan including an architectural policy . - 2 - �OFFICE - COMMERCIAL - INDUSTRIAL Philosophy 11 ••• Offices of major national corporations and of local individuals should be able to operate here in the most pleasant surroundings. Goals 1. To review and revise ( if necessary) the Master Plan for office land use locations with flows, respect to density, office type, traffic capacity and impacts on residential areas, and infrastructure needs (e.g., pol ice and fire protection) . 2. To permit continuation of the quality of the 1-96/12 Mile Road Corridor for Office/High Tech development for the area west of Haggerty Road. 3. To consider freeway exposure as affording an attractive setting for offices. 4. To plan office districts of different land use intensities and impacts. 5. To develop white collar service industries and varied job sources convenient to residential neighborhoods. Philosophy "Because of tradition and the salutary effects ( be they actual, symbolic, or psychological) of uninterrupted sky and sunlight upon our citizenry, we are, and intend to remain, a low profile community. horizon is shaped by skyscrapers. We will never be a city whose However, in light of our freeway location and our line in the path of urban development, some slight deviations from this aspect of our character might occur. Reasons for such minor deviations might be the opportunity to preserve significant natural areas, - 3 - to obtain an extra- �OFFICE - COMMERCIAL - INDUSTRIAL Continued ordinarily beautiful architectural landmark for the City, or to achieve an unusually advantageous economic benefit for the City all the while being certain that no present or future harmful effects will be caused in our residential areas." Goals To review and revise ( if necessary) the Office Land Use Plan and the Zoning Ordinance to determine where such deviations could be allowed ( if anywhere) and under what restrictions and requirements. Philosophy "We want business of all sizes to thrive here .... with full recognition of our responsibility to plan for a city that can 'afford itself', we will encourage commercial investment in the community and the innovative and ambitious use of property. But this encouragement will be given only to the extent that such uses have a positive effect on the people who live here. Sound planning considerations must prevail over untempered market place demands." Goals 1. To review and determine how revise much, ( if necessary) what types, the Commercial and Uses where commercial Plan uses to are needed in the City in light of the economic benefits to the City, the convenience and needs of Novi's citizenry, traffic flows, infrastructure requirements (e.g., police and fire protection), existing conditions, and other land uses, especially to the end of reducing the negative impacts on the residential areas of the City. - 4 - �....., OFFICE - COMMERCIAL - INDUSTRIAL Continued 2. To discourage the proliferation of strip commercial uses . 3. To discourage the overdevelopment of commercial uses . Philosophy 11 ••• we should have a place for clean industries to develop and produce the finest of modern technology ... 11 Goals 1. To define 11 clean industry 11 considering the environmental impact of such uses (e.g., the production, use, or disposal of hazardous and toxic materials) . 2. To review and revise ( if necessary) the Industrial Land Use Plan in light of water), existing land infrastructure uses, natural needs, resources traffic impacts, ( including ground relationship to residential land uses, etc. TOWN CENTER AREA Philosophy The goals and objectives for development of the Town Center Area are to reflect the City of Novi's long term commitment to establish a quality Town Center District. - 5 - �TOWN CENTER AREA Continued Goals 1. To identify and locate public and private areas of concern and responsibilities is of primary importance. 2. To create a sense of image and orientation and provide multi-access from Novi Road and Grand River Avenue. 3. To delineate and detail the special districts within the Town Center Area. 4. To enhance the total environmental quality of the area. 5. To encourage multi-seasonal and day/night use of activities. 6. To develop parks and open green space and plazas within each quadrant of the Town Center Area. 7. To provide design guidance and goals for private development, establish detailed standards for public implementation to provide unity and image throughout the district, and promote continuity and compatibility among public and private development. ENVIRONMENT Philosophy 11 ment. •• • Our most priceless commodity is our open land and natural environ- Our ideal is for each resident to be able to see as much open sky - 6 - and �ENVIRONMENT Continued natural beauty as possible . We are committed to always take the greatest care when anything is built on our precious land. We will make every effort to preserve our watercourses and wetlands, to guard our air and soil from contamination, to protect our natural woodlands, to save as many trees as possible in any type of development, and to plant still more trees along our streets and throughout the City for future generations ... 11 Goals 1. To develop and implement a policy regarding open space requirements in all types of development - especially residential and office. 2. To obtain and keep current information about our natural environment within the City of Novi. This information will include, but not be limited to, the following: a. The location, flow rates, and quality of our surface water (e.g., lakes, streams, drains, and rivers). b. Habitat location and quality for rare, threatened, or endangered species . c. Location of wetlands and the purposes they serve with respect to the environment (e.g., storm water management, actual or potential habitat for rare, threatened, or endangered species, groundwater recharge and quality, etc.), and enhancement of the of our aesthetic quality of the City. d. The location, habitat potential, woodlands . - 7 - and aesthetic quality �ENVIRONMENT Continued e. The location of important, unique, and/or rare, threatened, or endangered trees. f. Groundwater flow rates and directions, recharge zones, and groundwater quality. g. The location, nature, and priority for cleanup, removal, or control of underground storage tanks, landfills, and other types of hazardous materials storage, production, and/or use areas, be they underground or above ground and inside or outside. 3. To develop policies and standards designed to protect and utilize our natural resources ( of any kind, but particularly surface waters, wetlands, woodlands, and individual trees, and topography) as part of any development type within the City. 4. To develop and implement a coordinated tree planting program throughout the City. 5. To develop a program of public education regarding Novi's environment, including its natural resources and the potential threats thereto from development or pollution. 6. To develop, program as part of the City's designed to provide the Recreation Master Plan, residents of Novi a sub- access to the natural features of the City where this is feasible and practical and will not endanger the natural feature or resource itself. This could take the form of bicycle paths, pedestrianways, and/or nature trails for example. 7. To develop and implement clear view policy along our waterways as identified on the official City Wetlands and Watercourse Map. 8. To preserve the woodlands, trees, similar woody vegetation, and related natural resources shall have priority over development when there are no location alternatives. - 8 - �ARCHITECTURE Philosophy "The quality and design of buildings can be related to our quality of life. We will seek a variety of beautiful architecture. We desire extensive green plantings and landscapes, uncluttered by garish signs. There should be signi- ficant setback distances between buildings and between different uses. The stability of a community can be reflected buildings. This is why we will encourage design and building materials creat- ing an aura of permanence. stone. in the structure of its We appreciate the lasting qualities of brick and We are comforted by the warmth of the colors and textures of the earth and natural materials." Goals 1. To establish architectural review and approval of nonresidential development. 2. To encourage committees in the establishment of subdivision new and unfinished architectural subdivisions to assure review that the character of a subdivision remains consistent throughout its development be they subdivisions of small homes, large homes, traditional architecture, or "modern" architecture. 3. Encourage innovation and variety of design to assure an architecturally interesting City while still maintaining a low profile community. - 9 - �TRAFFIC Philosophy "As a widespread suburban community, our main source of transportation is the automobile. discomfort. This can also become our primary source of frustration and Our goal is to avoid the obstruction of our streets and highways by ourselves, our visitors, or those passing through our City to other destinations. A workable system of thoroughfares must be developed or our other gains of quality life may be negated. The automobile remains the dominant mode of transportation in our society, but we acknowledge trends which favor foot and bicycle transportation . In- creases in leisure time and the awareness of physical fitness will obligate us to provide safe routes for nonmotorized traffic." Goals 1. To plan, develop, and maintain the roadway system of the City of Novi to provide and preserve an efficient traffic flow. 2. To develop a system of nonmotorized safety paths along our major thoroughfares such that it will ultimately be possible to use nonmotorized transportation along the roads to get from one part of the City to another part. 3. To develop a City capability of hardware and software to evaluate traffic impacts caused by proposed development through the creation of a computer model which can interface with other ongoing models . 4. To provide system of marginal access roads, whenever feasible and desirable, to reduce conflicts between local and through traffic . - 10 - �TRAFFIC Continued 5. To give priority to the construction, maintenance, or reconstruction of roadways needed to serve existing development. 6. To provide alternative access corridors to major activity centers where possible. 7. To insure, through traffic analyses and roadway improvements safe and adequate pedestrian and nonmotorized traffic circulation in activity centers and neighborhoods. 8. To provide for roadway design to eliminate or prevent hazardous conditions. 9. To design traffic signalization, roadway signage, and operational capacities so as to optimize traffic flow and levels of service. 10 . To provide curb cuts to allow access to and egress from all classes of arterial streets should be minimized. 11 . To avoid routing of commercial traffic through residential areas. 12. To clearly indicate the function and design of local residential streets. To plan and design local street systems to minimize or eliminate through traffic and to design such local streets for a low volume of traffic and for low speeds. 13. To provide for a limited number of collector streets for convenient and safe movement between local streets within a neighborhood and the bordering arterial street system . - 11 - �INFRASTRUCTURE Philosophy 11 0ur goal is to provide facilities to serve the public efficiently, maintain public areas, protect the citizens from crimes, fire, and disaster, and to provide places for us to observe our history, to provide outlets for cultural activities, and opportunities to see art in public places. Our citizens will have limitless opportunities for play and recreation in our parks and athletic fields. 11 Goals 1. To develop a self-supporting city capable of generating infrastructure through prudent land use planning, capital improvements programming, and developer participation. 2. To encourage planned development of residential unit developments, planned unit developments and planned developments for residential, commercial and office uses, with infrastructure underwritten by the developer wherever possible. OTHER Goals 1. To review and update as necessary the City's Master Plan on a periodic basis to assure that it consistently reflects the development goals and objectives of the City of Novi. 2. To establish an annual Planning Commission work program designed to achieve these goals through the attainment of specific objectives. 3. To develop the Planning Program for each year's program to include detailed investigation and City. planning for specific sections within the This detailed investigation and planning should be based on the City's Urban Design Plan and the Natural Design Plan. - 12 - Resources Environmental �EXISTING LAND USE STUDY Introduction The basis for any planning study is an inventory and analysis of updated information on existing land uses within a community. It provides a way to better understand present land uses, to show the relationships between various land uses and their environs, and to indicate predominant land usage, including desirable and undesirable land use conditions and potentials. The pattern of development in a community is closely intertwined with a number of factors including: natural environmental conditions, technological and economic changes, citizen demands and political issues. Land use patterns, therefore, may be defined as those uses which result from the actions of people modified to a degree by natural environmental conditions. The Existing Land Use Survey presents, therefore, an overview of the City and serves as a basis from which future land use policies can be developed. Trend data since the last survey ( 1974) is also presented to illustrate the major changes which have occurred in the City. It should also be noted that the 1980 City Master Plan was done over an eight year period ( 1972-80) and the final recommendations were based on that earlier data. A field survey was conducted in August 1986 for the purpose of gathering data for existing land use analyses. Each lot and parcel within the City was inspected in the field and its use was recorded on Sidwell maps . was supplemented by aerial photo interpretation. The field data The use of each parcel was in turn converted into a standardized categorization and then mapped on the City's 800 scale updated base map reflecting approved subdivisions, parcel divisions and consolidations, and new or vacated rights-of-way. - 13 - �Acreage calculations for each land use category were obtained by direct measurements from field determined from work maps. average widths and Right-of-way acreage calculation were lineal Also measurements. comparative statistics from Oakland County Planning Division. used were 1 Land Use Classifications The following classifications were used to categorize the various land uses in the City . These classifications are related to the Michigan Land Cover/Use Classification ( ML CUC) system developed by the Department of Natural sources ( DNR), State of Michigan in 1976. Re- Numbers in parenthesis refer t" the use coding system described in the DNR manual. Residential Single Family Residential This ( 113). category includes detached dwelling units and two-family duplex dwelling units, one-family and accessory buildings such as garages that are related to these units. Multiple classification Family includes Residential ( 111, locations having 112). Multiple multi-family Family apartment Residential structures or row, townhouse units of three or less stories ( 112) or four or more stories (111). Included are rental and condominium units, in complexes or single structures, with related lawns, parking areas, and any small recreation facility associated with the residential use. Mobile Home Parks ( 115). - - Areas containing groups of mobile homes and their related service and recreational areas are designated as Mobile Home Park areas. 1 1986 Land Use Inventory for Oakland County, Division of County Planning, Department of Community & Economic Development , Oakland County, Document PUB-183, June 1987. - 14 - �Commercial Local Business ( 124). -- Also referred to as Convenience Shopping, Local Business land areas consist of relatively compact groups of stores and/or services which satisfy the day-to-day shopping needs of residents. Uses included in this category are food, drug, personal services, and other convenience-type establishments. Community Business ( 122). -- Community Business areas, also referred to as Comparison Shopping, are those containing a single structure or group of structures having a large amount of floor space and a variety of commercial and service establishments which offer major products or services less frequently needed but for which a customer usually comparison shops before buying. Often, these areas are referred to as community or regional shopping centers. Commercial uses included in this category are general merchandise, apparel and accessories, furniture and appliances and other comparison-type commercial establishments. General Business ( 123). -- Uses included in the General Business category are lumber, building materials, hardware, eating and drinking establishments, automotive dealers, and gasoline service stations. location in a shopping center, These uses do not require rather they benefit by a location on a major thoroughfare permitting good access. Office ( 1212). -- Office uses are uses which include business, finar,cial, personal, professional and repair service establishments. Industrial Light Industrial ( 135, 136) . -- Land uses without open storage where raw or semi-finished materials are stored, fabricated or manufactured are - 15 - classified �as Light Industrial. These include such uses as warehousing, secondary manufacturing of metal fabrication and non-metal fabrication such as furniture production or printing. General Industrial ( 131-134, inc.). -- General Industrial uses include those typified as using raw materials for primary metal production, petrochemicals, primary wood processing, and stone, clay, and glass industrial operations. Included in this category are steel mills, pulp or lumber mills, electric power generating stations, chemical plants and concrete plants, to name a few. Extractive ( 1711, 1712). -- These land areas include extractive activities which are primarily carried out upon the surface of the earth through open excavation. Included in this classification are sand, gravel and rock quarry removal operations. Public ( 19, 146, 1213, 1214, 1216-1218, inc.) Public land use includes open land for outdoor cultural, public assembly and recreational purposes, utility substations tricity), hospitals and public medically (e.g., related gas, clinics, oil, water, elec- educational uses including all types of public institutions where education is the primary use, detention and correctional facilities, military uses and governmental admin- istration and service buildings. Quasi-Public ( 1213-1215, inc., 193) Areas in which educational, utilized as recreational facilities, religious, health facilities, and open lands which are privately owned but also available to the general public, are deemed Quasi-Public land uses. - 16 - �Rights-of-Way All dedicated rights-of-way including freeways, thoroughfares, local roads, alleys, and railroad easements are classified as Rights-of-Way. Open and Other ( 190) This land use category consists of areas used for agriculture, including crop land, land lying fallow, pasture, tree farming, orchards and vineyards, and woodland, as well as vacant land for which no specific use is evident from field inspection. Water Bodies (522-526, inc., 512) Portions of the City occupied by lakes and major ponds are classified as Water Bodies. Current Land Use Inventory The City of Novi is located northwest of the City of Detroit in the Southwestern part of Oakland County and occupies approximately 31. 9 square miles. It is bounded primarily by Napier and Beck Roads on the west, 12 Mile Road, Pontiac Trail and 14 Mile Roads on the north, Haggerty Road on the east and Eight Mile Road on the south. Lyon Charter Township and the City of Wixom lie to the west, City of Walled Lake and Commerce Township lie to the north, City of Farmington Hills lies along the eastern boundary and Northville Township and the City of Northville lie to the south . Traversing east and west through the City is 1-96 Freeway which affords convenient access to the City from Lansing, Pontiac, Ann Arbor and Detroit. Another major east-west route is Grand River Avenue . route through the City is Novi Road. The major north-south 1-275 Freeway 1s near the City's eastern boundary connecting with 1-96 and 1-696 Freeways at the Novi/Farmingtion Hills • - boundary . - 17 - �Both Grand Novi's history: River Avenue and Novi Road are strongly associated with Grand River Avenue being originally the old Detroit and Howell Plank Road and Novi Road originally being the only road which ran from the Walled Lake area, through the community to Northville. The advent of 1-96 opened the way to large regional shopping centers and easy commuting which has led to rapid population expansion in the last 25 years . This trend shows no signs of abating and graphic evidence is readily available by looking at the Existing Land Use Map. quadrant shows many In particular, the southeast new subdivisions and apartment complexes as well as recent trailer parks, office, and industrial parks. In addition, a third major shopping center is under construction. The southwest quadrant shows more of this growth with the emerging municipal civic center complex and high school. on what was formerly open farmland. New subdivisions are occurring Indeed, it is difficult nowadays to travel a local road without encountering a cement truck or gravel hauler, all signs of a city with a rapidly changing complexion. The overall urbanization trend is also dramatically shown by fact that developed land in the City increased from 4,390 acres to 6,658 acres in the 14 year period between 1974 and 1986, or 52 percent. With the possible exception of the southeast quadrant, there are large areas throughout the City which retain a rural character with open fields and farmlands and an occasional horse "ranch". The area around Walled Lake shows signs of being developed earlier in the community's history. Here, the lots are small and housing is in tightly packed units and subdivisions. The new Lake Shore Park facility is noteworthy in that it permits many citizens to enjoy the lake resource. - 18 - �) ( C.O M\I E.FtCE T W P C I T Y IN A L L E D OF L A I( E lf\r~fJl ' ____J CO 1 ~ ~ ("' I 0 I I I -1 4-(__ . f WALLeD r I I t LAKE II I II . I . '[ RI C 1 T I , . "> L ~,j"- -. . ... ' j ..___J d"-1 8 10 £a~! jl{ 11 7 , . ~ ,, oo·· •.·." o. . ~!Pf;g !(g o.:P o cP ~ OIIOJ 0 0 . P10JC ~ ·o ' ~ LIL ~ •• . 0 ~ cm t'.D" Bil L..illl _...,: o," _L_QJL_ " ' .. ' 1 • • r.:!':'.Hr.JH 29 I ' '£ p "• 0 30 I 1io:- 128 o TJ , I· ~ ..'" '" '" ii.~· '•7•·=•u,. "· l 0 '9 ' 1. " .· ·.·. ·.··.·r ' ..·.· ~:-: ·I '?.'~---~.,. NOVI , . ~ :~ : ' OIi/\~ oJ h~. do"'~,~~ ,o.oq II · & VACANT (QI=:J ONE & TWO FAM I LY E=::::::::::] MULTIPLE FAMILY MOBILE f:::::::::::::::::I OFF i C E - LOCAL ~ COMMUNIT Y ~ GENERAL HOME LAND RES I DENt l AL RESIDENTIAL RE S IDENTIAL 8r? ?Ti ·-, _ / ~ .I.1 ~ ~. . ·. , i;:: ~~~- !F7o0 ,,..rtAri I. I I -- ~ 33 -~ :1,,1---~•.J·{···'r' '"'1~~p1, .q 01: '""'~35 ~ 1 ~ ,,_"~·------.._~:P "'' 1.'.'..!k N ORTHVILLE 1 @ ◄I I f ~ j,, ~, t'.. .· t • ~ 2 O 00 ''fl~t.d 32 1L--,.~J••m~~111ll!I I O • l -,t?jd,, 0 r ?-:-: \'I .- ;.'f' ° 0 TOWNSHIP , a:::: ~>\1#;,>S TWP. 0 t -1 ~,ie•c,-. - •'"'"11 t.Rt~i] ',' , 20F o AGRI CULTURE ' 'I -- CJ ~ , -~ 0 0 19 d o ~[YJ_/i~ , ,, --1 M l.!:_{. o '0 ~ -~' _1 h ~T[N 'iii d:'.o o. 0 r ' i °o\~ I o I P0 •~:' ~ ol•o - r I oP~ . , • • .O I\~ Q ,11 - + ., 9/ , 0 }. / cf:.,, o, r g~o' ij f Oaj_c., I. 0 - I 'J{~~ l Y II / ~, r "- I . I r,t ' ~~: ' t LI [ !I I + ....., ., I " R I I 11 I . 711 9 II ~ ~-..J& b ii ~ T W P CE /1:-r.~... ~ ~: E R o ol l' ~--=-I , (;;;;:;·· JilM ~ th I j ·m c,ci . ;;{tlmls~ ~====-:~1;~:q,·:=:=l F. ;i." ., .r.rrtf >. ~Jrn~ . n a.,.. 1 1' ~ '"''~•Oo"~· 0 K. ......·=.=~:=: . ...=t:-~,-:;:~;:• ,..... . . ... 0. ··t,. -..... rt} ··.··.ir·. -,,;•'· ~ - · ..l, .,:;;;t~:1·£ • ;~;;, :•V ~ 'LL 0 ~r NORTHVILLE LIGHT Im: GENERAL . o·o .o' P~· ~ , s : ,,.,.11. ...i ', .. ~180 ~ < §UIVlY ~ I' • r AUGUST, 191' INDU S TR I AL mmIIIIIl C:J S EMI !:<:·. t:/:j p UBL I C IND UST R I A L EX TRA CT IVE PUBL IC ·l·• UtMENtAt'r HHOOl BUSINES S BUSINESS • TOWNSHIP lANO USf ~ 1 _.ti HIGH ~CHOOl BUSINESS EXISTING LAND USE Cl T Y OF NOVI M ICHIG AN I 11.Q_Q_ ...... _1_6~0 3!90 BRANDON M. ROGER S & ASS OCI ATES , P.C c ommunity p l anning c onsultanls ~ �The Existing Land Use Map shows the major land use categories previously described. The City covers an area of approximately 31. 9 square miles, or 20,416 acres. Table 1, Existing Land Use, and Chart 1 presents statistical totals for each category and a comparison with the 1974 survey. Also, existing zoning for each category and percent of said zoning currently vacant is shown. Each of the categories with the accompanying MLCUC code is discussed relevant to use as follows: Residential Single Family Residential ( 113). -- Single family residential land use presently occupies 2,195 acres of land which amounts to about 10. 7 percent of the total area of the City, or more than double that found in 1974. Over 12,000 acres of vacant land zoned for single family use remain in the City. Residential land use is generally found along major roads, areas, most generally, or, in subdivisions. suburban character of the community. This around the lake reflects the increasingly Many subdivisions contain open park- like areas usually as a result of "open space subdivision" and "residential unit developments" for the use of the residents. Because the bulk of growth has occurred within the last 25 years, the housing is in overall good structural condition with little evidence of blighted areas or abandoned homes. pockets of older housing around Walled Lake. There are With lower interest rates and pent up demand for housing, there has been a surge in single family home subdivision development which should cause substantial increase in such land use in Novi. Such development in neighboring City of Farmington Hills was second highest in Oakland County in the 1984-86 period, - 19 - resulting in 9,749 �TABLE 1 EXISTING LANO USE AND ZONING CITY OF NOVI 1986a Land Use Category Acres Percent Percent of of Total Developed 1974b Percent Percent of of Acres Total Developed Areac Zoned 1986 Percent of Total Vacant Zoned Area Vacant Land as a Percent of Total Zoned Area Resi den ti al 2,929 14.3 43.9 1,679 8.8 38.2 15,393 81.0 75.4 12,464 2,193 Single Family 10.7 32.8 l ,22S 6.4 28.0 14,294 12,101 84.7 70.0 Mu 1tip 1e Fami 1y 543 2.7 8.3 282 6.4 1.5 799 3.9 256 33.2 193 0.9 Mobile Home Park 2.8 16E 0.9 3.8 300 107 35.7 1.5 Commercial 539 2.6 8.0 113 0.6 2.6 645 54.5 1,184 5.8 1~ 73 0.4 1.2 0 .1 Office 0.3 322 1.6 249 77 .3 l 50 0.2 0.6 0.1 Local Business 244 1.2 3.7 0.1 862 4.2 396 45.9 Community Business 0.8 2.5 92 0.5 2.1 172 General Business 63.5 694 3.4 10.4 359 1.9 8.2 1,900 9.3 1,206 Industrial 284 1.4 4.3 0.8 3.6 6.9 1,134 80.0 15i 1,417 Light Industrial 4.3 206 42.7 277 1.4 20~ 1.1 4.6 483 2.4 General Industrial 0.6 133 1.8 Extractive 858 4.2 12.9 825 4.3 18.8 Quasi-Public 4.9 Public 318 1.6 168 0.9 3.8 1,320 6.5 19.9 1,246 6.5 28.4 1,320 6.5 Rights-of-Way 6,658 4,390 23.0 100.0 DEVELOPED 32.6 64.4 72 .2 13,139 13,821 Open and Other 620 3.0 926 4.8 620 3.0 Water Bodi es 20,417 100.0 19,137 100.0 100.0 20,417 TOTAL CITY LAND AREA a. Field survey by Brandon M. Rogers & Associates, P.C., August 1986. b. Field survey by Vilican-Leman & Associates, Inc., May 1974. c. October 1986. ~ N 0 1986 �CHART 1 COMPARATIVE LAND USE CITY OF NOVI, MICHIGAN 1974 - 1986 LAND USE CA TE GORY 2,193ac Single Femi ly Residential 543 ac Multiple Family Residential rmmmmmm 282 Mobile Home Park - Office 1 73 ac }ff ac 193 ac 168 ac \· ·14 ac Local Business & Shopping I 50 ac LEGEND : 4 ac 1986 Community Business & Shopping ! 3 ac Genera I Business • 172 ac ::,:,:,; :;:;: 92 ac Light Industrial ··········) 1 7 ftt General Industrial - 244ac 5 ac ff{f. Extractive Industrial ■ 284ac 277ac 202 ac 133 ac 0 ac Quasi - Pub Ii c 858 ac 825 ac Public - ff} 318ac 168 ac Rights - of - Way Open (Vacant and Agri cu ltura I) Water Bodies 1,320 ac :t:=t=rt:tm:t:=:1:=ttlfttMM 1 246 , ac .,.,a , ac I 13 139 =====r=r=r=::r(:=:=:r:rrr:rn:=:r:=:r:::::;:::=:===:=::=:===::==:===:=:::=::::::===:::::=z-==ttm::y3·;a:ff~';;{ 620 ac ::·:: ·:·:·::·:·:·:·:·:::::::::::::::(::::dNNNNH - 21 - 926 a c �acres (45% of City area) in single family usage. Considerable land exists in City of Novi for new single family development at planned densities. Multiple Family Residential (111, 112). -- This type of dwelling accounts for approximately 543 acres of land or 2. 7 percent of total land area, again more than double such land use as in 1974. Between 1984 and 1986 Novi ranked fourth among Oakland County localities in new multiple housing residential development. These dwelling units, which consist primarily of apartment and condominium units ( 40% of all dwelling units in City), are found mainly in the southeast quadrant of the City south of Grand River Avenue and east of Novi Road, and near Walled Lake along the northern boundary of the City. New construction is much in evidence in both areas with several new apartment complexes in various stages of completion. Senior citizen demand for this type of housing is evident with the recent construction of Senior House on West Road near Pontiac Trail and three pending senior citizen housing projects ( 1987) in City. Although 256 acres of vacant land zoned for multiple dwelling use existed at time of the 1986 survey, much of this land is being planned for new development in 1987 which will leave little land remaining. Most of the land planned in the 1980 Master Plan is therefore now earmarked for or developed for multiple family housing. Elimination of tax shelter incentives has diminished some de- mand, advent however of proposed planned unit development, condominium housing (e.g., Sandstone) and senior citizen housing (SCH) may reverse the trend. Mobile Home Park (115). -- At the time of the survey, 193 acres of land are used for mobile home parks, or O. 9 percent of the land area within the City. This constitutes 25 more acres than found in 1974. - 22 - Two mobile home �parks ( Novi Meadows, Old Dutch Farms) exist adjacent to one another on the west side of the City along Napier Road south of 12 Mile Road. Chateau is found on the north side of Thirteen Mile Road east of Decker Road. The last two parks ( Country Cousins, Highland Hills Estates) are on either side of 1-96 near the eastern boundary of the City. The 1,833 mobile home sites in these parks constituted in 1987 about 20% of total number of dwelling units in City. This is a substantial percentage as compared to other communities. Com.nercial As of August 1986, approximately 539 acres are occupied by commercial uses in the City. This amounts to 2.6 percent of the total City land area. Compared to 1974 data this represents an increase of 425 acres, or 377 percent increase. shopping Almost half of this total is land used for the four large regional centers either built or actively under construction near the 1-96 Freeway and Novi Road ( Twelve Oaks, West Oaks I, West Oaks 11 and Novi Town Center). Other commercial areas are mainly along Grand River Avenue and Novi Road with a general scattering of various types of commercial near intersection of the Section Line roads. Novi ranked fifth among Oakland County localities in new commercial area growth during the 1984-1986 period. Most of the planned commercial areas in the 1980 City Master Plan are now developed. These types can be classified as follows: Office (1212). -- Office uses constitute approximately 75 acres, percent of the City area and a 436 percent increase since 1974. of these offices are professional offices for - 23 - doctors, dentists, or 0.4 The majority insurance, �realtors and other services. They are generally small in size and intermingled with other business and commercial establishments. Except for some large office buildings in Orchard Hill Place on the west side of Haggerty Road, northerly of Eight Mile Road, few major office buildings exist in the City. However a strong trend in new office development is emerging in the City. Planned or under construction in 1987 are over 1,000,000 square feet of new office space. It is expected that considerably more space will be developed in the City in the future as a continuation of the major office corridor development in Farmington Hills between 1-96 and Twelve Mile Road, and along 1-275 from the south. Such development is occurring in Light Industrial zoned areas which permit office use in strategic 1-96 Freeway frontage sites between Haggerty and Novi Roads. Locations along 1-96 westerly of Novi Road at Westbrooke Place site, along the south side of 1-96 between Taft and Beck Roads, and between Twelve Mile Road and 1-96 have similar office development potentials. Local Business ( 124). -- Approximately 50 acres, land is occupied by this use. groups at small sites in the City. or . 02 percent of City Generally these stores or shops are found in A variety of food, gift, specialty and party stores are typically found in these groups. Community Business ( 122). -- As mentioned earlier, almost one-half of the commercial land, 242 acres, or 1. 2 percent of City land, is found under this use. While much of the area has been built up for several years, the third shopping center, Novi Town Center is presently under construction as well as a major addition to an already existing center (West Oaks 11). These shopping centers are close enough to each other with 1-96 access points to make the area a major target for regional as well as local shopping. - 24 - Approximately 3,000,000 �square feet of community business floor space exists in the City's central one square mile core. This concentration has caused traffic congestion and need for major road improvement plans. General Business ( 123). -- This use presently occupies 172 acres, or 0. 8 percent of City's land area. Included in this classification is a large auto- mobile dealership and a variety of eating and drinking establishments. In- creasingly popular are combination gas station and convenience stores as well as other miscellaneous strip business uses. These certain of the City's major traffic routes, uses occur randomly along mixed with other types of other commercial and nonresidential uses. Industrial There are approximately 694 acres, or 3.4 percent of the total land area in the City used for industrial purposes. of land use since 1974. This represents nearly double this type Light and general industrial uses are found primarily along Grand River Avenue, along Novi Road south of Grand River Avenue, and also along the C&O Railroad corridor. Novi has fourth highest acreage in industrial use in Oakland County next to City of Troy (1,535 acres), City of Pontiac (1,432 acres) and Orion Charter Township ( 882 acres), not counting sand and gravel extractive areas land use statistics. considerable vacant industrially zoned areas, greatest County not counting extractive areas zoned industrial. Furthermore, Novi has quantity in Oakland It is anticipated much of this area will be developed in high tech, R & D and office uses. The land uses are classified in the following manner: - 25 - �Light Industrial ( 135, 136). -- This use accounts for 284 acres in the City, or 1. 4 percent. Included in this are two new industrial parks; one north of Grand River Avenue off of Meadowbrook Road (Vincenti Industrial Park) and the other north of Nine Mile Road on Heslip Drive ( Novex One Industrial Park) which has recently been classified by the State as a Class A Industrial Park. Another future park, recently platted south of Nine Mile Road along Roethel Drive is Novi Industrial Park. General Industrial ( 131-134, inc.). -- Approximately the same amount of land is used for general industrial purposes as for light industrial: 277 acres, or 1.4 percent. This use is found mixed in among the light industrial uses in the areas noted earlier . concrete manufacturing Included are uses ranging from woodchopping and to heavy equipment contractors and metal stamping plants. Extractive ( 1711, 1712). -- The City's geologic past has produced areas of sand and gravel significant enough to attract the construction aggregate industry. Approximately 133 acres, or 0.6 percent of total City land area are utilized for gravel extraction. This is divided into two areas found on the western edge of the City along Eight Mile Road and Napier Roads. areas are not landscape screened, no activities are visible from While the the road; although one area does directly abut a mobile home park. Quasi-Public ( 1213-1215, inc .• 193) Quasi-public land use accounts for 858 acres, or 4. 2 percent of total City land use. A significant element comprising this total are the open areas set aside in certain new subdivisions for the residents' use. many churches, a large athletic field and cemeteries, - 26 - Also included are plus a hospital and a �medical center . Land use in this category has remained about the same since the 1974 survey. Public ( 19, 146, 1213, 1214, 1216, 1218, inc.) City land used for Public purposes occupies approximately 318 acres, or 1.6 percent of the City's land area. since 1974. This represents an 89 percent increase Large areas are occupied by the City's Civic Center complex and Novi Senior High School, as well as the Middle School and a park facility ( Lakeshore Park) near Walled Lake. The remainder is distributed among two elementary parks, schools, several smaller a post office site and utility substations. Rights-of-Way ( 1320. 2) In City of Novi there are 1,320 acres of land in rights-of-way, amounting to 6 . 5 percent of the City's land area. Freeway, the County's road network, Such rights-of-way consist of the 1-96 subdivision streets and local roads. Since most of City is not yet developed or subdivided this percent in rightsof-way is low. Increase in this land use can be expected in future. For single family subdivision development 17-18 percent of land is normally provided for street rights-of-way. Open and Other ( 190) The majority of the City of Novi, percent of the total land area, approximately 13,139 acres, or 64 . 4 is classified as being in open or other use. This amount includes undeveloped property, - 27 - agricultural lands, wetlands and �woodlands. This data reflects the fact that large portions of the City are undeveloped and today still retain a non-urbanized character. These figures show an approximately 5. 5 percent decrease from the 1974 Survey. This trend reflects the preservation, City's growth. recreation With areas current and low emphasis density on natural residential resource environments, considerable open space is expected to be preserved and retained in future. Water Bodies Water bodies account for 620 acres, or three percent of the total City area. These are primarily made up of Walled Lake and smaller Shawood Lake. Also included are several small lakes in the southeast quadrant of the City associated with subdivisions, detention areas. some of which serve as regional storm water It is difficult to rationalize the disparity with the 1974 area total of 926 acres for this use, however, the earlier survey may have included certain lowland wetlands in vicinity of Shawood Lake. - 28 - �POPULATION STUDY AND FORECAST Growth Trends The City of Novi, incorporated in April 1969, has witnessed significant population growth during the 1940-1980 period, when the population increased from 2,316 to 22,525 . In 1987 the City's population is 28,195. 2 Except for a decrease in rate of growth during the 1960 1 s, there has been an increasing rate of growth every decade. ( See Table 2) Recent residential building permit activity is summarized in Table 3. This growth potential and history started in the days of Novi Township and the Village of Novi (formed on October 9, 1958) and is continuing in the 1980 1s owing to the City 's strategic location, available developable land, utilities and proximity to jobs and shopping. While integrally part of the Detroit Metro- politan Region, the City of Novi is one of the principal economic centers of the Region having features conducive for commercial and industrial development. The City is proximate to the fast growing Oakland County communities of Farmington Hills, Southfield, and the Birmingham/Bloomfield area to the east, the Northville/Plymouth/ Ann Arbor areas to the south, and is also easily accessible via freeways to Lansing and Flint areas. Having a strong tax base, good schools and a progressive civic image, the City of Novi can expect to have further 2 population growth. How this growth is accommodated City•s Mid-Decade Census, March 1987. - 29 - with required �TABLE 2 POPULATION GROWTH* for Novi Township (1900-1950) and for City of Novi (1960-1980) 1910 - 1987 Year Percent Increase Population Average Annual Population Increase/ Decade 1910 1,226 1920 1,227 1930 1,571 28.0 34 1940 2,316 47.4 74 1950 3,827 65.2 151 1960 6,390 67.0 256 1970 9,668 51.2 327 1980 22,525 133.0 1,285 1987 28,195 25.2 810 * Source: U.S. Department of Commerce, Bureau of Census: Census of Population, Michigan; Oakland County Planning Division; Mid-Decade City Census, March 1987. - 30 - �TABLE 3 RESIDENTIAL BUILDING PERMITS ISSUED* 1978 - 1986 CITY OF NOVI, MICHIGAN Year Single Family 1975 232 1976 245 1977 176 212 212 1978 279 48 196 1979 251 1980 107 1981 35 90 1982 41 16 1983 255 1984 233 1985 256 1986 Apartment Condo Townhouse Mobile Home Total Permits Issued 247 15 309 64 88 600 37 582 101 251 10 48 117 15 52 140 142 81 60 144 315 168 125 401 738 157 146 1,151 188 566 45 76 799 1987 328 478 10 51 867 Totals 2,626 2,163 937 1,046 5,860 * Source: 59 24 83 Department of Building & Safety, City of Novi, January 1988. - 31 - �CHART 2 BUILDING PERMITS City of Novi, Michigan 1975 - 1987* ,800 700 600 500 400 300 .• · -t---t--+---t---+----+--+--+--t--+--+-_j~-1.J 200 Single Family Homes ...... 100 1975 1 76 '77 '78 '79 '80 '81 '82 '83 '84 '85 1 Q) * City Records - 32 - 86 '87 �municipal services, adequate roads, and governmental responsiveness will reflect in the qua Iity of Iife for its residents and workers. Population Distribution At present ( 1987) the City is nearly one-third developed. Most housing is found in the southeast quadrant of the City with emerging new subdivisions in the west central part. Older housing surrounds Walled Lake, homes in many instances converted from resort summer use. The City's five mobile home parks are generally at the edges of the City. Population split among housing types as found in the 1986 Existing Land Use Survey 3 was: Number Average Family Size Poeulation Single family detached homes 5,086 14,139 2.78 Mobile homes 1,833 4,124 2.25 Multiple dwellings ( apartments and condos) 3,998 8,755 2. 19 10,917 27,018 2 . 47 Total It is noted that about 52 percent of the City's population reside in conventional single family homes. Were the 2,782 apartment and condo units, which are pending and have already received in 1986 preliminary site plan or final site plan approval, built and occupied then the percent of single family homes including new subdivisions underway to total housing units in the City would decline. However, recent trends point to a strong increase in new single family subdivisions because of attractive mortgage rates and demand. 3 Existing Land Use Survey, City of Novi, Brandon M. ates, P.C., August 1986 . - 33 - Rogers & Associ- �Population Forecast A study to establish a population projection to the Year 2010 for the City of Novi was undertaken by Brandon M. Rogers & Associates, P.C. This study utilizes existing and future trend data to forecast projected population for the City by five year intervals. The following sources of data were utilized to establish these projections. - City of Novi Planning Department, Building Department - Southeast Michigan Council of Governments - Oakland County Planning Division - University of Michigan, Department of Natural Resources - Eastern Michigan University, Department of Geography and Geology - U.S. Department of Commerce, Bureau of Census - Novi Community School District In order to provide backup and framework for conclusions reached later in this section, various methodologies and data are discussed. Oakland County Planning Division Oakland County prepared a January 1, 1987 population estimate for the City of Novi utilizing the housing unit method of population estimation. This method utilizes residential building permit and demolition data, vacancy rates and persons per household figures. - 34 - �As to real population growth Table 4 illustrates that Novi ranked third behind City of Rochester Hills ( +16,597) and City of Farmington Hills ( +11, 944). Using the Mid-Decade Census figure of 28,000, Novi would have experienced a 5,475 population growth since 1980 and would still have had rate of growth sixth highest among County localities. TABLE 4 RANKED NUMERICAL CHANGES OF POPULATION FOR COMMUNITIES IN OAKLAND COUNTY, MICHIGAN* 1980 1987 U.S. Census Poeulation Municieal itJ'. 1. Rochester Hi 11 s City 40,779 22,525 Population Estimates 57,376 31,338 8,939 70,000 Numerical Change Percent Change +16,597 + 8,813 + 2,234 +11,944 +40.70 +39.12 +33.32 2. NOVI CITY 3. Wixom City 6,705 4. Farmington Hills City 58,056 + 5,401 5. West Bloomfield Twp. 41,962 47,363 + 6,438 6. Troy City 73,540 67,102 + 5,504 7. Waterford Township 69,754 64,250 + 6,387 8. Southfield City 81,955 75,568 + 2,060 9. Bloomfield Township 44,936 42,876 10. Royal Oak City + 1,014 71,907 70,893 * 1987 Oakland County Poeulation and Housing Estimates, Oakland County Planning Division, September 1987. +20.57 +12.87 + 9.59 + 8.57 + 8.45 + 4.80 + 1.43 Based upon Table 4 data, when ranked as to percentage change of population from 1980 to 1987, the City of Novi was second. Out of the 61 local units of government in Oakland County, Novi ranked third in percentage of growth. SEMCOG In 1984, SEMCOG adopted Version '84 of the Small Area Forecast for use in the Council's long range planning and review activities. The Regional Forecast provides projections of growth in population, households and employment for the entire region. The Forecast projections - 35 - are in five year intervals and are �projected to the Year 2005. Population projections were derived from the projections of household characteristics. Household projections were developed by estimating the capacity for household growth within each community based on master plans, zoning ordinances and existing land use. Time series of building permit data were fitted to a logistic growth model, using the estimate of capacity for future growth as a growth limit. The logistic curve describes a pattern of development in which the rate of growth in a community increases in the early stages of development and begins to decrease as the capacity for further growth is exhausted. ( See Appendix A re. methodology) SEMCOG's projections for City of Novi were as shown in Table 5. TABLE 5 SEMCOG SMALL AREA FORECAST, VERSION '84* Change% Change 1980 Total Population .. . . . Households ........... Persons per Houshold. 1985 1990 1995 2000 2005 19802005 22675. 25530. 28983. 32198. 35181. 38092. 15417. 8036. 8887. 10759. 12611. 14589. 16472. 8436. 2.82 2.41 2.31 -.51 2.87 2.69 2.55 19802005 68.0 105.0 -18.0 POPULATION BY AGE - 14 ...... 19 ...... 34 ...... 44 ...... 64 ...... ...... 1667. 3831. 1791. 6607. 3161. 4241. 1377. 1838. 4206. 2348. 6882. 3362. 5140. 1754. 1977. 4568. 2512. 7153. 4287. 6005. 2479. 2079. 4859. 2632. 7262. 5247. 6837. 3282. 2148. 5090. 2713. 7235. 6227. 7629. 4139. 2550. 5457. 2843. 7384. 5973. 9425. 4457. 883. 1626. 1052. 777. 2812. 5184. 3080. 53.0 42.4 58.7 11.8 89.0 122.2 223.7 Median Age ......... 29.19 29.53 31.39 33.49 35.65 36.36 7 .17 24.5 Age: * 0 5 15 20 35 45 65+ 4 ...... SEMC0G, Minor Civil Division Reeort, June 21, 1984. - 36 - �Novi Community School District With the continuing and anticipated growth in the City of Novi, the task force on Facilities Committee of the Novi Community School District was formed to evaluate and recommend a course of action related to existing school facilities. The Task Force Report also made projections of average student per family projections for School Years 1987/88 through 1989/90. Also they pro- jected an anticipated total student population for those same years given proposed development within the School District. The methods used to establish projected school population were as follows: 1. Constant Growth Method - This method projects student increase from 1987-88 and assumes that it will remain constant for the balance of the projected period through 1989-1990 based upon anticipated construction trends. 2. 5 Year and 3 Year History Method - This method projects student increase based upon average increases of each class as it proceeds from kindergarten through 12th grade. 3. Straight Line Method - This method projects an enrollment by project- ing forward year by year each student enrollment as of the fourth Friday of 1986/87 and assumes that they were promoted to the next grade for each of the next three years. 4. Survival Method - This method utilizes a five year historical view of the school district by determining the number of students that survive from one year to the next. The percentage that survive is considered for each grade - 37 - �SCHOOL DISTRICTS SERVING CITY OF NOVI SOUTH LYON CHOOL DISTRICT :SO iI ·-·-·-·-,-· H NORTHVILLE SCHOOL DISTRICT ]I 32 - 38 - 1a �level and five year average percentages then used to project for future enrollment. Based upon the above four methods, the following projections of enrollment for the Novi School District were found. ( See Appendix B for data for each method, including projected enrollments by grade.) TABLE 6 PROJECTED ENROLLMENTS NOVI COMMUNITY SCHOOLS DISTRICT* 1986-87 Method 1987-88 1988-89 1989-90 1. Constant Growth 3,763 4,056 4,349 2. 5 Year History 3,582 3,664 3,803 3. 3 Year History 3,615 3,737 3,924 4. Straight Line 3,462 3,411 3,403 3,592 3,717 3,484 ~ 5. Survival Fourth Friday Count September 1986 3,474 * Novi Community School District, Task Force on Facilities Committee Report, December 18, 1986. Future Population Projection To project an estimate of the population for the City of Novi to the Year 2010, one must first review which of the regional models may provide the most appropriate data for consideration. SEMCOG and the Oakland County Planning Division data utilize the same basic beginning, :;-. ,. that being household units. They project forward by determining a family size ( persons per household) then - 39 -= - -- - --- �multiply the household units by the estimated family size. This may be an over simplification but it provides data that can be used on a regional basis. However, any regional data has to be refined to make it apply to that region. If a community within the region does not fit the norm, then the data for that community must be determined by an individual compilation. In this study, the regional model ( households and family size) was taken and used to determine projections. used. As noted earlier, the However . current local information was also Novi Community School District information which can be used to compute average family size. established With an actual count of students, a value can be determined for family size and further it can be broken down into existing subdivisions, subcategories: 2) multiple family complexes. 1) single family size households single family subdivisions still developing, for and 3) These counts can be averaged by determining the percent of the total dwelling units that each category represents as described in Table 7 . Further, an estimate of the average family size can be projected by determining the future number of housing units that are proposed within the District and the occupied dwelling unit occupancy rate. (See Table 8) To provide an estimate for the school years 1987/1988 through 1989/1990, the Novi Community Schools established an average student per household for those years of . 78 for Single Family and .1918 for Multiple Family in their 1986 Task Force Study. With these two values: 1) family size and, 2) household units, one can arrive at population data for the Novi School District. - 40 - �TABLE 7 NOVI COMMUNITY SCHOOLS EXISTING AND ESTIMATED STUDENT PER HOUSEHOLD* 85/86 86/87 87 /88 88/89 89/90 Average Average Average Average Average Student % of Student % of Student % of Student % of Student Total per Total per Total per Total per Total per Units Units Household Units Units Household Units Units Household Units Units Household Units Units Hou seho 1 d % of Single Family -"" I-' 1. Developed Subdivisions 2070 38.9 .7932 2070 34.8 .7633 2. Still Developing Subdivisions 989 18.6 .7341 1060 17.8 .8556 - 3. Proposed Subdivisions ( 1 + 2) Mu 1 ti p1 e Fam i 1y 4. Existing 2252 42.5 .21 2816 47.4 TOTALS 5311 100.0 .534 -- 49.4 .78 3550 48.2 .78 3803 44.7 .78 3420 50.6 .1918 3819 51.8 .1918 4703 55.3 .1918 .1918 5. Proposed (4 + 5) -- 3343 -5946 100.0 .509 6763 100.0 .482 - * Fourth Friday Enrollment and Estimate for Future Development Actually Proposed, Novi Community Schools 1986 Complied Statistics for Novi Community School Di strict only. 7369 100.0 .475 8506 100.0 .455 �TABLE 8 DEVELOPMENT IN THE NOVI COMMUNITY SCHOOLS DISTRICT PROJECTED ENROLLMENT / PROPOSED SUBDIVISION AND APARTMENT COMPLEX 1987-1990* Sub/ Apt Aeartments Fountain Park Fountain Park I I Saddle Creek Saddle Creek Woodland Glens Wi 11 ow Pl ace Country Lane Applegate II Beacon Hill Braes of Novi 12.5 & Meadowbrook Units 87-88 180 35 38 43 4 9 11 20 30 75 93 98 20 66 10 8 203 50 11 61 32 61 32 77 77 158 39 367 16 23 59 73 76 16 51 8 6 158 39 887 16 23 59 73 76 16 51 8 6 237 283 Total 35 14 38 38 43 4 9 38 200 200 224 20 48 59 320 164 400 Total Students * 89-90 14 72 Single Famil~ Pebble Ridge Pebble Ridge II Yorkshire I & II Yorkshire I II Simmons Orchards No. 3 Deerbrook I Deerbrook II Whispering Meadows Sunrise Cedarsprings Estates Simmons Orchards No. 4 88-89 Novi Community School District, Task Force on Facilities Committee Report, December 18, 1986. To determine a population and projected population for_ the entire City, an absolute count must be provided of existing household units. In August 1986, a field survey was completed as part of the Existing Land Use Study, Master Plan Update Phase 11. existing residential ( See Table 9) uses as well as This study provides data concerning proposed residential uses. The actual counts give an accounting of what exists and what can be anticipated for the future. Since this survey, several new projects have been proposed in the fall - 42 - �TABLE 9 CITY OF NOVI EXISTING HOUSEHOLD COUNT AUGUST 1986 Multiple Familv Section Single Family Detached Homes 1 2 14 169 3 282 Mobile Home Parks Chateau Estates 9 9 10 11 12 13 14 15 16 17 7 88 55 76 24 13 63 58 17 Country Cousins 18 7 Novi Meadows Old Dutch Farm 19 20 21 22 4 49 197 350 23 488 98 Future Apartments/ Condos 725 Beachwalk Apts. 240 Westgate VI Apts. Harbor Cove Condo Senior House 4 24 Existing Apartments/ Condos 232 17 114 Waterview Farms Lakeside 660 Apts. 208 Portsmouth Pl.840 Sandstone PUD Highland Hills Estates, Inc. 1495 216 Glen Oaks Apts. 90 Fountain Park West Apts. Tree Top Meadows Apts. 193 401 293 198 Applegate I Condos Old Orchard Condos (Continued) - 43 - Beacon Hill 320 Applegate I I Condos 59 120 140 240 �TABLE 9 CITY OF NOVI EXISTING HOUSEHOLD COUNT AUGUST 1986 (Continued) Multiele Famil~ Section Single Family Detached Homes 25 1,040 26 344 6 145 18 18 34 86 34 426 35 18 36 Mobile Home Parks Future Apartments/ Condos Country Lane Twelve Oaks 60 Apts. Townhouses Stonehenge Condos 296 Lakewood Park Home Condos 458 Village Place 24 Townhouse Pavilion Court Apts. 377 Novi Ridge Apts. 261 27 28 29 30 31 32 33 Existing Apartments/ Condos 182 Saddle Creek Apts. 48 400 North Hills Village Apts. 180 Wi 11 ow Place Country Place Apts. Condos 500 Woodland Glens 304 Apts. Glen Haven 90 Condos 20 Crosswinds West 208 Condos Highline Club 160 Apts. 622 I p-otals 5, 086 1,833 4,433 3,837 Source: Field Survey,August 1986 by Brandon M. Rogers & Associates, P.C. Note: Some "Future" multiple housing projects were partially occupied in October 1986. Some "Existing" projects will not be fully occupied until early or mid 1987. - 44 - �of 1986 (e.g., Fountain Park West Apartments-II (59), Centrum Apartments (188) at southwest corner of 12-1/2 Mile and Novi Roads, and condo cluster, stacked units and detached single family units in the Sandstone PUD, Section 11 ( 1620). In a further review of proposed residential development and discussions with developers and builders, it can be assumed that increased housing construction will continue. To provide a precise estimate would be impossible; since at the current rate of fast development Novi is already at SEMCOG's 1990 estimate for households. If the national as well as the local economy rate is maintained, the development picture in Novi will continue strong. To establish a reasonable family size beyond 1990, a review of work done by the regional planning agencies as well as educational institutions in the area resulted in these findings: 1. Family size will continue to decrease . 2. The decrease will slow by Year 2000. Three scenarios were used to project the City's population to Year 2010. These are: Scenario A Dwelling unit growth experienced in the 1975-85 period would continue in the 1985-95 period and taper - 45 - off thereafter (372/year) (350/year) as �."' the City becomes more fully developed, densities remain moderately low, and identified environmental resource areas are reserved. Scenario B Rate of dwelling unit construction in the 1980-86 period (5.6%/year) would characterize growth in the future, reflecting past slow and fast years' growth . No change in rate contemplated in planning period. Scenario C Rate of dwelling unit construction in the 1983-86 period ( 8. 26%/year) would continue to 1995 and lessen to that of Scenario B thereafter. Table 10 projects these scenarios by five year intervals. The Planning Consultant believes that the most probable growth is likely to be in between that projected in Scenarios A and B, or about 60,000 by Year 2010. For Year 2005 this intermediate projection would be about 50,700. This projection is higher than the Year 2005 SEMCOG project of 38,092 ( Table 5) even though the Consultant's average persons per household size of 2. 256 is lower than that of SEMCOG's for that year ( 2. 31). In order to determine the holding capacity of the City based upon the Master Plan for Land Use's recommended future residential areas, as amended to September 1987, and the Residential Density Patterns map, the maximum expected population is projected at 73,473. ( Table 11.) This population count would mean that vacant residentially zoned areas would be developed to their planned maximum densities. Under this assumption is the anticipation that the approved Sandstone unit planned development in Section 11 is developed, residential densities for RM-1 and RM-2 Districts will remain in place, - 46 - that the and that �~ -- ! ) TABLE 10 POPULATION PROJECTIONS City of Novi* --- Scenario 1980a 1985b 1990 1995 2000 2005 2010 42, 723 19,219 A Population Households 22,675 8,036 25,970 10,249 29, 727 12,109 33,190 13,969 36,169 15,719 39,410 17,469 B Population Households 22,675 8,036 25,970 10,249 32,204 13,118 39,895 16, 791 49,453 21,492 Population Households 22,675 8,036 25,970 10,249 35,550 14,481 48,615 20,461 60,263 26,190 62,060 27,509 --75,627 33,523 2.301 2.256 -- +:" -...J C - ... -- Persons/Household 78,274 35,211 ----95,386 42,909 -- 2.82 2.534 2.455 2.376 * Projections by Brandon M. Rogers & Associates, P.C., March 1987. a. U.S. Decennial Census, 1980. b. Estimate based on 1980 - 1984, plus half of 1985, building permits and average family size of 2.78/single fa111ily, 2.25/mobile home unit, and 2.19/multiple dwelling residential unit. 2.223 �recommended residential areas on the Master Plan will substantially remain the same . years. This build-out development is not likely to occur within the next 20-25 However, if current growth of recent years continues, this total development would possibly occur prior to Year 2010. TABLE 11 PROJECTED HOLDING CAPACITIES City of Novi* City Sector Existing and Planned Dwelling Units Planned Population a Area north of 1-96 8,456 20,920 Area south of 1-96 and east of C&O RR 8,075 19,865 Area south of 1-96 and west of C&O RR 12,152 32,688 28,683 73,473 TOTAL * Projections by Brandon M. Rogers & Associates, P.C., December 1987. a. Based upon current persons/household size and housing mix by Sector. Were forecasted Year 2010 persons/household size reached, total City population would be 63,762. - 48 - �HOUSING & DENSITY STUDY Introduction One of the important components of an update of the City's Master Plan for Land Use is an inventory and analysis of past housing trends, existing housing characteristics and future needs. The City is currently experiencing a variety of new housing projects ranging from condo and rental multiple projects to cluster projects, single family subdivisions and residential unit developments (RUD). As one reviews housing needs, one will need to be aware of the concerns 4 and views of the City of Novi as expressed in the City's Philosophy Statement. This statement was the result of several all day workshops in Winter 1986 with the Mayor, members of City Council and Planning Commission, City Department heads, and City Consultants. were considered. Concerns of residents, merchants and developers The statement's references to housing were: "We will make every effort to preserve our water courses and wetlands, to guard our air and soil from contamination, to protect our natural woodlands, to save as many trees as possible in any type of development, and to plant still more trees along our streets and throughout the City for future generations. We see room in our community for all types of housing. Despite the urbanization which is to some extent inevitable, we believe there is still room for small farms and large residential lots. It is our commitment to plan and provide for these types of residential uses for a long period of time into the future. To minimize any possible harm to the integrity of our residential neighborhoods, we propose to centralize nonresidential uses in specific sections of the City. Where distance between residential and nonresidential uses cannot be achieved, our intention is to soften the effect on the residential uses through barriers, buffering, or beautification requirements. In rare instances where it is necessary for the convenience of residents to have commercial services integrated with residential uses, the utmost care must be taken in the placement and intensity of the foreign use. 11 4 City of Novi Philosophy Statement, op. cit. - 49 - �It will be the intent of this study to review past, existing and future housing needs . The future housing needs will be addressed through the estab- lishment of 17 planning areas that will be evaluated as to housing capacity. This will provide the establishment of a cap for each area for population as well as housing units. The expected type of housing will also be studied to determine dwelling unit requirements as they relate to senior citizens. Housing Trends Housing construction and the outlook for future development can be expected to remain favorable. Authorizations for future construction projects in Oakland County rose to over $400 million in the first quarter of 1987, versus about $300 million in 1986. buildings and alterations, Future work on new residential and nonresidential which usually generate 90 percent of overall con- struction activity, climbed over 30 percent from 1986's corresponding period. Simultaneously, $265 million of new building construction work, the product of earlier awards, was started into place. 5 building starts begun in 1986. This compares with $231 million of On Table 12 are listed the top ten communities in the seven county Southeast Michigan region regarding residential construction permits during the first six months of 1987. These communities accounted for about 40 percent of the total permits issued in the region during this period. Among the top ten, the City of Novi ranked fifth for total permits ( 509) for all types of housing, eighth for single family detached homes ( 181), and second for multi-family units ( 328). This evidenced strength in the housing construction sector is expected to continue strong in the second half of 1987. Table 13 illustrates the recovery in housing starts since the 1980-82 recession. 5 The Local Business Review, July 1987. Trends, Pontiac - 50 - State Bank NBD, First Quarter �TABLE 12 RESIDENTIAL BUILDING PERMITS JANUARY - JUNE 1987 SOUTHEASTERN MICHIGAN AREA LEADERS* Community Detached Single Family Units Two Family Units MultiFamily Units Gross Total Units Less Demolitions Net Total Units Clinton Charter Township 210 12 557 779 12 767 Sterling Heights 370 4 344 718 16 702 Rochester Hills 326 84 182 592 8 584 West Bloomfield Township 249 307 556 4 552 NOVI 181 328 509 2 507 Farmington Hi 11 s 191 301 492 9 483 Ann Arbor Shelby Township Auburn Hills Livonia 72 16 299 387 209 2 120 331 5 326 2 326 328 7 321 192 92 284 8 276 387 * SEMCOG, Residential Construction 2 First Six Months 1987, September 1987. SEMCOG region includes Wayne, Oakland, Macomb, St. Clair, Livingston, Washtenaw, and Monroe Counties. - 51 lj �TABLE 13 RESIDENTIAL BUILDING PERMITS ISSUED* 1978 - 1986 NOVI, MICHIGAN Year Single Fami 1y Apartmenta Condoa Townhouse a Mobile Home Total Permits Issued 247 1975 232 15 1976 245 1977 176 212 212 1978 279 48 196 1979 251 1980 107 1981 35 90 1982 41 16 1983 255 1984 233 1985 256 1986 309 64 88 600 37 582 101 251 10 48 117 15 52 140 142 81 60 144 315 168 125 401 738 157 146 1,151 188 566 45 76 799 1987 328 478 10 51 867 Totals 2,626 2,163 927 1,046 5,860 59 24 83 * Source: Department of Building & Safety, City of Novi, January 1988. a. Number of dwe 11 i ng units indicated. - 52 - �Past and Present Housing Conditions Existing housing units in the City of Novi have increased from 1960 to 1987 by a total increase which of 10,534 dwelling highlights the units. rapid This development represents a 528 taking place in percent not only Oakland County but the City of Novi in particular. Examining housing trends from U.S. Decennial Censuses in six comparable urbanizing communities ( Table 14) it may be seen that the City of Novi has experienced significant growth rate in housing unit development. In the 1970 - 1980 period Novi witnessed a growth of 5,909 dwelling units, or a 214 percent increase as compared to only a 38 percent increase in the 1960 - 1970 decade. Comparative communities showed that in the 1970-80 period Farmington Hills had a 172 percent, Troy 87 percent, West Bloomfield Township 69 percent, Southfield 46 percent, and Livonia 21 percent, increases. Novi's growth in multiple housing units was more spectacular from 1970 1980. There was a 20 fold increase in units (2,924). occurred prior to 1970. Little such development Other municipal growth rates for multiples during this period were West Bloomfield Township (492%), Farmington Hills (197%), Southfield ( 157%), Livonia (84%), and Troy (56%). A survey of existing land uses conducted in 1986 and updated in 1987 counted each dwelling unit as to type of dwelling. bers of units in each category. 6 Single Family Homes 5,086 Mobile Homes 1,833 Apartment/ Condo Units 4,433 The following are the num- 11,352 Future Planned Single Family Homes/ Apartments/ Condo Units 3,837 Total 6 15,189 Existing Land Use Study, Master Plan Update - Phase 11, August 1986. - 53 - �TABLE 14 HOUSING TRENDS CITY OF NOVI AND COMPARATIVE COMMUNITIES 1960 - 1980* 1960 Number of Housing Communit) Units 1970 Number of HousMultSingle iple ing Family Family Units 1980 Number of Mu1tHousSingle iple ing Family Family Units Single Family Multiple Family Farmington Hills 7,417 7,288 129 13,652 11,658 1,994 21,551 15,622 5,929 Livonia 17,941 17,784 154 28,130 27,103 1,027 33,012 31,121 1,891 NOVI 1, 994 1,895 99 2,758 2,611 147 8,667 5,596 3,071 Southfield 9,103 9,042 61 21,354 16,443 4,911 31,289 18,651 12,638 Troy 5,403 5,181 222 12,657 8,698 3,959 23,750 17,551 6,199 West Bloomfield Township 4,763 4,739 24 8,035 7,860 175 13,632 12,595 1,037 * U.S. Decennial Censuses, 1960, 1970, 1980. - 54 - - l �) ... ' C O M \4 E R C E. 7.3 T W P Ct Ty 0 ~ W A L L E D L. A I< E CO ERCE T W P I'1· 1·«-,., .J,,j 7 3-IL.JT MM ·'-, I ,~ ~ \\. 4.0 ''-J,l'J~"'WA L LED \ r- i L AKE lf ,, i1 I I· T 0.8 !1 I ii I I 8.0 I i i i i r !~rlI t 1( I~ j -- if' A 1~Dir ,J,_,_,,. ,___J., .i e- I l t /08 1,·· rt· =··- ·- ·· ·- .•.• ,_..1(l ...___ I I C I T t:\•H ~~- 1 if L I '1 1 0.8 ~-J ,·-,rr ■11 "'~_ . ,,. 7 ~'@ ------+------ ·,\Ii I 30 0 .8 : !II I t ) ,'- l 1 i j - h31,1- 0.8 132 ' I ~ -I E 1G 1< f H - •- •- •- O R T H VI L L E -r ~ r I: h' . ( • 11:; 11 Mil[ 8 ~ -- ~ --~~ TO W NSHI ~ GIIJ ,. 1• MILE N P '. ' ~f!sabt-' ORT H VILLE ' \ , .-I li I...., l. +; r TO W N S H I P DWELLING UNITS PER ACRE CURRENT SANITARY SEWER SERVICE AREA • - - POTENTIAL SANITARY SEWER SERVICE AREA FLOOOWAY a WETLAND AREAS 0 RESIDENTIAL DENSITY PATTERNS CITY -~ : OF NOVI MICHIGAN I 8 00 ..... 16~00 BRANDON M. RO GERS a ASSO CI ATE S, P. C co m m un ity pla nnin g co n sultants r,~ �LA at I I , _, __ __j_ I 1- - - 1 4p - l I ! • @ ■ H•n•• - • 'I f N ~ILL PLANNING SECTOR t AREA CODE NUMBER BOUNDARIES RESIDENTIAL PLANNING AREAS CITY OF NOVI MICHIGAN I IAAHOON .._ IIOOIIIII I ASSOC IA JU, P.C. comm.,nltr plo,u1h19 · conouo,.1, �These totals put the current housing stock in 1987 at 12,219 with 3,837 future single family homes/ apartments/ condos slated to be constructed in the near short term . With the projected stability in the residential construction sector, these dwelling unit numbers will continue to increase at their present rate. From available U.S. Census data housing values and rentals are set forth in Table 15 for six comparable urbanizing communities. Novi's housing values and rent levels have substantially increased and as of 1980 had risen above those in the City of Livonia. In 1980 average housing values were $80,100, average rentals - $305 /month. Future Proiections To determine how many dwelling units are required to house the expected future residents of Novi, the population projections developed for the Master 7 Plan Update are utilized. The holding capacity of the City has been established to be 73,473 population and 28,683 housing units based upon the proposed Residential Density Map ( see Map 2). The dwelling unit capacities are influenced by both future development planning and zoning polices. For this study 17 separate geographic planning areas were established for statistical analysis ( see Map 3). housing units were determined. With each area the total number of existing In addition, expected number of dwelling units in approved apartment, condominium and single family subdivision developments were calculated. (See Table 16.) Table 17, referring to the same geographic areas, reflects the dwelling unit capacity that is remaining in each area. The total dwelling unit capacity remaining City-wide is 12,303. As previously noted, the estimated dwelling unit holding capacity is 28,693 housing units. This capacity is now approximately one-third utilized, and with completion of known housing plans as of December 1987, percent utilization. would result in 53 As projected in the Population Study and Forecast, it is expected that about 60,000 people will live in the City of Novi by Year 2010. 7 Population Study and Forecast, Master Plan Update, Phase II, September 1987. - 55 - �TABLE 15 HOUSING VALUE AND RENTS CITY OF NOVI AND COMPARATIVE COMMUNITIES 1960 - 1980* 1960 1980 1970 Median Housing Value Median Rent Median Housing Value Median Rent Median Housing Value Median Rent $17,000 $72 $37,500 $185 $ 87,100 $363 Livonia 16,600 84 27,100 164 61,000 290 NOVI 15,900 68 26,100 110 80,lOOa 304 Southfield 18,700 74 36,000 247 67,200 368 Troy 17,000 - 29,800 198 83,500 348 West Bloomfield Township 19,000 - 46,000 152 107,000 404 Community Farmington Hi 11 s * U.S. Decennial Censuses, 1960, 1970, 1980. a. Estimated median housing value in 1987 is $110,000. Based upon new building permits issued in 1987, median value is expected to rise substantially in 1988. Source: City Assessor, November 1987. Senior Citizen Housing There is a need in the City of Novi for affordable, efficient elderly housing. The City's population mix is witnessing increasing number of persons over 8 50 years of age for whom little if any housing is designed today in the City. As a result of surveys by the Senior Housing Committee and the City Planning Commission's SCH Subcommittee, a need for such housing is clearly evident. In 1987 an amendment to the City's Zoning Ordinance was adopted to permit, as a special land use in certain zoning districts allowing residential uses, various types of senior citizen housing. ~- 8 The Novi News, "More October 8, 1987, p. 10A. Affordable - 56 - Housing for Seniors in Demand", �TABLE 16 EXISTING CITY AND PLANNED DWELLING UNITS - 1987 CITY OF NOVI, MICHIGAN* Planning Area 1 Existing Dwellinq Units Single Multiple Family Family - Planned Future Dwellinl Unitsa Single Condo/ Fami 1y ApartPlats ments 322 Total Existing and Planned Dwelling Units 1,500 1,822 2 36 - - 36 3 511 1,214 1,725 4 90 5 55 6 8 - - 7 60 694 8 17 9 213 10 403 - 11 586 891 379 1,856 12 1,301 1,397 48 2,746 13 640 1,262 20 2,032 14 - - 400 400 15 770 180 378 - 1,328 16 92 - 373 - 465 17 215 - 121 - 90 1,490b 1,545 - 8 - 803 - 17 413 - 626 197 - 600 49 110 336 ' TOTAL 4,997 5,960 1,641 3,837 ' * Computations by Brandon M. Rogers & Associates, P.C., October 1987. a. Projects which have received preliminary site plan approval as of October 1987. b. Sandstone PUD. - 57 - 16,435 �TABLE 17 DWELLING UNIT CAPACITIES CITY OF NOVI, MICHIGAN* Planning Area Total Dwelling Unit Capacity Existing Dwelling Units 1 1,924 322 2 516 3 Planned Future Owe 11 i ng Units 1,500 Total Existing and Planned Remaining Dwelling Capacity (Dwelling Units)a Units 1,822 102 36 36 480 2,856 1,725 1,725 1,131 4 860 90 90 770 5 1,490 55 6 810 8 7 2,474 754 8 645 17 9 1,485 213 10 1,138 11 1,490 1,545 8 802 803 1,671 17 628 413 626 859 403 197 600 538 2,445 1,477 379 1,856 589 12 3,131 2,698 48 2,746 385 13 2,499 1,902 130 2,032 467 14 854 400 400 454 15 1,798 950 378 1,328 470 16 1,926 92 373 465 1,461 17 1,832 215 121 336 1,496 28,683 10,957 5,478 16,435 12,303 TOTALS 49 *Computations by Brandon M. Rogers & Associates, P.C., December 1987. a. Attainment of proposed densities is subject to actual site characteristics. From experience, densities could be up to 10 percent less owing to parcel and lot size variations. - 58 - �Currently, there is one elderly housing facility in the City - Senior House, a new 112 unit congregate care establishment on West Road south of Pontiac Trail. There are three pending proposals for senior citizen housing: 1. Westminster Village, west side of Haggerty Road between Ten Mile and Nine Mile Road . 2. South Pointe, south side of South Lake Drive between Novi Road and West Road. 3. Pineview Adult Condominiums, west side of Novi Road, between Nine Mile and Ten Mile Roads. Considering housing purchase or rental costs, there concern for more affordable housing for the elderly. is an increasing Alternative means to achieve such housing should be further explored and strategies developed for financing. Future Housing Mortgage Trends With increasing mortgage interest rates in Fall of 1987, the biggest impact is on residential housing. Purportedly a one percentage point or more knocks 9 out a part of the market that does not qualify for mortgage. Principal impact is on sales of 11 starter 11 homes and modestly priced housing. justable mortgages will soften rising interest rate's impact. has also discouraged investment shelters in multiple Availability of adThe new tax law housing developments. Warning signs in health of the home building industry would be steep discounts in home prices and offers to subsidize interest rates through "creative financing." Implementation To implement goals and objectives of the Housing & Density Study, several amendments to the City's Zoning Ordinance and Master Plan have been effected and other revisions proposed. 9 In early 1987, densities for RM-1, The Wall Street Journal, October 9, 1987, p . ,. - 59 - RM-2, and �RM-1 /PD-1 were reduced in the City's Zoning Ordinance. As reference, these changes are reflected in Table 18 which show the new standards and the former standards. Exempted from the density and maximum percent of dwelling unit types were senior citizen housing which is regulated under the SCH special land use Ordinance provisions. Further, multiple dwelling and cluster housing structures were required to set back further from interior lot lines ( 75' vs. 30 1 ) and provide at least a 45 degree building orientation to such lines. Also in 1987 densities for cluster housing were reduced to those for conventional single family detached homes (e.g"I 3.3 units per acre in R-4 zones). In October 1987 similar reductions to these densities was effected for Open Space Subdivisions and Residential Unit Developments (RUD). Pending are further amendments to introduce Open Space Subdivision and RUD options into the R-A District classification. In September 1987, the City Planning Commission initiated a series of area-wide rezonings to apply lower residential density district classifications in outlying parts of City with limited City infrastructure and services, reflecting on the City's Philosophy Statement to guide residential development having a distinct character and recognizing creative use of natural features. The net effect of these Ordinance changes is to lower densities City-wide and encourage more spacious housing sites. Through this policy preservation of woodlands, wetlands and other environmental resources is expected to be furthered and the City's Philosophy Statement followed. Summary The present state of housing development in City of Novi reflects a strong market for single family detached home subdivision development and apartment and condo units. property remains. Little vacant multiple family zoned or Master Plan designated Possible new PUD and residential unit developments may occur. Most of the 47 percent of the City's vacant residentially zoned area is currently planned for low density housing and, based upon the proposed Residential Density Plan, would accommodate about 12,303 dwelling units. - 60 - �TABLE 18 ZONING DISTRICT DENSITIES CITY OF NOVI, MICHIGAN Zoning District Permitted Stories R-A 2-1/2 R-1 2-1/2 R-2 Dwelling Unit Size (Bedrooms) Room Count Maximum Density DU 1 s/gross acre New Former Ordinance Ordinance Maximum Percent of Dwelling Units New Former Ord. Ord. - 0.8 1.0 (1 acre) - - - 1.65 1.65 (1/2 acre) - - 2-1/2 - - 2.0 2.0 (18,000 sq.ft. - R-3 2-1/2 - - 2.7 2.7 (12,000 sq.ft. - R-4 2-1/2 - - 3.3 3.3 (10,000 sq.ft. RT 2-1/2 - ,_ 4.8 4.8 (7,500 sq.ft.) - - 1, 2 (35 1 max.) Efficiency 1 21.8 28.1 5% 1 BR 2 10.9 14.1 20% - 2 BR 3 7.3 9.4 - - 3+ BR 4 5.4 7.0 - - Efficiency 1 62.2 - 10% - 1 BR 2 31.1 48.4 33% - 2 BR 3 20.7 32.3 - - 3+ BR 4 15.6 24.2 - - RM-1 RM-2, RM-1/ PD-1 3, 4, 5, (65 1 max.) *Ordinance No. 84-18. November 1987. Compilation by Brandon M. Rogers & Associates, P.C . , - 61 - 10% �More specifically, based upon the proposed density plan and assumption of likely housing types, it is forecast that the following housing mix under the ultimate holding capacity for the City would be : Single family detached houses - 13,307 ( 46.4%) Multiple dwelling units - 13,376 ( 46.6%) Mobile home units Total 2,000 7.0%) 28,683 (100.0%) It might be noted that based upon ( 1) the present existing mix of 4,997 single family homes and 5,960 multiple and mobile home units, and ( 2) the current ( 1987) projects for 1,641 new single family lots in proposed subdivisions and for 3,837 condo and apartment units, it may be seen that single family homes, not counting Sandstone PUD's single home detached condo units, would comprise about 40 percent of total housing stock. The Housing and Density Plan reflects a concerted effort to plan a variety of residential densities in the City compatible with available and expected infrastructure, protection established policies. development Further, the Plan patterns and provides for City a woodland/wetland basis for graduated lowering of densities from central parts of City to outlying parts of the City. This partial "concentric ring" theory supports transitional land use planning objectives and deters leap frog development. vehicular traffic especially those The overtaxing of roads with that are unpaved, the allowance of high density developments in outlying areas that may cause increased land assessments for adjacent properties, and untimely utility requirements seems unwise. A planned residential environment, reserving areas for home sites of varying sizes and style, while preserving the natural beauty and resources of the City, seems highly advisable. This is the recommendation of the Housing and Density Plan. Novi is a balanced community with all types of housing accommodation, more so than most Oakland County localities. - 62 - Its appearance today is one of �well kept, spacious single family subdivision and new apartment/condo developments. While recent survey statistics reveal that multiple housing units and mobile home units comprise 55 percent of all City dwelling units ( 1986), they occupy only 3. 6 percent of City's land area ( 736 acres) versus the area used for single family home use of 2,193 acres (10.7 percent). housing opportunities for all In truth, Novi has life styles and seeks to maintain high quality development standards to assure quality, well designed housing facilities. - 63 - �TRANSPORTATION PLAN* Introduction A transportation system provides a means to move people and goods among various geographical areas. Because transportation has a significant impact on economic conditions, environmental quality, energy consumption, land development, and the overall quality of life in a community, it is critical that future transportation needs and problems be anticipated and that a plan be prepared to solve these anticipated problems. The relationships between transportation and other influencing factors are illustrated in Figure 1. The interrelationship between transportation and the overall "well-being" of a community makes it necessary for transportation to be part of the overall master plan. The transportation network should be designed to support the goals of the City of Novi and the growth and development described in the Master Plan. The interrelationship between transportation and other community functions can be further described by examining the many purposes and functions _of roadways. The primary purpose of roadways is to move vehicles. Roads and their associated rights-of-way provide locations for public utilities including water, sanitary sewer, storm sewer, gas, electrical power, and telephone lines. Public services such as police, fire, and emergency rescue rely on the safe and adequate provision of roadways. Streets also provide opportunities for land- scaping, public art, and monuments. In many communities, there is a historical significance to the arrangement of streets, and the street pattern impacts the character of the community. The original plan for Washington, D. C. was created by a French national who was greatly influenced by a vision of the United States as a great industrial nation with a strong centralized federal government. He positioned the Capital building in a prominent location, with a radial plan of boulevards and roadways. The Capital building became the dominant feature and hub from which all major roadways began. *This Chapter prepared by Barton-Aschman Associates, Inc. - 64 - �FIGURE 1 RELATIONSHIPS BETWEEN TRANSPORTATION, LAND USE, THE ECONOMY, AND THE ENVIRONMENT t-----~. . ' ... PEOPLE ~ _T_H_E_E_N_v_1_R_o_N_M_E_N_T..... - - -, +I ' I 1THE ZCONOMY I I I I ' ' ,...., .......... ~ - - - - - - - - - - \ \ \ I CONSUMPTION OF NATURAL RESOURCES t '\ + ) I I I I HUMAN USE OF LAND I I I . \ \ \ \ TRAVEL -DEMAND I I I I I I I I \ I I I____ ~ I I E_N_E_R_G_Y_U_S_E_D_~ - - -- , -ACCESS -COST t I ~----------------- I I I I ._P_O_LL_U_T_1o_N_&_w_A_s_T_E_~~--------J I -I I I I I IMPACTS ON PEOPLE f---L- ➔ IMPACTS ON THE ENVIRONMENT ___ _. SOURCE : BARTON-ASCHMAN ASSOCIATES, INC. SOUTH FLORIDA REGIONAL PLANNING COUNCIL - 65 - �The layout of the City of Novi is influenced by the Ordinance of 1785, which established a land survey system to give settlers moving west of the Appalachians a definite description to their land. congressional townships each six miles square. The area was divided into Each township thus contained thirty-six square miles and each one square mile was called a section. The establishment of townships and sections not only made land identification easier, but it also roadways along section lines. provided a logical system for the provision of Consequently, the major roads in Novi represent a grid pattern generally following section lines. Major east-west roads are referred to as Mile roads (e.g., 8 mile, 9 mile, etc.) and major north-south roads have individual names (e.g., Novi Road, Haggerty Road, etc.). Functional Classification of Roadways Because of the prominence of certain roadways, their physical condition, and the overall land-use pattern in American cities, automobile traffic tends to be concentrated on certain roadways. on about 20 percent of the roads. On average, 80 percent of travel is done In order to set priorities for funding certain roads with the highest volumes, transportation professionals established a road classification system. Although there is some variation in the classification of roadways, they are typically divided into roadways that carry local traffic and roadways that carry through traffic. function. Through roadways are further divided according to their The distinction between local and through traffic is made because of the substantially different kind of street required to serve both types of traffic. To eliminate conflicts between these two levels of traffic carriers, it is desirable to separate them as much as possible. The overall traffic circulation system that contains both levels of carriers must be carefully integrated in order to function successfully. A balanced circulation system will, therefore, contain these two basic types of carriers: local and through streets . Moreover, due to variations in traffic flow, can be several types of through streets. there Figure 2 illustrates cross-section roadway standards, and the most common roadway types are summarized on the following pages . - 66 - �27 ' - 32' 60 ' LOCAL STREET 36'- 44' 86' COLLECTOR STREET FLUSH MEDIAN 22 '- 36' 22 ' - 36 ' 120'- 150' ARTERIAL 33'- 36 ' 24'- 60' 33•- 36 ' 120·- 180' j MAJOR ARTERIAL FIGURE 2 CROSS SECTION ST AND ARDS - 67 - b BARTON -~MAN ASSOCl.(TES, NC. �Freeways A freeway is designed to handle large volumes of traffic moving at high speeds over long distances or between urban areas. Experience has shown that this demand often cannot be met by the addition of lanes to existing major thoroughfares. Hence, the provision of a freeway often is the only answer to the problem of overburdened thoroughfares. by the elimination of all at-grade frontage of access. Points intersections entrance maximize roadway capacities. Its capacity is increased greatly and exit and all driveway are carefully cuts for controlled to These are the major elements of a freeway, and these design factors have made them considerably safer than arterial roadways. Maior Arterials On major arterials, service to through traffic movements. abutting land is subordinate to major This class of streets provides for movement of large volumes of traffic over long distances. Major arterials connect the city with surrounding townships, cities, and major activities centers. This type of facility provides for trips exceeding one mile and typically carries traffic at higher speeds than other arterials. Major arterials are distinguished from other arterials because most major arterials have a median to separate traffic flows and access is controlled. These streets have four or more lanes and typically carry 25,000 to 40,000 vehicles per day. Pavement widths vary, but a 180-foot right-of-way is necessary for a six-lane divided roadway. The major arterial replaces 180-foot 11 the previous right-of-way. thoroughfare 11 classification 11 major Their 11 new to the Thoroughfare Plan. thoroughfare" term because we believe it function - a major is 11 designation arteriaP' more was accurately and it requires selected to describes the It a replace road's artery 11 in the road system - and it is also the term more commonly used among transportation professionals. Freeways, major arterials, arterials, and minor arterials are all referred to as thoroughfares. The previously designated 150-foot right-of-way has been replaced by 180 feet because 150 feet is too narrow to adequately accommodate six lanes and a median capable of accommodating U-turning and utilities. - 68 - �Arterials Arterials and minor arterial roadways replace the previous 11 thoroughfare 11 category, and they both retain the 120-foot right-of-way requirement. Arterial roadways provide continu ity over long distances and typically carry 10,000 to 30,000 vehicles per day. These roads serve through traffic volumes; however, they also provide access to abutting property and minor intersecting streets. Some access control is desired including minimizing curbcuts and providing parallel marginal access roads where strip commercial development is proposed. Arterials carry traffic from collectors and minor arterials to major activity centers (e.g., Twelve Oaks Mall), freeways, and other township and cities. Some arterials only have two lanes; however, most require at least five lanes. Minor Arterials The minor arterial street system interconnects with and augments the arterial/major arterial street system. It accommodates trips of moderate length at a somewhat lower level of travel mobility than arterials. Minor arterials are typically spaced two miles apart and they provide access to smaller geographical areas within the City. Although minor arterials may also serve as collectors, they generally carry higher volumes of traffic over longer distances, and permit movement from one section of the City to another. These streets typically carry from 5,000 to 15,000 vehicles per day, although some segments may have higher volumes. arterials. Residential lots are generally not given direct access to minor Several section line roads in Novi that are not completely extended, not fully improved, or located in less developed areas of the City are minor arterials . The major reason for distinguishing between arterials and minor arterials is to recognize that all mile (section-line) roads do not function equally. Haggerty Road for example, is an arterial that extends well beyond the City limits . Trip lengths of two miles or longer are common, serves various commercial developments. and the road also Meadowbrook Road is a minor arterial that does not extend beyond the City limits and is paved for only four miles. The road complements Haggerty Road and Novi Road ( another arterial) by providing an alternate north-south route that connect Eight Mile and Twelve Mile Road; however, it is clear that its function is considerably different than Novi and Haggerty Roads, which are arterials . - 69 - �Collector Streets The collector street system provides both land access and traffic circulation within residential neighborhoods and commercial and industrial areas. The purpose of a collector street is to collect vehicles from the local subdivision streets and Collector distribute streets can them also to either local provide internal destinations or to an arterial. circulation and access to non- residential areas such as industrial parks and major shopping centers. One of the major benefits of providing a collector street system through a subdivision is to minimize the number of curbcuts on arterials. When designed properly, local streets funnel traffic onto collectors which in turn distribute traffic to arterials. Without collector streets, several local streets would have curbcuts onto an arterial where one collector street curb cut would suffice. Also, collector streets permit the efficient movement of traffic through large subdivision, and the 36 feet of pavement permits through traffic to bypass left turning vehicles. 11 Industrial" collectors have been renamed "nonresidential" collectors in order to show that the street has the same function regardless of whether it serves commercial or industrial uses. 11 spine 11 Typically, nonresidential collectors are roads extending through commercial development. The provision of these nonresidential collectors also minimizes the need for curbcuts on arterial roads. Local or Minor Streets The sole function of local streets is to provide access to adjacent land. These streets make up a large percentage of total street mileage of the City, but carry a small portion of the vehicle miles of travel. Local neighborhood streets and industrial district service drives should provide access to collector streets or to longer distance through routes, but in such a manner that through traffic is not encouraged to use the minor streets as a shortcut route. The paving width generally varies from 28 to 32 feet and the right-of-way required is 60 feet . - 70 - �Scenic Drive This is a new road classification that has been created to reflect the environmental and natural features of certain roadway segments. that these roads will remain two-lanes wide; It is intended proposals for paving of scenic roads would be evaluated on a case-by-case basis and would be permitted only if environmental concerns were addressed. By maintaining the roads with gravel surfaces, through traffic will be encouraged to seek alternative roads designed for higher volumes. Marginal Access Roads These roads are generally considered local in function and are designed to relieve numerous traffic turning movements from major collector and arterial roadways. These minor roads are usually parallel to through streets, and they provide access to abutting properties. the thoroughfare is provided Access to the marginal access road from periodically at strategic locations. Access to adjoining land-use is then made directly from the marginal access road. The pavement width of a marginal access road is typically 22 to 24 feet and the right-of-way is 30 feet. Table 19 contains the City of Novi street and road right-of-way width requirements. The right-of-way requirement for arterials is typically from 120 feet to 150 feet. TABLE 19 CITY OF NOVI STREET AND ROADWAY RIGHTS-OF-WAY MINIMUM WIDTH REQUIREMENTS* Street or Roadway Type Major Arterial Arterial/Minor Arterial Collector Minor (Residential) Boulevard (Collector) Boulevard (Minor) Industrial, Commercial, and Office Street** Marginal Access Road Scenic Drive Type R.O.W. Width Typical Pavement Width 180' 120' 86' 60' 100' 86' 70' 30' 66' *See City of Novi Design and Construction Standards for details. **Nonresidential Collector. - 71 - Varies Varies 36' 28' 28' 24' 36' 22' NA �The planned integration of the various street and roadway types and the manner in which they should work together to make up an efficient street system is illustrated in Figure 3. Existing functional classifications as shown on Map 4 are based on a roadway's existing function, and may not reflect the Master Plan or right-of-way, which are intended to reflect future conditions. Existing thoroughfares are listed in Table 20. TABLE 20 EXISTING THOROUGHFARES North/South Thoroughfares Major Arterials None Arterials Haggerty Road Novi Road Eight Mile to 14 Mile Eight Mile to 13 Mile Minor Arterials Meadowbrook Road Decker Road West Road Beck Road Taft Road Eight Mile to 12 Mile 13 Mile to 14 Mile Beck to Pontiac Trail 8 Mile to 14 Mile 8 Mile to Grand River East/West Thoroughfares Major Arterials None Arterials 8 Mile Road 10 Mile Road Grand River 12 Mile Pontiac Trail Haggerty to Napier Haggerty to Napier Haggerty to Wixom Haggerty to Beck West Road to Beck Minor Arterials 9 Mile Road 13 Mile Road 14 Mile Road Haggerty to Novi Decker to Novi Haggerty to East Lake - 72 - �FREEWAY Freeways are high capacity, high speed roadways that provide limited access to the surface street network. All at~de intersections are eliminated. so that traffic is permitted. to flow freely. Right-of-way requirements are usually JOO feet or more. I .e .o . . • fNOUSTRIAl DISTRICT ... ' - - - - ': MAJOR ARTERIAL • CITY L I M ; T L ... J Major arterials are dividerl roadways that carry large volumes of traffic over loo;; distances. 'lhey connect the city with major activity centers an:i sur:rourdirq cities an:i to.-mships. Pavement width: 4 lanes minll!llllll • . Right-of-way: 180 feet (typical). ARTERIAL Although arterials may also serve as collectors, they generally carry higher volumes of traffic over lon;;er distances, an:i permit rrove.'llent from one section of the city to another. Pavement width varies. Rightof-way: 120 feet. COLLECTOR STREET !N OUS TRIAL MAJOR ARTERIAL Their purpose is to collect vehicles from the local su!:xilvision streets an:i distrihlte them to either their local destinations or to an ar...erial. Pavement width: 36 to 44 feet. Right-of-way: 86 feet. DISTRICT MAJOR ARTERIAL LOCAL STREETS The function of local streets is to provide access to abutting property. These streets comprise a large percentage of total street mileage, but carry a small porti_on of the vehicle miles of travel. Pavement width: 28 to J2 :eet:. Right-of-way: 60 feet. COLLECTOR STR.EfT COLLECTOR STREET FIGURE 3 ROAD SYSTEM CONCEPT - 73 - BARTON ·.bSO-!MA.N ASSOCIATtS.H:. �() _) CO M M E R CE T W p C I T 'I' WALL CD ► '! \ " '--,--- W AL L E 0 0' CO MMERCE TWP LAlfC ~ ~ ~- 9 ·~ I I CI I I TY ' L ----- [.±-:.. _c ~ 111 . r:!=lbm-rd 120 1 f 19 I 2 0 ► L -+ C - 30 -1 f .321 +--···-, .,,, l I 1 1 ·-·-·-'-···-I ·-·-·-·-·-·- _,_,_c___ N O R T H V1 L L E T O W N S H I P i 1 ~-·-·--·-·-·-·-··-·-·-·-·-·-·-·-·-·-·-·-·-·l._,_,,,~-" NORTHVILLE TOWNSHIP LEGEND •---• •-•-•-• lhUDllllm llimMltl .... freeway arterial minor arterial major collector EXISTING ROADWAY FUNCTIONAL CLASSIFICATION CI TY OF NOVI MICHIGAN I BRANDON M. ROGERS & ASSOC IATES , P.C. community planning consultants BARTON • ASCHMAN ASSOCIATES. INC . traffic conu1llonh OCTOSE R, 1987 4 �... Land-Use Relationships There are several rules to follow when planning for land-use and transportation facilities so that future development is in accord with the transportation system . The direct impacts of land-use and transportation facilities on a community can be explained by examining the relationship between roads and adjacent land uses. As Figure 3 illustrates, residential property . local streets provide direct access to abutting Typically, local streets are either short in distance or curved and winding so that through traffic is discouraged. Collector streets collect and distribute traffic between major thoroughfares and local streets. Trip lengths · on these roads are typically less than one mile. Residential uses should not have direct access onto either collector or arterial roadways. Because all classes of arterials play a significant role in moving traffic through the City, commercial access must be controlled. The location of strip commercial centers with numerous access drives to thoroughfares has a significant impact on the flow and speed of traffic on thoroughfares. Numerous curbcuts slow traffic because of continuous left and right turns in and out of commercial establishments, and excessive turning presents a safety hazard. Solutions to this problem call for one or two high capacity access drives leading to larger commercial establishments or marginal access roads that separate turning traffic from through traffic. The land-use/transportation relationship is also evident when examining the impact that transportation improvements have on land development. This impact depends on the location of the improvement, how much additional capacity is added to the system, and the speed at which the system operates. The impact on land-use will also be greatly influenced by the extent to which new transportation construction creates economic development opportunities. An example of the above would be the construction of a new four-lane roadway through the City. If this road was a highway with access limited to one or two points in the City, land-use implications may only be realized near those access points . If the road was an arterial - 74 - roadway, land-use impacts �... would be controlled by such factors as 1) the availability of land, 2) the cost to acquire the land, 3) the cost to develop the land, 4) whether the new road connects adjacent land to major activity centers, 5) the attractiveness of areas in the City served by existing facilities, and 6) the availability of other public facilities. The overriding factor will be whether real estate market conditions are favorable for development. Thoroughfare Volumes and Capacities A good thoroughfare plan can only be prepared after a comprehensive study of existing traffic conditions is complete. Barton-Aschman Associates, Inc. collected all available traffic counts on roadways within the City of Novi from state, regional, county, and City sources. Traffic counts were also taken by Barton-Aschman and City of Novi Department of Public Works ( DPW) staff at various locations so a screen line study could be done. This section will describe the data collected, trends observed, and the relationship of traffic volumes to roadway capacity. Existing Roadway Volumes A screen line traffic study involves drawing an imaginary line around an area, counting traffic on roadways that cross the line, and using the data to determine how many vehicles enter and exit the area during a given period of time . Periodically repeating the screen line study can provide the information needed to establish growth rates of a given area and general travel patterns. In early November 1986, Barton-Aschman Associates, Inc., with assistance from the City of Novi Department of Public Works, collected screen line traffic data in the City of Novi. The results are illustrated on Map 5 and Table 21 . Map 5 shows the directional distribution of traffic in Novi. Almost one-half of the weekday trips entering and exiting the City are to and from the east. This is because of the proliferation of employment and population east of the City. - 75 - �NORTH 16% CITY OF COMMERCE TWP. w A LL ED L.;.,A...;K~E....,,--_c_o_M_M_E_R_c_E__T_W-,P. Q'- FOURTEEN (/) ..J..J MILE :i: z a: UJ UJ :.: 0 t0 0 Z u THIRTEEN MILE v---~--7----- >- I I t- u ( > 0 ---,I z CITY OF WIXOM er UJ a. < jz ~, J WEST 19% z I I I _ a: ~ : l5 le ~ ~ u ~ :c I MILE ~ c:i I - 96 :.: u UJ co I_ 0 a: t- I EAST u. < t- ~ l---------1----+------t--T.:..::.E:.:.N...;M.:.;_l;.:L;.:E_t-_""1[--l-----~ t- ~I c:i (/) ..J er 0 a: z ,,~~ ~ _ _ :c :.: co u. 0 3: ► 0 CITY OF NORTHVILLE t- 0 u < w == CITY OF NORTHVILLE ~ er u. er co :.: z < 0 0 Qi UJ I0 er 1-.....:.N.:.:.l:.:N.::E...:.;;M~IL::.::,E_!--~'-----::-:;-t------0 u 0 0 < c:i _ ::! :c er z w 0 0 ..JI t- ► > 49% EIGHT MILE CITY OF NORTHVILLE SOUTH 16% DIRECTIONAL DISTRIBUTION OF TRAFFIC - 1986 b BAATON·ASOiMAN ASS00ATES. INC - 76 - 5 �• TABLE 21 WEEKDAY DIRECTIONAL DISTRIBUTION - 1986* P.M. A. M. 24 Hour Estimate Total OUT Directional IN OUT Total IN OUT Total IN South (%) East (%) North (%) West (%) Grand Total 13. 7 34.1 23.0 29.2 100 17.2 63.0 8.8 11.0 100 15.5 48.5 16.0 20.1 100 17.4 53.9 13.5 15.2 100 16.1 42.7 19.8 21.4 100 16.8 48.4 16.6 18.2 100 15.6 48.9 16.6 18.9 100 16.4 48.4 15.7 19.6 100 Grand Total # of Veh. 6,627 6,570 13,197 8,944 8,667 17,611 100,367 93,757 194,124 16.0 48.6 16.1 19.2 100 *Does not include perimeter roads: Haggerty, 14 Mile, 8 Mile, Napier and Pontiac Trail. Table 22 provides more detailed information regarding weekday directional distribution. The peak hour volumes are based on actual counts, and they show that approximately 13,200 vehicles enter and exit Novi during the A.M. peak hour (7:15 to 8:15) and 17,600 enter and exit during the P.M. peak hour ( 5: 00 to 6: 00). With the exception of the east counts, the 24 hour figures were estimated by applying a conversion factor to the P.M. peak hour count. The 24 hour counts show that approximately 100,400 vehicles enter and 93,800 exit Novi each weekday. This does not include vehicles on the following peri- meter roads: 8 Mile, Haggerty, 14 Mile, Pontiac Trail, and Napier. Only those vehicles traveling on 1-96 that enter or exit at Beck Road or Novi Road are included in the count. Table 4 represents a compilation of 1986 traffic data within the City. In a few cases, 1984 and 1985 counts were increased by appropriate growth rates to obtain estimated 1986 counts. Also, some ADT counts were determined applying a multiplier factor to an actual peak-hour count. by The Table specifies the link, 24 hour volume, A.M. peak hour volume, A.M. level of service, P.M. peak hour volume, and P.M. illustrates the P.M. peak hour level of service. peak-hour levels of service. average daily traffic volumes P.M. volumes, respectively. Map 6 graphically Maps 7, peak-hour volumes, 8, and and A.M. 9 show peak-hour Map 10 shows existing number of lanes and traffic signal locations. - 77 - �"( Table 22 OOMMAY VOLUMF.s AND LEVELS OF SERVICE - 1986 A.M. Peak Hour Roadway Se;poo.nt 24-Hour Volume Volume NB SB Total A.M. Level of Service* NB SB P.M. Peak Hour Volume NB SB Total P.M. Level of Service* NB SB Source of Counts -Haggerty --.J co 8 Mile to 9 Mile 9 Mile to 10 Mile 10 Mile to Grd. River Grd. River to 12 Mile 12 Mile to 13 Mile 13 Mile to 14 Mile 24432 26926 19945 20611 26975 27973 Meado.vbrook 8 Mile to 9 Mile 10 Mile to Grd. River Grd. River to 12 Mile 9311 7700 7663 830 992 796 952 717 717 832 832 622 1321 668 1419 1822 1748 1434 1664 1943 2087 B B C B A A A F F 448 173 232 720 439 418 B B B B B B 11497 348 256 14358 539 397 16213 553 510 21483 838 773 25700 446 1702 40200 1001 1411 26600 678 1292 21765 406 1284 604 936 1063 1611 2148 2442 1970 1690 A A A A 272 266 186 B B F 951 951 1049 1050 754 755 1060 1060 1260 876 1285 893 1902 2099 1509 2121 2136 2178 510 539 435 1046 982 515 499 601 578 715 715 10411041 839 1629 2015 1859 1479 1066 1402 824 1014 1199 1431 2082 2468 3875 2545 2226 536 443 489 924 B B C F F c:x::RC c:x::RC c:x::RC c:x::RC B B C C OCRC OCRC B B B B C B Novi Novi Novi A B B A c:x::RC/BA c:x::RC B C B E OCRC OCRC D E E D C BA BA BA c:x::RC D E F Novi 8 Mile to 9 Mile 9 Mile to 10 Mile 10 Mile to Grd. River Grd. Rvr. to EB 96 Rmp. EB 96 Rmp. to WB 96 Rmp. WB 96 Rmp. to W. oaks W. oaks to W. oaks II 12 Mile to 13 Mile East lake Drive 13 Mile to 14 Mile B B C C D C D D D F A B E F A 8103 128 521 649 C 571 282 853 D Novi/BA 9790 217 438 655 C 522 360 882 D BA Decker 13 Mile to 14 Mile * Level of service applies to through volumes only am does not reflect total intersection delay. c:x::RC - oaklan:i County Road cammission, Novi - City of Novi, BA - Barton-Aschman Associat~s, Inc. WCPS - Wayne County Office of Public Services, SEMcxx; - Southeastern Michigan Council of Governments . �( Table l2 (Cont'd) OOAI:MAY VOLUMES MID LEVELS OF SERVICE - 1986 P.M. A.M. A.M. Peak Hour Roadway Segment 24-Hour Vol1..1ma Vol1..1ma NB SB Total level of Service* NB SB P.M. Peak Hour Vol1..1ma Total NB SB Level of Service* NB SB Source of Counts Taft Galway to 9 Mile 4307 137 168 305 B 220 168 388 B BA 8 Mile to 9 Mile Grd. River to I-96 2450 6760 108 167 111 362 219 529 A 129 266 121 343 250 609 B BA BA Beck Roadway --..J I.O Segment Vol1..1ma WB EB C Total WB EB C D 8 Mile Road Haggerty to Meadowbrook 22467 Meadowbrook to Novi 13579 Novi to Center 14692 517 1349 287 748 279 731 1866 1035 1010 A 9 Mile Road Haggerty to Meadowbrook 13788 Meadowbrook to Novi 8043 Novi to Center 3893 242 445 86 918 267 74 1160 712 160 A 10 Mile Road Haggerty to Meadowbrook 16188 223 Meada,..,brook to Novi 11500 226 Novi to Taft 10124 329 Taft to Beck 8825 278 Beck to Napier 6925 94 887 274 402 340 412 1110 500 731 618 506 WB EB Total C WB EB 788 2164 400 1079 407 1117 D C B WCPS A B 1376 697 710 B B WCPS WCPS 958 376 365 466 1424 403 779 102 467 E D B A A F A A A B A A A B 1236 692 596 596 412 D A A A A A B B B A A 395 490 414 414 140 1631 1182 1010 1010 552 B A A A Novi Novi Novi Novi OCRC SEMax; SEMO:Xi BA * Level of service applies to through volumes only arrl does not reflect total intersection delay. . �( Table 22(Cont'd) IO~Y VOLUMES AND LEVELS OF SERVICE - 1986 A.M. A.M. Peak Hour Roadway Segment Grand River Haggerty to Meada.Jbrook Meada.Jbrook to Novi Novi to Taft Taft to Beck 24-Hour Voltnne Voltnne WB EB Total Ievel of Service* WB P.M. Peak Hour Voltnne EB Total P.M. Level of Service* EB WB EB 567 450 628 606 526 1093 420 870 507 1135 490 1096 A B B A A B 519 742 463 834 1353 325 1067 346 809 A B B A A B WB Source of Counts 12929 10225 12923 12203 347 250 279 306 502 359 394 440 849 609 673 746 A C B A B 12 Mile Road Haggerty to Meada.Jbrook 14718 Meada.Jbrook to Novi 11292 Novi to Beck 8630 515 156 118 339 672 498 854 828 616 A B B A A B 13 Mile Road Novi to Decker 13364 605 251 856 D 411 793 1204 D EA 3738 56 232 288 B 207 113 320 B Novi/EA 7636 118 556 674 C 472 216 688 C EA Beck to West 9990 320 452 772 C 482 395 877 D OCRC S. lake to Pontiac Trail South lake to Beck 5600 2308 117 119 286 66 403 185 B 339 74 163 166 502 240 C A A EA EA A Novi OCRC Novi OCRC Novi OCRC/EA OCRC/EA (X) 0 South lake West to Novi 14 Mile Road Decker to Haggerty Pontiac Trail West Road * Level of service applies to through voltnneS only am does not reflect total intersection delay. . �() ) CO MM E R C E ) C I T Y W ALL E D 0' L AK E C O M M E R C E T W p ,, WALLED C 1 T LAKE Y ~ ~f F 19 l" t • ~12ar .. 2:( 1? I '30 , 129 iS11 c-ffll1 I I 128 ' ~fr, - - ----, i -{__ I I- 3J N ORTHVILLE T O W N S ti I P N O R T H VILL E TO WN SHIP LEGEND LEVEL OF SERVICE Le1v•l s o f Se r.vlee a r a for through volumes 01'\ly and do no t re f lect de lay experienced Hy l e ft a nd ri ght tu r ne rs, A B c @~ D ~ E ~1~~:;:;:;:;:;::i::❖'.: F If?'~ 2 For north-south road s , t he pattern on the right r e pres e nts the level of Service for northbound traffic end t he pattern on the l e ft Is for southbound t raffic. For east- west road s , the pattern on the bottom Is for eul:boun<j traffic. and the pattern on the top Is for westbound traffic . P.M. PEAK HOUR LEVELS OF SERVICE 1986 CITY OF NOVI MICHIGAN I ..... BRANDON M. ROGERS & ASSOCIATES , P.C. community planning consultants BAATON · ASCHMAN traffic consultants OCTOBER , 1987 ASSOCIATES , IN~ \J �(J . I I I I I_ I 8825 - - NIN MIL ------{"399 ,· , :,.,,, ~ AVERAGE DAILY TRAFFIC VOLUMES - 1986 IWfTOH-ASC>il.U.H 4SSOOAnS. N:. MARCH 26, 1987 7 - 81 - . �CITY OF tJM.P, W AL 8 7 7 _.,. ,, ......j---~_,,- '&9 C E ~ TIAC TR~-, It) CO 2-,~ 0 WAL A. " " '<,, ... (.J ,w-_..__ c-.. I I I I I_ I c:iO a: ¥ It) N u w m CITY OF NORTHVILLE - , 936 P.M. PEAK HOUR TRAFFIC VOLUMES - 1986 BARToH·ASOiMA,~ ASSOO.l.rES. N:. FEBRUARY 24, 1987 8 - 82 - �(J 0 : CITY OF W OM ----~~& 600 ,~ ~ _ _,,,,,,----\__ ci CJ> a: N - ::.: 1~ u --------w a:i CITY CITY OF NORTHVILLE A.M. PEAK HOUR TRAFFIC VOLUMES - 1986 BAR'TON·AS04MAH ASSOCW'ES. N:. FEBRUARY 24, 198 7 9 - 83 - �) ) C O M \I E R C E ) C T W ' I T 0' '( W A L L [ 0 L A I( E CO MM ERCE ~ L 4 WALL£ D ~ dU 1 ~ LAKE - .,\ . I II N ll 7]]' . 9 _____, ~ r ..,_ .,,,., "''I .L . 0' ,L. ~ ' W • XO " r 1 '" "' .... , I , ' -- jr 1 I I rr-'. t I ~ ~~'~111 7!II ' I W I L . I I ~- - - -..,,_ "' T '",--..r .r • .r j fo ~ 18 I I >~ J i . ,- 1 1 . . I t-'""~ ,' -----=••.......~ ,I M t .\ r- , •• .. ... ; 1- r I I ~ I L.. ~ T I G~ 'T . II r II \1\.•...• I? J'r~;;;pj--. I' 1 I~ I I , 1 I l -1 T W p LI:;j"•••-r• 1 t • I ,;,.- ._ _ >=-... '" I • •=•• '-•• ' ~r ,- , I / t- / I Ii l --4---r \,"(3 . ....... "'""•-=~--..,_ ...._ I ' ..._ I f VJl! _J~; ............~, ._j ~ _J ~ i 21 19 :1¼-1rr ·'.tifr r:,,,1 {J. ;;$ii:) ... . . ,, . ' .,..~ ~_;1 r - ': ff I ~:·; Iii ~ 7 !" r rH• St- -'-.... I E ·-::: ,- r7':"': f- T ' ~1I L .r 28 29 30 ~ /71 /~ LJ~~ . ' '1 _[ 1 I ~J-1/-LJ ,- ~ T - T ---. ~ I r t r3, 32 . NORTHVILLE I ~ ,.•.; .... I N 0. R T f ]_j H I/ I L L £ T O W N m~--r S H I P >)- I ------···········@····· 1 l---------------4''-- i " 0 • T H V I L L E h'"i I TO W N S H I P LEGEND NUMBER OF LANES (PAVED) ■ ■ ■■ ■ ,lght IIHIIINft■H 1ia ■■ Ill ,_, ••-•• 1hr•• fin 0 ,;•"·' UC under cons truc t ion ( mo ior roodwoy1 only ) ~ EXISTING TRAFFIC LANES & SIGNALS CITY OF NOVI MICHIGAN I BRANDON M. ROGERS & ASSOCIATES , P.C. commun i ty plonning consultant ! IARTON · ASCHMAN ASSOCIATES , INC . !raffle contulrantt O CTOBER , ~98 7 10 �-. The A.M . and P . M. peak hour levels of service shown in Table 22 and illustrated on Map 6 were determined according to two different methods. For signalized roadway segments where signals are spaced two miles apart or less, the urban/suburban arterial methodology contained on the Highway Capacity Manual ( Special Report 209) by the Transportation Research Board was used. Levels of service are described in Table 23. The levels of service for two-lane paved roads without signals or with signals spaced greater than two miles were based on the categories shown in Table 24. The capacities were also obtained from the Highway Capacity Manual ( Special Report 209). TABLE 23 SIGNALIZED ARTERIAL LEVEL OF SERVICE Levels of Service Average Travel Speed (MPH)* > 35 A Free-flow operations Reasonably unimpeded operations Stable operations Variable delay Significant approach delay Extremely low speeds > 28 B > 22 > 17 C D > < E F Description 13 13 *Travel speed for arterial with typical speed of 40 mph. Source : Highway Capacity Manual (Special Report 209). TABLE 24 UNSIGNALIZED TWO-LANE ROAD LEVEL SERVICE Level of Service A B C D E F Source : 24-Hour Volume Peak Hour Volume < 2,400 2,401- 4,800 4,801- 7,900 7,901-13,500 13,501-22,900 > 22,000 < 240 241- 480 481- 790 791-1,350 1,351-2,290 > 2,290 Highway Capacity Manual ( Special Report 209) - 84 - �-. Signalized arterial level of service is defined in terms of average travel speed of all through vehicles on the arterial. It is strongly influenced by the number of signals per mile and the average intersection delay. Existing Roadway Problem Areas The existing roadway system in Novi has several problem areas caused by various factors. These problems impact the efficient movement of traffic. The Roadway Problem Area Map ( Map 11 graphically illustrates major problem areas including : • Problem Intersections • Grade Level Rail Crossings • Poor Sight Distances • Unimproved Roads • High Accident Locations Areas of frequent and/or severe traffic accidents are discussed later in this report. Problem Intersections There are numerous areas within Novi where secondary level streets do not properly intersect major thoroughfares. More seriously, there are other areas where major thoroughfares improperly intersect other major thoroughfares. For instance, all of the major intersections with Grand River Avenue are poorly aligned. Streets should intersect other streets at 90 degree angles to afford maximum visibility and exposure. Major areas of poorly aligned Problem Areas Map . intersections are noted on the Roadway In addition to the poorly aligned intersections with Grand River Avenue, other poorly aligned intersections exist at: • West Road and Pontiac Trail. Thirteen Mile Road and Haggerty Road ( scheduled to be improved in 1988). - 85 - �-. CITY OF COMMERCE COMMERCE TWP. (/) FOURTEEN MILE ..J ..J J: z 0 I- (j z THIRTEEN MILE 7--- >- I() SHA WOOD LAKE u w (j (j I < ::c I () _w CD ~ ~ < I_ I ~I >- I- ~ rI z I MILE I a.I > u.. 0 >Ia: l z .- --,l ;1z a: 0 CITY OF WIXOM a: I a l- 6J--------...J..----44-4-------4---T_E_N_M_I_L_E_-+--+-~+---+-------~ a (/) I- ~ ~, >..J a: ~ > O I z ,cf\ \1:1" _ _/ I"~ I z a --.\ "--- / - - ; ~ CITY OF ---- -NORTHVILLE CITY OF NORTHVILLE 0 GRADE RAIL CROSSING - - o o ~ Z ~ ~ ~ ~ w POORLY ALIGNED/ POOR SIGHT DISTANCE l- NINE MILE ~ 0 a: w 0 (j a: ~ Z -1------~f--+----+---~-+--------1~ 0 Ij j J: : EIGHT MILE CITY OF NORTHVILLE UNPAVED ROADS ROADWAY PR OBLEM AREA S - 86 - b 8ARTON-ASCHMA."1 ASSOCl,<rES. f'C 11 �II • Taft and Twelve Mile Road, intersection with the Railroad Crossing. • Nine Mile Road and Garfield Road. • Nine Mile Road and Napier Road. Grade Level Rail Crossings rail This problem has long been felt by motorists in Novi. There are seven crossings Of these involving major traffic corridors in Novi. seven crossings, only two, at 1-96 and Grand River Avenue, are grade separated. Though the grade crossings are single rail crossings, the use of the track is frequent and the trains are long. This results in numerous traffic tie-ups at these crossings which, in turn, impacts the already heavily traveled thoroughfare system in the City. Below is a prioritized list of needed grade-separated rail crossings based on traffic volumes and road function. It should be noted that grade separated crossings are expensive to construct. The construction of these crossings will depend upon the availability of funding and approval from the railroad operator. 1. Novi Road 2. Twelve Mile Road 3. Ten Mi le Road 4. Taft Road ( should be completed as part of Taft extension project) 5. West Road 6. Nine Mile Road Poor Sight Distances Historically this intersections is one of the more dangerous problems. Older road were not designed to meet modern-day clear vision distances. Wherever corners are poorly aligned through angular intersections, visibility is limited. In other instances, topographic problems exist. The Taft Road-Grand River intersection, Beck Road-Ten Mile Road intersection, and the Meadowbrook Road-Grand River intersection are examples of locations with poor visibility due to topographic conditions. - 87 - �Ill Unimproved Roads This problem is more one of inefficiency than safety. Roadways that are not hard surfaced, such as those west of Beck Road, are rough and tend to slow down traffic. They are not efficient because larger volumes of traffic cannot move efficiently on them due to poor surface conditions. streets require continuous maintenance as well. in Novi. Unimproved A number of such streets exist However, most of them are located in the less developed areas of the City and do not carry substantial volumes of traffic. The City has, over the last few years, undertaken an extensive program of hard surfacing improvements local streets in developing have contributed greatly to the areas of the City. These increased efficiency of these roads. Traffic Accidents and Hazard Areas This section includes a general examination of traffic accident causes, factors that influence traffic safety, traffic accident trends and conditions in Novi, and possible actions to reduce traffic accidents. Causes of Traffic Accidents and Factors that Influence Safety The frequency and severity of traffic accidents are influenced by many factors: roadway and vehicle defects; violations or unsafe acts by drivers or pedestrians, and inclement weather. In many cases, roadway design, driver behavior, and weather conditions may all be contributing factors to the cause of an accident. The most frequent cause of traffic accidents is attributed to improper driving. Excessive speed, failure to yield the right-of-way, and following too closely are the principal types of improper driving behavior that lead to accidents. Alcohol and other drugs were reported to be a factor in over one-half of the fatal traffic accidents in the United States. The impact of weather on traffic accidents may seem significant because a high number of traffic accidents can occur during a short period of time; however, over one-half of total traffic accidents take place when pavement is dry. - 88 - �,. Ill The general characteristics of traffic accidents vary significantly in urban and rural areas. Approximately one-quarter of all rural accidents take place at intersections versus about one-half for urban areas. take place in urban areas, accidents in Although more accidents rural areas are more severe; the severity is primarily due to higher rural speeds. The impact of congestion becomes apparent when examining the relationship between increased traffic volumes and accident frequency. Studies have shown that accident rates increase with increasing volume to a certain point, and then the accident rate drops as congestion and volumes increase. The peak in one study was found to be 650 vehicles per hour on California highways; another study of two-lane rural roads showed similar results with a peak at about 8,000 vehicles per day. Roadway design and safety features also impact accident rates. Several roadway design and safety features are discussed below. Lane Width. The effect of roadway width on traffic accidents generally increases as vehicle speeds increase. One study showed that widening 240 miles of highway from 9 foot wide lanes to 11 foot wide lanes reduced accidents by 21 percent on low-volume roads and 47 percent on high volume roads. Highway Shoulders. Studies have shown that accident rates decrease with increasing shoulder width. This is primarily due to the fact that motorists traveling on roads with wide shoulders have a stable area to use if they cross the outer pavement edge. Horizontal Curves. traffic accidents. Curves in roadway pavement increase the possibility of The most frequent accident type is skidding. Vertical Alignment. A change in impact on accident rates. pavement elevation can also have an Long, steep grades and steep grade/horizontal curve combinations can greatly increase the frequency of accidents. - 89 - �,. "' Intersections. The design, locat ion, number of approaches, traffic con- trols and vehicular volume of an intersection influence the number and type of accident that will occur at a given intersection. For example, an intersection with three approaches is generally safer than one with four approaches because of the reduced number of conflicting movements. The sight distance for the motorists approaching the intersection is also a critical variable . Speed. The speed at which vehicles travel must reflect an appropriate response to existing road and traffic conditions in order to minimize the frequency and severity of accidents. High speeds are often safer than slow speeds on roads designed for high speed travel where road and weather conditions are good . However, high speeds can both increase the severity of accidents and decrease the frequency of accidents. According to the Institute of Transportation Engineers, the following principles apply to speed designation: 1. Motorists govern their speed by existing road and traffic conditions rather than posted speed Iimits. 2. Speed limits must be enforceable; a majority of motorists should be willing to observe the limit voluntarily. 3. Speed limits based on study of prevailing speeds and existing road/traffic conditions tend to reduce the spread of speeds. 4. Accidents are more related to the spread in speed ( from highest to lowest) than average speed. Other Factors. Other factors that influence speed and safety include night lighting, railroad crossings, pedestrian crossing, interchanges, and median designs. A comprehensive discussion of all these factors is beyond the scope of this report. However, the general discussion above has been included to provide the reader with some background on the cause of traffic accidents and factors influencing safety before examining accident data within the City of Novi. - 90 - �,. "' Traffic Accident Data and Trends - City of Novi Traffic accident data collected by the Oakland County Traffic Improvement Association for the years 1982 through 1985 accident trends within the City of Novi . driver, temporal, discussed below. and provides insight The impact of various In addition, roadway, Figure 4 graphically illustrates many of the Table 25 shows the monthly distribution of the 3,358 traffic accidents that occurred from 1982 through 1985. of October traffic vehicle variables on traffic accidents in the City is Tables discussed in this section . period into through January accounts for 41 The 4-month percent of all accidents, with December being the peak month of the year. traffic This 4-month period has higher traffic volumes caused by holiday travel, shorter periods of daylight, and less favorable weather conditions due to the onset of winter. TABLE 25 TRAFFIC ACCIDENTS BY MONTH CITY OF NOVI 1982-1985 Month January February March Apri 1 May June July August September October November December TOTAL Number Percent 301 279 228 202 256 252 242 272 262 302 356 406 9.0 8.3 6.8 6.0 7.6 7.5 7.2 8.1 7.8 9.0 10.6 12.1 3,358 100.0 The description of traffic accidents by day of the week is shown in Table 26 . The peak day for accidents is Friday ( 18.5 percent) and the lowest is on Sunday (10.5 percent) . Friday and Sunday are also the highest traffic volume and lowest traffic volume days of the weeks, respectively. - 91 - �PERCENT TRAFFIC ACCIDENTS BY OAY OF WEEK 20 1982 • 11185 15 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 10 5 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ PERCENT TRAFFIC ACCIDENTS BY MONTH 11182·1985 15 ~ ~ ~ ~ ~ ~ ~ ~ 10 ~ MON. TUE. wEo . THU. FRI. SAT. 10 ,5 14 . 3 1•. 2 13 ,0 14.7 18. 5 14 . 8 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ .;.., ci .. cio .... i .. _j d~ .: . io w· .::EO. .... :Ii,. < · ..... . ,.. . . .,,,. ..,. . . .... 5 ~ SUN. DAY PERCENT ~ . z zzo :z: .. Ow Q, O<cc :Ii 7$ 75 -ow :z: 0 ~ 0-CCC "' Q, 0 . W• ,;., c..i~ ,.:0 0 , o · 0°' z~ "'o:::. 1982•1985 ~ C Q ~ ~ ~ ~ ~ ~ ~ 50 ~ ~ ~ ~ 25 . ., . . . . . .... " "' . "'.,,. " Z t:zo 0z ~ ~ ~ ~ ~ ~ ~ ~ . z .. :, ~ ~ ~ ~ ~ ~ ~ TRAFFIC ACCIDENTS BY ROAD SURFACE CONDITIONS 1982•1985 ~ O N "' Q, TRAFFIC ACCIDENT.S BY LIGHT CDNOITIONS 25 :, ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ PERCENT PERCENT 50 :, . ~ ~ ,. .," ,.; :, 111 "! :z: 0 Q ~ z "'. :z: "! ~ 0 " z 3: z 3: 0 z z :, 0 ~ ~ ~ ~ ~ CONDITIONS DRY WET SNOW / ICE OTHER PERCENT 60 . 7 22 . s 16. 3 0 .5 cc 0 0: < " Q cc "' Q PERCENT TRAFFIC ACCIDENTS BY ROAD CHARACTER TRAFFIC 1982 · 1985 ACCIDENTS BY DAMAGE 1982-198$ 100 PERCENT 75 75 50 50 25 25 CHARACTER STRAIGHT CURVED TRANSITION PERCENT 92.0 6.2 1.8 TYPE FATALITY INJURY 0.5 34 . 8 PERCENT PROPERTY DAMAGE ONLY TOTAL FATAL ACCIDENTS TOTAL INJURY ACCIDENTS TOTAL ACCIDENTS WITH PROPERTY DAMAGE ONLY 1982 - 1985 1982•1985 1982•1985 iwntlN-- FATAL ACCIDENTS= 18 INJURY ACCIDENTS= 1163 ASSOO,crn, tC. . 4 FATALITIES: HI NUMBER OF INJURED FIGURE TRAFFIC ACCIDENT SUMMARY - CITY OF NOVI = 64 . 9 PROPERTY DAMAGE ONLY= 2179 1750 DATA SOURCE: TRAFFIC IMPROVEMENT ASSOCIA TION OF OAKLAND COUNTY �TABLE 26 ACCIDENTS BY DAY OF THE WEEK CITY OF NOVI 1982-1985 Day ,- Number Percent Sunday 353 10.5 Monday 480 14.3 Tuesday 476 14.2 Wednesday 438 13.0 Thursday 492 14.7 Friday 621 18.5 Saturday 498 14.8 3,358 100.0 TOTAL . Traffic accidents vary period from 3: 00 P. M. in frequency throughout the day. to 7: 00 P. M. accidents within the City. accounts for 31 The 4-hour percent of all traffic The peak hour for traffic accidents, which occurs from 5:00 P.M. to 6:00 P.M., also corresponds with the peak hour of traffic volume on city roadways. Table 27 shows traffic accident data according to the type of object that was struck during the accident. Seventy-eight percent of all traffic accidents in Novi involved the collision of one motor vehicle with another motor vehicle. Forty-four percent of the motor vehicle/motor vehicle accidents were rear-end collisions. - 93 - �TABLE 27 ACCIDENTS BY TYPE/OBJECT STRUCK CITY OF NOVI 1982-1985 Percent of Grand Total Number Type/Object Struck Collision with Another Vehicle Left-turn Right-turn Angle Rear-end Other 12.0 2.2 5.2 34.1 24.2 402 74 173 1,144 815 2,608 Subtotal Motor Vehicle Overturned Motor Vehicle Collision With: Railroad/Train Pedestrian Fixed Object Other Object Animal Pedal Cycle Other Subtotal 77. 7 106 3.1 5 22 426 24 85 17 24 0.1 0.7 13.9 0.7 2.5 0.5 0.7 750 GRAND TOTAL 22.3 3,358 100.0 The distribution of traffic accidents according to road condition, surface condition, respectively. and light condition Ninety-two percent of is shown all in accidents Tables 28, took place road 29, and 30, on straight roadway segments; Sixty-one percent of accidents took place on dry pavement; and sixty-two percent of accidents took place during the daylight hours. - 94 - �II TABLE 28 ACCIDENTS BY ROAD CHARACTER CITY OF NOVI 1982-1985 Character Number Percent Straight Curved Transition Not Known 3,090 208 59 1 92.0 6.2 1.8 0 3,358 100.0 TOTAL TABLE 29 ACCIDENTS BY ROAD SURFACE CONDITIONS CITY OF NOVI 1982-1985 Condition Number Percent Dry Wet Snow or Ice Other/Unknown 2,039 755 548 16 60.7 22.5 16.3 0.5 3,358 100.0 TOTAL TABLE 30 ACCIDENTS BY LIGHT CONDITION CITY OF NOVI 1982-1985 Condition Number Percent Daylight Dawn/Dusk Dark/Street Light Dark/No Lights Unknown 2,104 179 113 958 4 62.7 5.3 3.4 28.5 0.1 3,358 100.0 TOTAL - 95 - �Over the 4-year study period, there were 16 fatal accidents, in which 19 people died. accidents. injured. Alcohol consumption was a factor in 56 percent ( 9) of these fatal Accidents with injuries totalled 1163, in which 1,750 people were Alcohol accidents. consumption was a factor in 19 Of the 2,179 accidents involving only percent (221) of these property damage, alcohol consumption was a factor in 8. 8 percent ( 192) of the accidents. High Accident Intersection Identification and Analysis Map 12 and Table 31 show those intersections with an accident rate greater than one accident per million entering vehicles ( MEV) per year. summarizes the number of accidents by collision type. obtained from the Traffic Barton-Aschman Associates, Table 32 The accident data was Improvement Association of Oakland County, and Inc. converted the accident data into a rate per MEV according to the following methodology: 1. Intersections having more than 10 accidents from 1983-1985 were grouped according to the number of accidents per year. 2. Traffic counts were collected to determine the number of vehicles entering the designated intersections per year. 3. The accident rate per million entering vehicles was established for each intersection having 10 accidents over the 1983-1985 study period, and the intersections were ranked according to the MEV accident rate. The following is an intersection-by-intersection analysis of accidents at the high accident intersections. The narrative does not include those intersections that were improved after 1985. Novi/Grand River. This intersection had the highest number of accidents and the highest rate per MEV within the City during the study period. Forty-eight percent of the total accidents during the study period involved rear-end collisions. The predominant This is higher than the City average of 34 percent. hazardous action that caused or accidents at this intersection was following too close. - 96 - contributed to the �CITY OF COMMERCE TWP. T FOURTEEN MILE z 0 I- t, z ~ THIRTEEN MILE © v-------7- > (.) SHA WOOD LAKE ~ a: > ~ l5 I ICl a: a: - -0 l w I t, t, > 1- u < :i:: CITY OF WIXOM --- I I I I a: UJ a. ct 1z I z ~, ~, ,,~~ i :.:: (.) w al I_ a. o a: I II.I. <{ I- sl I- a: ...J I ~ - ....../ ,,,- - --l_ _ --- o a: NINE MIL :.:: o a: I.I. al 0 a: :.:: 1- o ct w CITY OF NORTHVILLE > 0 CITY OF NORTHVILLE al ~ 0 I.I. ::;: (.) w 0 0 (.) EIGHT MILE CITY OF NORTHVILLE HIGH ACCIDENT INTERSECTION HIGH ACCIDENT LOCATIONS BARTON·ASCHMAN ASSOO,(rES. NC. BASED ON RA TE PER MILLION ENTERING VEHICLES - 97 - 12 �TABLE 31 HIGH ACCIDENT INTERSECTIONS ( 1983-1985) Intersection Novi/Grd. River Novi/10 Mile* Novi/WB I-96 Ramps* Novi/9 Mile Beck/12 Mile Novi/12 Mile Meadowbrook/ 10 Mile* Haggerty/10 Mile* Haggerty/14 Mile Meadowbrook/ 12 Mile Haggerty/9 Mile** Decker/14 Mile** Meadowbrook/ Grand River Beck/Pontiac Trail* Novi/EB I-96 Ramps* Source: Rank Number of Accidents Per Million Entering Veh/Year Number of Accidents Per Year 3.2 3.1 2. 1 2.1 2.0 1. 9 24 1. 7 1.6 1.4 17 24 17 11 11 1.4 1.3 1.3 15 11 1.3 9 14 14 1.2 1.2 9 1 2 3 3 5 6 7 8 9 9 32 29 18 12 10 7 7 7 Barton-Aschman Associates, Inc. * Indicates intersection was improved after 1985. ** Indicates intersection will be improved in 1987 or 1988. Data on accidents per year obtained from the Traffic Improvement Association of Oakland County. - 98 - �Table 32 NUMBER OF A<X!IDENI'S BY TYPE OF OOLLISION (1983-85) Collision Collision Coll. Collision With With With w/other or Pedestrian Object Train over TUrnerl Intersection I.O I.O Collision With other Motor Vehicle Grand Left TUrn Right Turn Angle Rear-End other Total Navi/Grd. River 0 3 0 1 9 2 3 46 32 96 Navi/10 Mile 0 4 0 2 25 4 3 29 19 86 Navi/I-96 Ramps* 0 3 0 2 16 2 7 56 3 90 Novi/9 Mile 0 6 0 0 5 1 6 16 3 37 Beck/12 Mile b 8 0 1 19 2 1 8 8 38 Navi/12 Mile 0 1 0 0 18 2 8 16 7 52 Meada-Jbrook/10 Mile 0 1 0 1 18 0 7 11 14 53 Haggerty/10 Mile 0 2 0 0 19 4 5 23 12 65 Haggerty/14 Mile 0 3 0 1 12 2 0 15 11 44 Meada-Jbrook/12 Mile 0 0 0 0 7 0 5 5 2 19 Haggerty/9 Mile 0 1 0 0 13 1 7 20 3 45 r::ecker/14 Mile 0 0 0 1 5 2 7 7 0 22 Meadowbrook/Grd. River 0 1 0 1 9 1 6 10 0 28 Beck/Pontiac Trail 0 3 0 0 4 1 6 13 2 29 *rncludes EB off-ramp/Novi Road and WB off-ramp/Novi Road DATA SOURCE: Revised 10/87 Traffic Improvement Association of oakland County �Data from January to September 1986 show that the accident rate decreased significantly from the 1983-85 study period . There were only nine accidents during this period compared with an annual average of 32 between 1983 and 1985 . There are two problems at this intersection that make traffic conditions less safe . First, the two roads do not intersect at right angles, which limits sight distances for approaching motorists . Second, the proximity of adjacent buildings and parking have made it necessary to have lanes less than 12 feet wide . The potential does exist for the addition of right-turn lanes on the west and east approaches turners from to through the intersection, which would traffic, thereby increasing separate safety. Also, right the Haggerty/1-696 connection and Beck Road interchange improvements should provide some traffic volume relief to this area, which may lead to a decrease in accidents . Novi/Nine Mile. MEV. This intersection ranks fourth in terms of accidents per Forty-three percent of all accidents at this intersection involved rear-end collisions and the most common hazardous action was following too close. Fifty-seven percent of the accidents occurred with wet or snowy pavement conditions compared to 39 percent city-wide. the accidents occurred in November, with one-third city-wide . Almost one-half of December, and February, compared Based on the above, it appears that weather is a more predominant factor in accidents at this intersection than at the average city intersection. Beck/Twelve Mile. This intersection ranks fifth en the list of accidents per MEV in the City. Forty percent of the accidents at this intersection involved collisions while making a left-turn movement and the predominant hazardous action was failure to yield the right-of-way. - 100 - �The primary problem with this intersection is that it is part of a substandard freeway interchange that does not permit motorists to continue north on Beck without first turning left. Motorists westbound on Twelve Mile must also bear left unless they want to go north on Beck or west on 1-96. This alignment problem, coupled with the lack of a eastbound 1-96 on ramp, should be solved when the interchange is improved by MOOT. Novi/Twelve Mile. million entering This intersection ranks sixth with 1. 9 accidents per vehicles. left-turn movements and Thirty-five percent percent involved 31 of accidents involved rear-end collisions. The primary hazardous action was failure to yield the right-of-way. Approximately 30 percent of all vehicles approaching this intersection from the east turn left onto Novi Road. This is due to the proximity of com- mercial development and the 1-96 interchange. intersection has five lanes. Also, the south leg of this The two northbound lanes must merge to one lane north of the intersection. Improvements anticipated in this area include the signal coordination system along Novi Road; the construction of Decker Road north of Twelve Mile; and the M-9 interchange. likely divert to the M-9 Some traffic using this intersection will interchange and/or Decker Road. Also, the boulevarding of 12 Mile Road will cause a redesign of this intersection. Haggerty/14 Mile. This intersection ranks ninth with 1. 3 accidents per million entering vehicles. rear-end collisions and Thirty-four percent of all accidents involved 27 percent involved left-turn incidents. The predominance of rear-end collisions may be due to the high volumes on Haggerty Road (28,000 ADT). Also, the high volume of traffic on Fourteen Mile Road, east of Haggerty (13,800 ADT), contributes to the heavy volume of left turning vehicles at this intersection . construction of M-9 will cause either the total modification to this intersection. - 101 - The planned reconstruction or other �Meadowbrook/Twelve Mile. This intersection essentially T-intersection; the fourth (north) leg is a dirt road. operates as a Consequently, there is a high percentage of turning vehicles at this intersection. Thirty-seven percent of all accidents involved l'eft-turn movements, compared with 12 percent city-wide, and 26 percent were angle accidents, compared with five percent city-wide. The southeasterly extension of Decker Road from 12 Mile to Meadowbrook will reduce the volume and turning movements at this intersection. The boulevarding of 12 Mile Road will cause a redesign of this intersection to interface with a boulevard section. Haggerty/Nine Mile. The intersection is currently being reconstructed to add turn lanes on all approaches, thereby improving capacity and separating turning vehicles from through traffic. The impact of this major reconstruction on accidents will be monitored. Decker/14 Mile. Right-turn approaches of this lanes will be added to the west and east intersection and a left-turn phase for Decker traffic will be added to the signal in late 1987. northbound Traffic patterns will also change when East Lake Drive is closed to through traffic. The 1983-85 data is of little value considering future changes. Meadowbrook/Grand River. list. This intersection ranks 11th on the accident Thirty-two percent of accidents involved left-turn movements and 36 percent involved rear-end collisions. Failure to yield the right-of-way and following tc,o close were the two most common hazardous actions. This intersection, like the Grand River/Novi intersection, is not formed by right-angles. Consequently, sight distances although not as severe as at Novi Road. are somewhat hindered, In the interim, the proposed office uses to the north will likely cause the need for some right-turn lanes at the intersection to separate right-turners from through traffic. - 102 - �I Thoroughfare Plan The existing road network county, city, and private in the City of Novi is comprised of state, roadways. Map 13 shows which governmental agencies are responsible for the maintenance of various roadways in the City of Novi. Most roads are either city roads or county roads. Funding for roadway improvements is provided by several different levels of government and the private sector. Often, funds are provided by the those agencies that have jurisdiction over a particular roadway; sometimes several agencies contribute to one project. Map 14 shows the roadway improvements programmed by the City over the next three years. There are no county improvements programmed other than the Pontiac Trail/West Road improvements. The programmed road improvements are intended to mitigate some existing traffic problems within the City. Thoroughfare Plan (Map 15) shows the right-of-way The requirements for both existing and future roadways needed to serve traffic in the City. As mentioned earlier, a comprehensive collection of traffic counts on major roadways in Novi was done as background research for the plan update. This information permits the generation of historical background growth rates with the City. Table 33 shows annual compound growth rates for various roadway segments. Also shown are the years between traffic counts. For example, Meadowbrook Road, between 8 Mile and Grand River grew at a compound rate of 19 percent per year over the past three years and 16 percent per year over the past five years. - 103 - �CITY OF COMMERCE TWP. ■:iii~ilii■■■ ■ ■ ► 1(.) COMMERCE TWP. SHAWOOO LAKE = ■ ■ ■ - - -CITY -- OF __,WIXOM ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ 1■1 ■ ■ ■ ■ 1 ••• = ■ ■ ■ ■ = ■ ■ ■ ~~........, 1-■■l■■■■■■■Aiil.r.1■ ■ ·■ ■ ■ a: = ■ w ~ a:~ ■ ■ ■ 0■ ■ ~--.. -- - ---.--a: ■ w■ a:i ■ ■ CITY OF NORTHVILLE ■ ■ ■ ■ ■ w ■ c., c., ·• J!A < :i:: ··~········ o■ o■ a:. ~. < ~a:i. g. ::!: ■ EIGHT MILE ■ LEGEND ••••••• COUNTY CITY ROAD JURISDICTIONS - 104 - BAHT'ON·ASOMAN ~ K. 13 �CITY OF COMMERCE TWP. VJ ..J ..J FOURTEEN MILE :c z 0 I- t, z :i: a: > I- ---T I I I I ~, t: 0 z t, t, MILE :c er I - 96 I_ Cl a: I z 3: > ~ u > CITY OF WIXOM ls 1- u.. <: I- 01---------l----...,_-----+-------+--4t----+---------:-i TEN MILE I- ~ ~, ~ O z I ~ _ _/ r-' - --\._ __ __ __ _ 1--N_IN_E_M_IL_E_-t--~ VJ a: j a: Z O ~ :c > ..1 0 w t, I- t, t, ~ : 0 I~I~ :~ ----- CITY OF NORTHVILLE CITY OF NORTHVILLE * T ■ u. u. ~~ w ::E Z 0 > 1- u EIGHT MILE CITY OF NORTHVILLE SIGNAL / SIGNAL MODIFICATION CAPACITY IMPROVEMENT ROAD CLOSURE RUBBER RAIL CROSSING , I~ ASPHALT SURFACING PROGRAMMED ROAD IMPROVEMENTS 1988 - 1990 BART'ON-ASOMAN ASSOaATI:S. ,<. - 105 - 14 �) ) C. 0 M ~ ) E R C E 0' COlilMERCE ' • p !I i I ·1 !~~ _I~ ri W ALLED i 'Lti LAKC ., 11 h Ii 11 I r·· - ~g-rr'~~~:~ ~ , ······ . ~ ,//·~· ; ~ --- , ~l· (/ I ,l~{l _/ C I T 'I 3 ~~ -J~ ~--..;,~::t-•·"!"'! ! i~.. ! ••. . ·--.:::........_ ....,_ =.. :----~-·····•--!'"" i i ~" ~r 19 ·1: - 32 .,.,.,... . ....,..,.. ,• •• •• , ■ ! , .J 1 ■ 1 ■ 1■1~■ i ■ l■ l ■ l ■ l ■i ■ l ■ l ■1 1 ■ 1 w1J.1 w 1e1l.1 w 1J.,J, w I t f - t -n r:tc;Hi .. lL[ N O R THVILLE TO WN J -ul-• ■ l ■ l ■ l ■l■ l■ l ■ l ■ l ■ l■l ■ l ■ l ■l ■ l ■l ■ l■ l ■ l ■l ■ l ■ I SHIP N O R THVILLE T O W N S H 1 P LEGEND FREEWAY OR CONTROLLED ACCESS MAJOR ARTERIAL (180 ") ARTERIAL ( 120 . ) ............. - '----' ...... MINOR ARTERIAL (120· ) RESIDENTIAL COLLECTOR (86 ") NON · RESIDENTIAL COLLECTOR (10 · ) SCENIC DRIVE (66 · ) MARGINAL ACCESS ROAD GRADE SEPARATION THOROUGHFARE PLAN CITY OF NOV I MICH I GAN I BARTON · ASCHMAN ASSOCIATES , INC. traffic consultants BRANDON M, ROGERS & ASSOCIATES , P.C. community plann i ng consultants DECEMBER , 1987 15 �TABLE 33 TRAFFIC GROWTH RATES Annual Compound Growth Rate Years Between Counts* 12.5% 8.8% 11.1% 10 years 10 years 10 years 19.0% 16.0% 3 years 5 years 0% 13.4% 9.3% 10 years 3 years 3 years 8.0% 5 years West Road Pontiac Trail to Beck 0% 9 years 9 Mile Haggerty to Novi Road 11.0% 3 years 8 Mile Beck to Novi 4.7% 7 years 10 Mile Haggerty to Napier 2.4% 9 years Grand River Haggerty to Wixom 2.0% 9 years Haggerty 8 Mile to Grand River Grand River to 12 Mile 12 Mile to 14 Mile Meadowbrook 8 Mile to Grand River Novi 8 Mile to Grand River Grand River to 13 Mile East Lake/Decker Corridor 14 mile to 13 Mile 12 Mile Haggerty to Novi Road Novi to Beck/I-96 12.3% 9.2% 23.0% 11.6% 14 Mile Haggerty to Decker 10.9% 4 years -3% 7 years South Lake Novi to West ~ 10 4 2 9 years years years years *In most cases, 10 years would be the period 1976-1986, four years would be 1982-1986, three years would be 1983-1986, etc. Source: Barton-Aschman Associates, Inc. - 106 - �Based on the residential densities and future land-use designations, estimate of future traffic volumes has been prepared. an Because of the influence of regional factors outside the City limits and the varying cycles of real estate development, it is difficult to pinpoint 20-year traffic projections. However, the use of volume ranges can provide a general estimate of the volumes that are anticipated based on the land-use plan. Table 36 contains 20-year traffic projections for major roadways in the City of Novi. it is expected that Haggerty Road/M-9, 12 Mile Road, and Eight Mile Road will carry the highest volumes with the City. The segment of Novi Road, between 12 Mile and Grand River will also carry high volumes due the proximity of the 1-96 interchange and various commercial development. Map 15 illustrates the Thoroughfare Plan for the City of Novi. The plan is designed to correct, where possible, existing traffic system problems and to accommodate future growth. The following roadway classifications are used in the arterials, plan: collectors, freeways, major nonresidential collectors, arterials, local streets, minor arterials, residential and scenic drives. Local streets are those shown without a pattern . Freeways The Thoroughfare Plan shows 1-96 as the principal carrier of through traffic in Novi. M-275 north of 1-96, which was included in the previous Thoroughfare Plan, is no longer a reality and will likely be replaced by a state trunkline road known as M-9, which will roughly follow along the previously designated M-275 corridor. The Thoroughfare Plan includes the following freeway state trunkline improvements: 1. The Beck Road/ 1-96 interchange should be redesigned so that it is a full function interchange. A ramp should be added that allows motorists on Beck Road and Twelve Mile Road to travel east on 1-96. Many motorists in this area currently must use surface streets to reach the Novi Road/1-96 interchange if they desire to travel east on 1-96. Constructing the new ramp will remove this traffic - 107 - from the surface �TABLE 34 FUTURE TRAFFIC PROJECTIONS (2007) AVERAGE DAILY VOLUMES 1,000 - 10,000 10,001 - 20,000 20,001 - 30,000 30,000+ Wixom Road 10 M. to 12 M. Napier Road 8 M. to 12 M. Meadowbrook Gr. Rvr. to 12 M. Novi Road 12 M. to Gr. Rvr. Novi Road Gr. Rvr. to 8 M. Haggerty/M-9 I-96 to 14 Mile Meadowbrook Road 8 M. to Gr. Rvr. Taft Road Grd. Rvr. to West Road Haggerty Road I-96 to 8 Mile Meadowbrook Road 12 M. to 13 M. Decker Road 12 M. to 14 M. West Road Beck to Pontiac T. Eight Mile Road Haggerty to Taft Eleven Mile Road Clark to Taft Novi Road 12 M. to 13 M. Eight Mile Road Taft to Napier Twelve Mile Road Beck to Haggerty Eleven Mile Road Taft to Wixom Taft Road 8 M. to Grd.Rvr. Ten Mile Road Haggerty to Napier Garfield Road 8 M. to 9 M. 9 Mile Road Beck to Napier Nine Mile Grand River Avenue Beck to Haggerty Haggerty to Wixom Fourteen Mile Decker to Hagg. Pontiac Trail Beck to West Thirteen Mile Novi to Hagg. Beck Road Grd. River to Pontiac Trl. Twelve and 1/2 Mile Taft to Decker Beck Road Grd. River to 8 Mile Source: Barton-Aschman Associates, Inc. - 108 - �streets, thereby relieving some of the pressure on other east-west roads and on the congested Novi Road/1-96 interchange. If possible, an overpass should be constructed over 1-96 that permits Twelve Mile Road to be extended west of the freeway. 2. The Haggerty Road corridor is the location of a proposed state trunkline that is planned to serve part of the function of the previously planned M-275 freeway. the Michigan In September 1986, Governor Blanchard and Department of Transportation announced a major 1-696 Corridor Improvement widening of 1-696 to Program. eight The lanes primary from improvement 1-96/ 1-275 east to is the US-24 ( Telegraph Road) including new interchanges at Inkster and Drake. However, also included in the package is the construction of a new interchange at l-96/1-696/1-275 and Haggerty Road. The initial improvement calls for the construction of the interchange and widening in the Haggerty Road corridor ( M-9) up to Pontiac Trail. The connection may ultimately become a link in a north/south state trunk highway between 1-96/ 1-696/1-275 and M-59. Construction of the interchange and connection to Pontiac Trail is scheduled to begin in 1989, and will cost an estimated $22 - 35 million. Most of the funding wi II come from the federal government. Major Thoroughfare Although none presently exist in Novi, one major thoroughfare is included in the Thoroughfare Plan . 1. The only major arterial planned is the reconstruction of Twelve Mile Road through Novi as a boulevard section. This concept would permit the westward continuation of this type of traffic corridor through Novi from Farmington Hills. The corridor would be constructed as a four to six lane thoroughfare with a grass median . be located within a 180-foot right-of-way. - 109 - The thoroughfare would �2. This type of major thoroughfare is desirable for the Twelve Oaks Mall area, and the importance of this corridor becomes even more critical when viewed in the light of recent planning in the area which proposed substantial increases in land to be devoted to office uses. Also, the 1-696 improvements mentioned above will include a new 1-696 interchange west of Drake Road that connects to Twelve Mile Road. This new interchange will make Twelve Mile Road even more attractive than it is today. Arterials and Minor Arterials The Thoroughfare Plan arterials and minor arterials. designates a number of traffic corridors as Many of these corridors are the section line or mile roads which pass through Novi and have served as a part of the community's thoroughfare system for years. The plan is, for the most part, based on improvements to the existing grid system of thoroughfares in Novi. To this existing system of thoroughfares are to be added new roadways, the relocation of some present arterials/minor arterials, the redesignation of some arterials/ minor arterials as collectors; and the extension, connection and realignment of others. The existing arterials and minor arterials proposed on the Thoroughfare Plan Map to continue as they are presently designated include the following: 1. Existing East-West Arterials • Grand River Avenue - Haggerty to Wixom 2. • Ten Mile Road - Haggerty to Napier • Eight Mile Road - Haggerty to Napier • Pontiac Trail - West to Beck Existing East-West Minor Arterials • Fourteen Mile Road - Haggerty to East Lake • Thirteen Mile Road - Novi to Decker • Nine Mile Road - Haggerty to Novi - 110 - �3. 4. Existing North-South Arterials • Haggerty Road - Eight Mile to 14 Mile • Beck Road - Eight Mile to Pontiac Trail • Novi Road - Eight Mile to Twelve Mile Existing North-South Minor Arterials • Meadowbrook Road - Eight Mile to Twelve Mile • West Road - East of Beck to Pontiac Trail • Decker Road - 13 Mile to 14 Mile Novi Road, which currently functions as an arterial roadway from Thirteen Mile Road to Eight Mile Road, will be downgraded to a minor arterial from Thirteen Mile Road to Twelve Mile Road. Relief to the existing congestion on this segment of Novi Road will be provided by the construction of two new minor arterials: The Decker Road extension and the Taft Road extension. Two existing mile roads are proposed on the Thoroughfare Plan Map to be collector streets. These include: 1. Eleven Mile Road, east of Town Center Drive. 2. Eleven Mile Road, west of Clark. The Thoroughfare Plan further includes new thoroughfares designed to improve and enhance the ability of the present system to move traffic. De- velopment of the new thoroughfares as proposed will ultimately equip the City with a functional system of interconnected thoroughfares designed to circulate traffic efficiently at capacity development. Proposed New Minor Arterials and Other Improvements 1. The relocation of Meadowbrook Road north of 1-96. Relocation of this part of Meadowbrook Road, as depicted on the plan, will permit traffic to better utilize the access points along the east side of the Twelve Oaks Mall. By so doing, the heavy traffic volumes being experienced at the Novi Road access point can be reduced. - 111 - �2. The extension of Decker Road south of Twelve Mile Road. This extension is designed to alleviate present traffic problems on Novi Road and to encourage use of access points to Twelve Oaks Mall other than from Novi Road. 3. The paving of Wixom Road south to Ten Mile Road. 4. The paving of Eleven Mile Road west of Taft Road/Wixom. 5. The northward extension of Taft Road across 1-96 to a relocated intersection with Twelve Mile Road, and further northward extension to West Road. 6. The construction of Twelve and One-Half Mile Road as a minor arterial from Decker Road to Taft Road. The Decker Road, Twelve and One-Half Mile Road, and Taft Road extension improvements will form Avenue. a loop road system that includes Grand River This loop road system will permit access to development in these areas without traveling on Novi Road or Twelve Mile Road. Collector Streets An extensive system of secondary roads or collector streets are also proposed on the Thoroughfare Plan Map. Collector streets are proposed for nonresidential as well as residential areas. Specific nonresidential collectors are proposed as fol lows: 1. Extension of Donelson Drive west to connect with the extended West Oaks Drive . 2. Extension of Donelson Drive north from Twelve Mile to Twelve and One-Half Mile Road. 3. Extension of West Oaks Drive west to new Taft Road alignment. - 112 - �4. Construction of collector street from Beck Road, south of West Road, southward to Twelve Mile Road. 5. Construction of collector from Twelve Mile Road east to near the Chessie System Railroad along the north side of 1-96. 6. Construction of a collector road loop along the north and south sides of Grand River Avenue, between Beck Road and Taft Road. 7. Extension of the Crescent Drive collector east of Town Center Drive along the south side of 1-96 to Grand River ( west of Meadowbrook). 8. Construction of collector from Town Center Drive to Seeley Road along the Eleven Mile Road alignment. The remaining collector streets proposed on The Thoroughfare Plan Map are residential collector streets designed to serve the local residential streets within existing and future residential neighborhoods. Scenic Drives Two road segments have been designated as scenic drives because of their proximity to outstanding natural features. It is intended that these roads remain dirt/gravel roads and that development in these areas be limited to residential uses. 1. Meadowbrook Road, from Thirteen Mile Road to Twelve Mile Road. 2. Nine Mile Road, from Napier Road to Beck Road. The Thoroughfare Plan proposes the eventual construction of five bridges. All of the bridges are proposed to be built over the Chessie System Railroad tracks. The most critical of the proposed bridges are the bridge proposed over the tracks at Novi Road, Ten Mile Road (including 1-96), and at Twelve Mile Road . Additional bridges are proposed for West Road and Nine Mile Road. The bridge proposed to be erected over 1-96 and the railroad along the Taft Road alignment will help form the loop road system discussed earlier. - 113 - �Transportation Philosophy and Goals The following section includes a listing of key transportation issues in the City of Novi and various policies to help the City maintain safe and efficient traffic flow . Philosophy 11 As a widespread suburban community, our main source of transportation is the automobile. discomfort. This can also become our primary source of frustration and Our goal is to avoid the obstruction of our streets and highways by ourselves, our visitors, or those passing through our City to other destinations . A workable system of thoroughfares must be developed or our other gains of quality life may be negated. The automobile remains the dominant mode of transportation in our society, but we acknowledge trends which favor foot and bicycle transportation. In- creases in leisure time and the awareness of physical fitness will obligate us to provide safe routes for nonmotorized traffic. 1110 Goals 1. The roadway system of the City of Novi should be planned, developed, and maintained to provide and preserve an efficient traffic flow. 2. Develop a system of nonmotorized safety paths along our major thoroughfares such that it will ultimately be possible to use nonmotorized transportation along the roads to get from one part of the City to another part. 3. Develop a City capability of hardware and software to evaluate traffic impacts caused by proposed development through the creation of a computer model which can interface with other on-going models. 4. A system of marginal access roads should be provided, whenever feasible and desirable, to reduce conflicts between local and through traffic. 10 c·t 1y . Ph 1 ' Iosop h y S tatement, op. cit., . F e b ruary 1986. o f Nov1, - 114 - �5. Priority should be given to the construction, maintenance, or reconstruction of roadways needed to serve existing development. 6. Alternative access corridors should be provided to major activity centers, where possible. 7. Traffic analyses and roadway improvements should ensure safe and adequate pedestrian and nonmotorized traffic circulation in activity centers and neighborhoods. 8. Roadway design should eliminate or prevent hazardous conditions. 9. Traffic signalization, roadway signage, and operational capacities should be designed to optimize traffic flow and levels of service. 10. Curbcuts providing access to and egress from all classes of arterial streets should be minimized. 11. Routing of commercial traffic through residential areas should be avoided. 12. The design of local residential streets should clearly indicate their function. Local street systems should be planned and designed to minimize or eliminate through traffic. They should be designed for a low volume of traffic and be designed for low speeds. 13. A limited number of collector streets should be provided for convenient and safe movement between local streets within a neighborhood and the bordering arterial street system. - 115 - �RETAIL AND OFFICE SECTOR STUDY AND PLAN Introduction The City of Novi is well known as having a strong retail commercial base centered around the 1-96/ Novi Road intersection. Growth of this commercial sector is evidenced by the dramatic increase in commercial land use and retail sales in recent years . Property values have risen as national retailers have sought to locate at this hotspot commercial focus, strongest in the Southeastern Michigan Area. and local one of the The trade area for Twelve Oaks Shopping Center and other major retail businesses ranges up to a 50 mile radius from Novi. However, office uses have been slow to develop in the City until 1986 for various reasons noted below. and office development trends, This report examines past retail trade existing development and forthcoming and planned projects, and a strategy for retail and office space planning in the future. Commercial Development ,. Past Trends Commercial space utilization in City of Novi has dramatically increased in the past 12 years. From the time of the City's 1974 land use survey to that conducted in the 1986 Existing Land Use Survey the following changes have occurred. ( Table 35) TABLE 35 EXISTING COMMERCIAL LAND USE 1974 Use a b Survey (acres) 1986 Survey (acres) Local Business 4 50 Community Business 3 244 92 172 General Business 99 acres a. See Appendix C for definition of terms. b. Vilican-Leman & Associates, Inc. c. Brandon M. Rogers & Associates, P.C. - 116 - C 466 acres �Data for 1986 do not include planned shopping centers or individual commercial establishments where no construction had started at time of the field survey. There are as of May 1987, 862 acres of land zoned for Local Business, Community Business and General Business use, of which 466 acres (54.1%) are being used for such purposes, or approximately 2. 2 percent of the City's total area. The increasing rate of commercial land use development since the 1979-82 recession is expected to continue into 1988 based upon pending commercial projects which have received preliminary and/or final site plan approval. Existing Commercial Establishments There are a total of 456 individual business establishments, other than office uses, in 1986 in the City. 11 These are listed by commercial category and by Section in Appendix D. Two major concentrations are evident - the Twelve Oaks/West Oaks area and the Novi Town Center area, both adjacent to 1-96 and Novi Road. Local Business uses total 90 establishments, Community Business uses 191 establishments, and General Business uses - 175 establishments. There are many Local Businesses in the City's shopping centers which combine with the Community Business uses to comprise comparison-type shopping centers and regional shopping centers. nearby non-center The diversity of each shopping center along with commercial uses provide a wide variety of choice for products and services. 11 Analysis and quantification by Brandon M. Rogers & Associates, from 1986 Registered Business Directory, City of Novi, May 1987. - 117 - P. C. �Commercial Sales Evaluating U.S. Census of Retail Trade data for 1967, 1972, 1977 and 1982 it can be seen that Novi's commercial sector has experienced growth in terms of additional establishments and an increase in sales since 1967. Even when adjustments are made for inflation the three commercial sectors of Retail Trade, Selected Services and Wholesale Trade in Novi registered increases in sales during the years 1967-1982 . In 1982, $264,890,000 or 2. 7 times 1977 levels. Retail Trade actual sales totalled Wholesale Trade actual sales totalled $494,706,000 in 1982, or 3. 1 times 1977 levels. ( Table 36) These increases reflect the growth in new residential development and demand for products and services of Novi's residents in recent years, and indicates the viability of the City's commercial sector as a regional draw. In 1986 the J.L. Hudson Company store at Twelve Oaks was the highest volume sales store in the nation for the Dayton Hudson Company and Lord & Taylor in the same center was the second largest volume achiever in that Company's system . - The number of Retail Trade establishments increased from 54 in 1967 to 73 in 1972 and then jumped dramatically to 139 in 1977 and to 273 in 1982. The number of Selected Services establishments followed a similar pattern having risen steadily from 19 in 1967 to 54 in 1972 and to 101 in 1977. Wholesale Trade establishments continued to increase steadily, from 11 in 1967 to 25 in 1970, 35 in 1977 and 62 in 1982. (Table 36) Retail Trade A key indicator of the strength of the retail sector of an economy is retail sales. From a municipal policy standpoint, not only is it important that a community's businesses are viable but also that the community at least attracts enough such business to satisfy residents' needs. Further, such a policy strengthens the tax base. A further detailed analysis of the various categories of the Retail Trade Sector in Novi was undertaken to determine the strength of each component part of this sector of the City's economy. - 118 - To accomplish this, a comparison �I' ' TABLE 36 ACTUAL AND INFLATION - ADJUSTED SALES IN MAJOR COMMERCIAL SECTORS CITY OF NOVI, MICHIGAN, 1967 - 1982* ........ Year 1967 1972 1977 1982 Retail Trade Number Actual of Sales (000) Establishments 54 $ 6,743 13,884 73 139 72,295 264,890 273 AC1Justed Sal esa (100) $ 6,743 11,081 39,835 91,890 Selected Number of Establishments 19 54 101 b Services ActuaA AdJustect Sales Sales (000) (100) 687 $ 687 $ 2,661 2,124 17,497 9,641 b b --- Wholesale Trade Number Actual AdJusted Sal esa of Sal es Establishments (000) ·- - -(000) ----·11 $ 40,446 $ 40,496 56,754 25 71,112 35 119,282 65, 724 494,706 171,161 62 '° *Analysis by Brandon M. Rogers & Associates, P.C., March 1987. Data source for number of establishments and actual sales from U.S. Bureau of the Census, Census of Business, Census ~f. -~etail Trade: Michigan, Census of Business,Selective Services: M1ch1gan, and Census of Business, Census of Wholesale Trade: Michigan, 1967, 1972, 1977 and 1982 editions. a. Sales adJusted -for inflation using National Consumer Price Index (1967 = 100). b. Complete data not available. Data for most establishments without payroll were extracted from information reported by businesses on Internal Revenue Service (IRS) Form 1040, Schedule C. These data could not be published as planned because many businesses were miscoded by IRS into miscellaneous categories rather than being classified in the specific kind of business. �• was made between the actual retail sales accrued by those retail establishments located in the City of Novi, within each retail category, with the potential retail sales within each retail category which would be expected to be generated by residents of the City at certain points in time . for Years 1967, 1972, 1977 and 1982. This analysis was undertaken The results are documented in Table 37. A net gain of retail sales in a specific category indicates that persons from outside of City of Novi are shopping in the City for goods sold by retail establishments in this category, while a net loss of potential retail sales indicates there is a net outflow of dollars from City residents which are being expended elsewhere for retail goods sold by this type of retail establishment. Certain trends are evident within each individual retail category. The General Merchandise Stores category and the Apparel and Accessory Stores category were the two strongest retail categories in the City, each recording a substantial net inflow of sales. Such a situation indicates that the retail trade area of establishments of this type in the City of Novi extends well beyond the City limits. • The impact of Twelve Oaks shopping center and West Oaks I shopping center is dramatically shown between the 1977 and 1982 Censuses in these two categories. General Merchandise For example, there was a net gain of $107,485,000 in the Stores category in 1982 considering retail sales vs. expected potential sales from Novi residents in that year for this type of sales. Other retail categories which have registered a net inflow of sales in the City are Miscellaneous stationery, Retail Stores jewelry, camera, florist), (e.g., liquor, Furniture, sporting goods, Home Furnishings, books, and Ap- pliance Stores, Eating and Drinking Places, Drug Stores and Related Establishments, Food Stores. Stores and Building Materials, Hardware and Garden Supply It should be noted that many of the above items may be sold in General Merchandise stores and the sales levels are somewhat understated. The fact that there is only one new car dealer in the City caused a net loss of potential retail sales ($2,520,000) category . in 1982 in the Automotive Dealers Also, since the City has few automobile service stations, there was a net loss of sales ($894,000) in the Gasoline Service Stations category under which level of sales might be expected for the City 1 s then population. - 120 - �I' ' TABLE 37 COMPARISON OF ACTUAL AND POTENTIAL RETAIL SALES IN CITY OF NOVI, MICHIGAN, 1967 - 1982* 19/2 bib/ ....N .... Retail Trade Category Building Materials, Hardware and Garden Supply St<?res General Merchandise Stores Food Stores Automotive Dealers Gasoline Service Stations Apparel and Accessory Stores Furniture, Home Furnishings and Appliance Stores Eating and Drinki ng Pl aces Drug Stores and Related Establishments Mi scel l aneousb Retail Stores TOTALS Net 1>a1n1+1 or Loss(-) Actual Potential of PotenRetail Retail tial Retail Sal es Sales Sales ($1,000) ($1,000) ($1,000) 1982 l':Jt/ Net uain1+) or Loss(-) Actual Potential of Potential Retail Reta i1 Retail Sales Sales Sal es ($1,000) ($1,000) ($1,000) Net Gainl+J or Loss(-) Actual Potential of PotenRetail Retail tial Retail Sales Sal es Sal es ($1,000) ($1,000) ($1,000) Net Gain(+) or Loss(-) Actual Potential of PotenRetail tial Retail Retail Sal es Sal es 1 Sales ($1,000) ($1 000) I (Sl ,000) I 1 a 782 - a 1,554 - - 2,163 - - 3,978 - 518 3,613 -3,095 938 6,389 -5 ,451 a 3,031 - a 5,985 - 1,129 +298 2,994 2,007 +987 1,427 4,541 a 8,057 3,435 8,943 13,498 +l , 106 -5,441 5,432 Ii 4,383 +l ,049 119,804 I 12,319 +107,485 21,963 a 15,179 - 16,051 a 5,302 - 9,049 I 20,810 I ! 18,571 I -2,520 9,943 I I +l ,085 I -894 - 721 - a 1,469 - 9,480 3,360 +6,120 40,960 II 5,560 I +35,400 112 686 +574 a 1,371 - 961 3,043 -2 ,082 10,533 I 4,083 +6,450 I 5,508 -1, 717 12,715 9,389 +3 ,326 2,147 - 5,294 3,737 +l ,557 21,208 7,267 +13,941 30,411c 65,195 6,457c 27,992 -6,162c -3,213c 263,009 Y- - ~ ,- --• • ·eo. lYtlt. uata source tor actua l sales 1s U.S. tsureau ot tne census. Census Retail Trade: Micnigan (1967, 1972, 1977 and 1982 editions). Potential retail sales based upon State-wide per cap, ta expenditure patterns and City population for t hose years. a. Data 1~ithheld by U.S. Census Bureau to avoid disclo ::; - r e or not such uses in City. b. Includes liguor, sporting goods 3 books! $tationer:y, iewelry, hobby/toy, camera/photo, gift/novelty, luggage/leather goods, flor1sts 1 and se,nng/neealework p1ece goods stores . c. Not complete to~al owing to unavailable data. 96,130 +166,879 '-• 751 999 -248 a 521 - 574 808 -234 3,382c -- 14 , 453 -2,705c 2,019 2,191 -172 a 1,016 - 506 2,032 -1,526 3,791 a 3,581 4,780 -1, 199 �Trend data analysis for certain census years is limited because of data withheld by the U.S. Census Bureau to avoid disclosure for a single business or because no such uses existed in possible. City. However, some comparisons are Where Food Stores category experienced a net loss of potential sales in 1967, 1972 and 1977, there was a net gain registered in 1982. The Eating and Drinking Places category showed a substantial net gain in sales in 1982 after showing a net loss in sales in the three previous documented years. This turnabout can be attributed to opening of restaurants at Twelve Oaks, in the Sheraton Oaks Hotel and along Grand River Avenue. In total, the City with its strong retail sector and many shopping centers had in 1982 a cumulative net gain of potential retail sales over actual retail sales of $166,879,000. Census of Retail It will be of interest to see the data from the 1987 Trade when available. Without question, the presence of several major modern shopping centers in the City, plus several more being built, has resulted in retail establishments being very competitive in most of the Retail Trade categories and in unusually high sales volumes. Retail Sales/Space Requirements Analysis population. was done on estimated retail space needs to serve City's Table 38 illustrates potential sales by retail category using 1982 as a base year and considering only purchasing power of the City's resident population. The generated sales of $96,130,000 could be expected to use 658,400 square feet of retail floor space and an equivalent site space of about 106 acres. In 1982 there were $263,009,000 in actual sales (See Table 36). 1986, 466 acres of land were used for commercial use. Convenience ( local Business), In In each retail group - Comparison ( Community Business) and General Business - the City has substantially more land in use than would be needed to serve the City's population. The regional significance of the City's shopping centers distorts conventional planning analysis on future space needs. This is not to say however that the normal market analysis process cannot serve as a statistically reliable community planning base to predict future market performance. For local markets, statistical analysis and assumptions on potential spending available for a given geographic area and expected consumer desire to shop in said area ( based upon accessibility, - 122 - available parking and aesthetic �attractiveness) can be useful in justifying the decision to develop a specific shopping facility. Existing and planned shopping center sites are addressed below. TABLE 38 POTENTIAL RETAIL SALES/SPACE ANALYSIS CITY OF NOVI, MICHIGAN* Retail Groups CONVENIENCE LOCAL BUSINESS) Food Drugs b Other Retail COMPARISON (COMMUNITY BUSINESS) General Merchandise Apparel, Accessories Furniture, Home Furnishings and Appliance Eating/Drinking Places GENERAL BUSINESS Auto Dealers Gasoline Service Stations Building Materials, Hardware, Garden Supply TOTAL Retail Floor Space Supported by City Equivalent Residents Acreage (sq.ft . ) (inc. parking) Potential Retail Salesa ($1,000) Retail Sales/ Sq.ft. $ 20,878 3,737 7,267 $ 252.35 129.88 184.15 82,734 28,772 39,462 9.5 3.3 4.5 12,319 137.90 89,333 10.3 5,560 112 .81 49,286 5.7 4,083 100 .11 40,785 4.7 9,389 153.90 61,007 7.0 18,571 9,943 210.00 95.00 88,433 104,663 20.3 24.0 4,383 59.29 73,925 17.0 - 658,400 $ 96,130 *Analysis by Brandon M. Rogers & Associates, P.C. , May 1987. a. Based upon Statewide per capita expenditure patterns and estimated 1982 City population. b. Includes liquor, sporting goods, books, stationary, jewelry, hobby/toys, camera/photo, gifts/novelty, luggage/leather goods, florists and sewing/needlework/piece goods stores. - 123 - Actual Land Use Acres (1986) 17.3 50 27.7 244 61.3 172 106.30 466 �') II T W p C 1 T Y 0 F WAL LE 0 ~ ~·:. I7·:... .,. 1' I' 1 I \ / ~ I ------; -j 7 31 Il I l-~11; 3~rf7 ~ -~ Ll 32 JJi~ ,r 7 N O R T H \I I L L E NORTHVILLE TOWNSHIP T O W N S H I LEGEND f ·:::::::::::j -.❖•-•....-........, Off i Ce - center commercial ~ non center commercial apartment mm (Pd ) planned development option available where designated RETAIL & OFFICE SECTOR PLAN CITY OF NOVI MICHIGAN I ~ P ... 1•~00 BRANDON M. ROGERS & ASSOCIATES, P.C. community planning consultants NOVEMBER , 1987 16 �7-_f r I I ~1I ,., , I • r I I I] - . , ~- ~ I I ~ I L~ ; j • ,II I I~]~· : :fl ;~ , · ~ RTITrr-1 L·· - Jn rrrr+,.J I I: I I I -l, . ii : L lf=LWJ ~j 19 • 0 . ~ z 1 ,-1 I I 30 I - j I I JJ,.,. ~ ~.JJ,i / 'I {I__, ~ /., 1~ - - ' I " rtfF2j [j-)k\qf&ffl I I ,' . l L -t 1 .L T 1:tTIJ1fl, , , ,E=B' □ ~ I PrJ~j-~JJJ rn~1n l LM1IT I r ':!1t:rnm1a~~l 1 ! 9~m~P I I- l' i \32 r 31 1 I 1 [![ ~-C I T Y -- ".L ~~ - I -1- ~ l ~ u_J~ I El~H!ii@~'ii~I : I . -U-"LUCL= I [ J ~ I NO"THVILLE I T O W H S 11 I rT ~ ~i p 11 // N ORTHVILLE LEGE ND €@:,:;;} office - center commercial IJill apartment ~ non center commercial (Pd ) Planned development option available where designated RETAIL & OFFICE SECTOR PLAN CITY OF NOVI M ICHIGA N I ....... ~~ IC•ll l_!Q9_ IOI ~00 ff(T BRANDON M. ROGERS & ASSOCIATES , P. C. commun i ty p l annino consultants NOVEMBER , 1987 16 �) ) ) , T W , COMMERCE CITY rw , WALLEO 0' LAKE ~ WAL LCD I' I ~i LAKE \ :\ ~h ~I\\. I I ►i .i . . , _J__ 1-~(;~', I C T ! I I i I I ,+9 - ~ ~'1--i ~ It ,,~ T ' ••,,,.••• w - ~ ~ il ll ~ I 1 \ '< L>--- _ _, i I U:::L I ~I -1- ---, l,. __J_ 20 19 I 2' I~ . - . ." I --c----c:L-- ~·- - r- -r--- 30 l 11 ' () O __JI ; , ,2 8 I I ~ ~ ' I J J I I J ; 1 1 \'~ ' 7 ~ I I ...!.... 1 I 1~ nl I NORTHVILLE I I I r32T I I c11 1 TOWNSHIP LEGEND [.•.• :::. .! 0 ff i Ce center commercial ~ non center commercial apartment - mm Pd) planned development option available ( where designated RETAIL & OFFICE SECTOR PLAN CITY OF NOVI MICHIGAN I t t A Lt Ill ... ,tlT BRANDON Ill . ROGERS & ASSOCIATES , P.C. community planning consultants NOVEMBER . 1'187 16 �,- 1980 Master Plan Recommendations The City•s 1980 Master Plan for Land Use made a firm recommendation to centralize commercial land use in the vicinity of 1-96 and Novi Road in the center of the City. Center Commercial and Non-Center Commercial ( PD3) areas were planned in an approximate one square mile core area. Elsewhere in the City smaller planned commercial areas were proposed at: Ten Mile Road and Meadowbrook Road Ten Mile Road a.,d Novi Road Ten Mile Road and Beck Road Novi Road at south City limits Beck Road at Pontiac Trail Pontiac Trail west of West Road Fourteen Mile Road at East Lake Drive Novi Road at Thirteen Mile Road East Grand River between Novi Road and Haggerty Road West Grand River, east of Wixom Road East side of Haggerty Road, northerly of Eight Mile Road. Proposed Commercial Proiects There are new shopping centers and retail business projects planned in the City which should be open by end of 1987 or early 1988. 1. Breckenridge ( 12, 123 sq. ft. ), These are: east side of Novi Road, southerly of Nine Mile Road. 2. Pine Ridge (38,235 sq.ft.), west side of Novi Road, northerly of Ten Mile Road. - 124 - �1I 3. Cedar Ridge (39,094 sq. ft. ) , north side of Grand River Avenue between Novi Road and Meadowbrook Road. 4. "The Landing 11 (a.k.a. Novi Shoreline Project) (10,000 sq. ft.), Novi Road at Thirteen Mile Road. 5. Meadowbrook Center (3,780 sq. ft.), North side of Ten Mile Road, easterly of Meadowbrook Road . 6. Eaton Center ( 15,075 sq. ft. ) , north side of Ten Mi le Road, westerly of Novi Road . Other retail projects expected to be developed or started in the 1988-89 period are: 1. Sandstone PUD (90,000 sq.ft.), north of Twelve Mile Road, easterly of Novi Road. 2. Westbrooke Place ( commercial space 120,000 sq. ft. in addition to office space, restaurants and hotel), north side of Grand River Avenue, west of Beck Road. 3. Twelve Oaks ( approximately 550,000 sq. ft., of additional space to the 1,200 , 00 sq.ft. of existing center) at southeast quadrant of Novi Road and Twelve Mile Road. Future Retail Trade Potential and Space Needs The City of Novi has a strong Retail Trade sector. New shopping centers are being built in the 1985-1988 period which will further strengthen the tax and employment base of the City. However, traffic generated from these retail - 125 - �uses will place demands upon City, County and State agencies to upgrade the ., ... transportation system. establishments Further, the concentration of many of the retail trade near the 1-96/ Novi Road intersection Master Plan will require special attention. based upon the City's In the final analysis, the City's ability to optimally capture its economic potential becomes a question of whether such items as accessibility, traffic control, parking and urban design and beautification are well handled by the City, other governmental agencies and commercial developers . Novi has a region. 11 downtown 11 serving not just the City but a large surrounding Access to this downtown is facilitated by a freeway network focusing on the City. Pressures to further intensify this concentration must be care- fully weighed so that the attractiveness and functioning of the City as a good place in which to live and shop is not diminished. Considering shopping center classification, reference is made to Table 39. It is again evident that the City's major shopping centers ( Twelve Oaks, West Oaks I, West Oaks II, Novi Town Center), comprising approximately 2,300,000 sq. ft. of floor space and several department stores, more than meet City residents• future needs. Several convenience convenience-type augmented by stores the shopping in the proposed centers major exist shopping imminent in the centers. commercial projects City including These centers, noted earlier and future development on planned commercial sites, plus shopping centers near the City (e.g., Roads, downtown Meijers in Northville Township at Haggerty and Eight Mile Northville and new planned shopping centers in Commerce Township and Farmington Hills in vicinity of Haggerty and Fourteen Mile Roads) are planned and intended to provide convenient local business services to City residents in the future. It is concluded that no new convenience shopping center sites are needed to serve the expected City population by Year 2010. The Ten Mile/Beck Roads and Westbrooke shopping center sites are well located to serve the west side of the City and the low density housing expected. Ten Mile/Meadowbrook Roads The Ten Mile/Novi Roads and area shopping centers, - 126 - as well as smaller centers �along East Grand River Avenue and on Novi Road, south of Nine Mile Road, are .,... suitably located to serve the southeast part of City. shopping area, "The Landing" and businesses The Sandstone PUD along Novi Road south of TABLE 39 SHOPPING CENTER CLASSIFICATION * ~ Minimum Support Population 5,00010,000 Gross Floor Site Size Area (acres) (Sq.ft.) 3-12 20,000100,000 Principal Tenant Supermarket Type Center Convenience (Local Business) Trade Area 2-3 neighborhoods Minor Comparison (Community Business) Sma 11 Community 20,00060,000 12-20 100,000200,000 Junior Department Store Intermediate Comparison (Community Business) Large Community 60,000100,000 20-40 200,000400,000 Intermediate Department Store Major Comparison (Community Business) Region 250,000+ 50+ 400,000+ One Major or 2-3 Intermediate Department Stores *McKeever, J. Ross; Griffen, Nathaniel M.; and Spink, Frank H., Jr.; Shopping Center Development Handbook, Community Builders Handbook Series (Washington, D.C.: Urban Lan_d Institute, 1977.); plus other sources. Thirteen Mile Road, and the sites at Pontiac Trail/West Trail/Beck Roads all serve the south part of City. the Twelve Oaks/West Oaks/Town Center complex shopping services. - 127 - Roads and Pontiac Finally, as noted earlier, provides many convenience �The continued policy to limit proliferation of spot and strip commercial .',. development throughout City so as to enhance the residential environment and reduce screening requirements and traffic and parking congestion, was recently 12 reiterated by the City Council and Planning Commission. The City is fortunate that it has little strip, shallow depth commercial property and can plan ahead for modern shopping centers which are efficient and attractive. Office Development Past Trends In 1974, at the time of the City's Master Plan inventory phase it was found that 14 acres, or O. 3 percent of the City I s developed area ( 0. 1 percent of City's total area) was devoted to office use where the principal use of a building( s) was for office purposes. Comparable data from the 1986 Existing Land Use survey revealed that 73 acres were so used, developed area (0.4 percent of City's total area). or 1. 2 percent of City's Thus, while there was substantial rate of growth in 12 years, the total land used for office remained small. Reasons for this trend are believed to be ( 1) competition from more central office centers in Southfield, Troy, Farmington Hills, Bloomfield Hills, Birmingham, Dearborn, downtown Detroit, and Ann Arbor areas, (2) slow down effects of the 1979-82 recession, and (3) the accelerating trend for retail business development in City of Novi which escalated property values in central parts of the City which might have otherwise been developed for offices. Existing Office Development From the 1986 Existing Land Use survey, office uses were inventoried and mapped on Sidwell field sheets . acres in the aggregate. As noted above, this type of use comprises 73 It is recognized that many other offices exist as part of high tech, industrial and warehouse/wholesaling establishments which are not 12 City of Novi Philosophy Statement, op . cit. Use, City of Novi, 1980. - 128 - Also Master Plan for Land �included in this total. •I,- A total of 79 separate office establishments are listed in the City's 1986 Registered Business listing. ( See following Existing Office Location Map ( Map 17) and Table 40, Office Survey.) Further analysis and quantification of office uses was performed on collected data. As depicted in Appendix B office uses are classified as to name, address, section number where located and telephone number. Analysis of survey information shows that concentrations of office development are presently at Orchard Hill Place, at Ten Mile Road and Novi Road, at Ten Mile Road/Meadowbrook Road, and along Grand River Avenue. Regional Office Trends Strong office development trends in the Novi region are evident. County has witnessed new major office developments generated Oakland by EDS ( Electronic Data Systems), GMF Robotics, Saturn headquarters and the Chrysler Corporation Technology Center . More new office space ( bu i It si nee 1960) has occurred in the County than in any other county within 200 miles, also account\.. ing in 1985 for two-thirds of all office space built in the State of Michigan. 13 A recent Detroit Metro survey in September 1987 found that there are over 7,000,000 sq.ft. of new office space under construction, the majority being in 14 the City of Troy. In a recent survey, Oakland County had 435 major office buildings having over 18,000 sq.ft., totalling 47 million square feet of floor space. such space was located in the City of Southfield. 15 Half of Approximately 300,000 sq. ft. of office space was recorded in the City of Novi, 4.8 million square feet in the City of Farmington Hills, 8.1 million square feet in the City of Troy, 2.3 million square feet in the Birmingham/ Bingham Farms areas and 1. 3 million in the City 13 Major Economic Activities in Oakland County, Michigan, Oakland County Economic Development Department, February 1986. 14 The Metropolitan Detroit Office Market Summary, The Hayman Company, September 1987. 15 Oakland Focus, Vol. 4, No. 2, June 30, 1986. - 129 - �EXISTING OFFICES 1986 l'OMUAC l~ IIIIAHDON U.IIOOEIII &AISOC:IATU,P,C. communl17 plonnln9 con1ullonl1 (/ I I I I I I I 10 II ~21 I I I I I I ,, I I I 17 llt V( N lot ll l •• I d 19 20 ::i 11 n ~ ll TIN altLf: ..... • 29 30 NIN( .... "" I· t 31 ~ ; 32 - 130 - 17 �TABLE 40 OFFICE SURVEY CITY OF NOVI, MICHIGAN * Section 1 Office Use Master Plan (As Amended to September 1987) (Acres) 12.0 Existing Office (Primary) Use (Acres) Office Use Proposed Master Plan (Acres) Fixed Used (Other than Office Uses) in Proposed Master Plan Areas (Acres) 12.0 Available Planned Areas for New Office Use (Proposed Master Plan) 12.0 2 2.6 2.5 3 4 9 2.7 10 72. 7 11 5.2 12 13 14 15 30.0 48.0 153.5 37.5 219.4 63.2 16 17 18-20 21 22 68.5 23 16.5 24 23.0 25 12.4 26 25.2 27 36.2 28 1. 5 29-34inc 35 36 147.0 n. of I-96 s. of I-96 e. of RR w. of RR n. of I-96 814.5 acres 5.2 4.3 422.8 201.4 48.0 153.5 37.5 59.4 63.2 0.8 4.3 1.4 2.8 3.5 0.9 8.0 10.4 40.0 421.0 189.1 36.2 150.7 37.5 175.9 63.2 2.0 68.5 16.5 23.0 9.7 25.2 36.2 1. 5 10.0 3.6 1.2 7.5 10.0 1.1 4.7 147.0 1,490.6 acres 2.6 31. 5 12.0 75.3 acres 51.5 acres *Survey by Brandon M. Rogers and Associates, P.C., January 1987. - 131 - 58.5 12.9 11.8 1.1 25.2 31. 5 1. 5 103.5 1,332.5 acres �_..,,......._ of Bloomfield Hills. the Sixty-four percent of the County's office development is in 1-696 corridor which continues along the soon to be widened 1-96 from Telegraph Road through the City of Novi. During the 1985-86 period office and commercial development has continued to occur in communities 1-696/1-96 and Haggerty especially along along the Road/1-275. 1-96/Twelve Mile County's growth corridors, including Office development is moving westerly Road in Farmington Hills and northerly along 1-275/ Haggerty Road from the Plymouth/Northville/Livonia area. via 1-275, south to 1-94 and Detroit/Wayne County Metropolitan Access Airport is excellent. While there has been concern about oversaturation of the office space market, not withstanding low vacancy rates in the Novi region, regional office demand is strong. It is expected that the thrust into the City of Novi of new office development will be significant. factors are site accessibility, the overall traffic congestion, Limiting development utility service and land prices. As reported by Oakland County, most of the County's office space (40 million square feet) existing and planned is general rental space, a fluid 16 leases. The office development will place market typified by short term growing pressures on roads, police, fire and traffic control services. The report emphasizes that South Oakland County is no longer a "suburban area", that this area is actually the center of gravity for modern office space in the Southeast Michigan region. 1980 Master Plan Recommendations The City's 1980 Master Plan proposed substantial areas for Office use, both Office and Office-PD-2. Total area proposed on the original 1980 Plan was 17 540 acres, or eight percent of City area. Principal areas proposed at that time for Office use were: 1. 16 Orchard Hill Place Remarks by Jack Driker to 1-696 Corridor Committee, September 10, 1986. 17 Master Plan for Land Use, City of Novi, Michigan, October 1980, p. 21. - 132 - �2. Between Twelve Mile Road and 1-96, between West Oaks I and 11 and C&O Railroad. 3. North side of Twelve Mile Road between Dixon Road and C&O Railroad. 4. Area between Novi Road and Dixon Road, between Twelve Mile Road and 12-1 /2 Mile Road. 5. West side of Novi Road between Ten Mile Road and C&O Railroad. 6. Areas in vicinity of Novi Road, south of Ten Mile Road. 7. Areas at Ten Mile Road and Haggerty Road. 8. Small areas along south side of Grand River Avenue in vicinity of Olde Orchard Avenue and Seeley Road (extended); at Haggerty Road/ Fourteen Mile Road intersection; at Ten Mile Road/Taft Road intersection; at Nine Mile Road/ Haggerty Road intersection; and at Ten Mile Road/ Meadowbrook Road intersection. ·= Regarding Office land use planning, the Master Plan has- been amended in 1986-1987 to: 1. Expand Office use at the Haggerty Road/Fourteen Mile Road area. 2. Designate the portion of Bob-O-Link golf course north of Grand River Avenue for Office purposes. 3. (Westbrooke Place) Change certain frontage on north side of Grand River Avenue, east of Town Center to Office use. 4 . . Expand proposed Office use on north side of Ten Mile Road westerly of Providence Hospital facility at Haggerty Road. ( Brookside Office parcel on Meadowbrook Road, Park) 5. Remove Office use designation for a southerly of Ten Mile Road. 6. ( Peachtree Center) Revise Office areas in Section 10. (Northwest Quadrant of Novi Road and Twelve Mile Road) Proposed Office Projects Several office projects are pending in OSC, 8-3 and 1-1 Districts. Novi on properties zoned OS-1, A strong new trend is evident. - 133 - Pending projects �are ( see also City's Projects Map): 1. Orchard Hill Place Complex a. Orchard Hill Place, a five story office building (130,400 sq. ft.) on north side of Orchard Hill Drive, westerly of Haggerty Road. b. 250 Building, a seven story office building (257,000 sq. ft.) immediately west of the Novi Hilton. c. 200 Building, a six story office building (200,000 sq. ft.) south of the 250 Building. 2. Lake Pointe Office Center a. Lake Pointe Office Center, a three story office building (92,877 sq. ft. ) on the east side of Town Center Drive between Eleven Mile Road and Crescent Boulevard. b. Lake Pointe building Office Center 11, a proposed three story office (93,000 sq.ft.) lying south of Item 2,a. above on east side of Town Center Drive, northerly of Eleven Mile Road. Lake Pointe Office Center 111 and IV, proposed three story office c. buildings, to be approximately 93,000 sq. ft. respectively, and 100,000 sq. ft. to be built after Lake Pointe Office Center 11 is completed. 3. Brookside Office Park (Phase I) -- A three building complex (45,520 sq. ft.) on north side of Ten Mile Road, westerly of Haggerty Road. 4. North Hills Office Center (Also known as Simon Office Building) -- A two story office building ( 16, 128 sq. ft.) on the north side of Twelve Mile Road between Novi Road and Meadowbrook Road. 5. South Park Office Building -- A two story office building (14,250 sq. ft.) on west side of Novi Road, southerly of Ten Mile Road. 6. Holly Hills Office Building (Phase 111) -- A one story building office (12,600 sq.ft.) on the south side of Ten Mile Road, westerly of Two medical office buildings Haggerty Road. 7. Novi Professional Building -- (10,918 sq. ft. total) on west side of Novi Road, southerly of Ten Mi le Road. - 134 - �Maxim Building -- A two story general office building (38,100 sq.ft.) 8. on north side of Grand River Avenue between Novi Road and Meadowbrook Road . 9. State Farm Service Center -- A two story office/ customer claim center (14,422 sq. ft.) on the east side of Novi Road, northerly of Ten Mile Road ( adjacent to Evans Mechanical). 10. Lake Pointe Corporate Center -- A multi building office complex of 290,680 sq. ft. space proposed on a 27. 94 acre site on the west side of Meadowbrook Road between 1-96 and Eleven Mile Road . 11 . A mixed use center of offices, hotel and service Westbrooke Place commercial uses in a 72.5 acre Avenue, Beck Road, and 1-96. parcel bounded by Grand River Office space estimated to be 850,000 sq. ft. with construction startup in 1988. 12 . Trammel Crow Company -- A preliminary office park development (1,200,000 sq.ft.) of 3 to 5 story buildings in area bounded by Twelve Mile Road, Meadowbrook Road, 1-96 and Twelve Oaks Shopping Center. Not counting Westbrooke Place, Trammel Crow's Twelve Mile/Meadowbrook office complex, and Lake Pointe Office Center 111 and IV total square footage of new office projects is about 1,175,000 sq.ft. This compares to estimated City office development of 299,783 sq.ft. in 1985, 182,000 sq.ft. in 1980, and under 18 10,000 sq.ft. in 1977. Future Office Demand and Development With substantial and residential Banking, real estate, insurance, distributorships and other service complementary to retail Novi trade is a concomitant emerging development services. finding there industrial in are City, business, occurring businesses the retail an attractive centers, location. industrial need for Such parks uses and support can residential neighborhoods. 18 Master Plan for Land Use, City of Novi, Michigan, op.cit., p . 17. - 135 - be �Further, with the strong office development in the 1-96/Twelve Mile Road corridor and the 1-275/Haggerty corridor, both converging on Novi, new development is likely to look to the City for available office sites which have or will soon have excellent regional accessibility. pletion of 1-696 from 1-75 Further, westerly to Telegraph with the imminent comRoad and the scheduled widening of 1-696 from Telegraph Road to 1-275 with additional interchanges at Haggerty Road and other locations, the thrust of office development westerly can be anticipated. Thus the proposed office land use areas are depicted as having good development potential, accessibility, likely high tax base, and low environmental impact. Recent developer interest in office sites in the City support the belief that substantial office development can be expected in the future. Based upon the survey of existing and planned office areas in the City of Novi, it was seen that considerable vacant planned area exists suitable for office development. (See Table 40.) Under the present City Master Plan 880 acres are planned for Office future use. Of this 11 planned 11 area about 65 acres are used today primarily for office purposes. It is, therefore, recommended that Office use be planned: 1. Between Twelve Mile Road and 1-96, and between Twelve Oaks Shopping Center and Haggerty Road ( Sections 13 and 14), approximately 624 acres. This proposal reflects an appreciation of this strategic corridor soon to have improved freeway access and which is largely vacant. 2. Between 1-96 and Grand River Avenue, Taft and Beck Roads, capitalizing on highly visible, accessible locations along the Freeway. 3. At other planned Office areas on the present Master Plan with the exception of a small Office area at the northwest corner of Nine Mile Road and Haggerty Road. - 136 - �It should be noted that Office land use is permitted in proposed Commercial and Industrial areas designated on the Master Plan thus expanding the opportunity for office development, either in solely Office use buildings or as part of commercial or industrial complexes. Previously planned Office areas north of Twelve Mile Road, between Novi Road and the C&O Railroad ( Sections 9 and 10), were reduced and repositioned in the Master Plan in August, 1987. (Net reduction of 65 . 8 acres.) The foregoing recommendations for office and retail future land use as depicted on the Retail & Office Sector Plan (Map 16) would appear to split the City in an east-west direction between Twelve Mile Road and Avenue and create a barrier for cross access. Grand River However, with the implementa- tion of the proposed City Thoroughfare Plan, the Taft Road connector and the Decker/Meadowbrook Roads alignment will augment Haggerty, Road to provide desirable vehicular accessways. Novi and Beck As office and retail areas are developed, there will be continued need to improve road capacities and design safety standards. City s 1 With conformity to proposed Thoroughfare Plan Consultant, planned rights-of-way ( ROW) in the ( Map 15), the City s Traffic Engineering 1 working in association with the City 1 s Planning Consultant, has concluded that adequate ROW exists to handle planned future retail and office land uses, as well as residential and industrial uses. - 137 - �INDUSTRIAL AREAS PLAN Introduction The City of Novi has extensive areas planned and zoned for industrial use. These areas are principally along the Grand River Avenue/1-96 corridor and the C&O Railroad corridor. mix of light The City has been attractive to a diversified industrial/warehouse/wholesaling establishments owing to its strategic location in the Southeastern Michigan area and accessibility by several freeways. Ample industrial land is available in a range of parcel sizes at reasonable cost. The value to the City in terms of tax base and job opportuni12 ties is significant. As stated in the City of Novi Philosophy Statement , 11 ••• we [City] should have a place for dean industries to develop and produce the finest of modern technology ... 11 Goals for such achievement, as previously stated in the Goals and Objectives of the Master Plan Update are: 1. To define 11 industry 11 considering the environmental clean impact of such uses (e.g., the production, use or disposal of hazardous and toxic materials). 2. To review and revise ( if necessary) the Industrial Land Use Plan in Iight of water), existing land infrastructure uses, natural needs, traffic resources impacts, ( including ground relationship to residential land uses, etc. Existing Land Use and Development Trends Based upon findings in the Existing Land Use Survey, there were in 1986 1,900 acres of land zoned for industrial use of which 694 acres or 36. 5 percent were actually so used. More specifically, not counting extractive industrial use, 284 acres of Light Industrial land and 277 acres of General Industrial land 13 exist. These zoned districts are reflective of planned Industrial areas on the Master Plan for Land Use. 12 City of Novi Philosophy Statement, op.cit., 1986. 13 E . . x1sting Lan d Use S urvey, Master Pl an Up d ate, Ph ase 11 , August 1986. - 138 - �Recent industrial development has occurred in these well established industrial districts without intrusion into residential areas. There has also been a substantial amount of office and high tech development, some in association with warehousing and wholesaling activities. It is in these areas, having functional services regarding industrial service roads, utilities and high level of site planning, that it is possible for the City and the industrial owners to have compatible long-term viability. Further, there is an ample labor force supply in the surrounding area as the suburban growth of housing has also expanded. Compared to other Oakland County communities, it may be seen that Novi is one of the top 10 leaders in actual industrial land use, ranking fourth behind Troy, Pontiac and Orion Township. (See Table 41.) In reference to amount of vacant industrially zoned land, Novi ranks first in the County. In number of large size vacant industrially zoned parcels, Novi has nearly twice as many 14 parcels five acres or larger ( 51) than any other community in the County. Total State Equalized Valuation ( SEV) property (1987 rolls) was $79,700,350. City's total SEV of $593,307,905. of industrial real and personal This comprises about 13 percent of the 15 Industrial Parks There are several industrial parks in City of Novi which have or will provide full services. 1. Principal ones are; Novex One Industrial Park, located on Heslip Drive, northerly of Nine Mile Road. This is the City's only Certified Industrial recorded by the State of Michigan's Department of Commerce. Park as All lots are now built or are under commitment. 2. Novi Industrial Park, located along Roethel Drive, on the south side of Nine Mile Road. This new development has all services and includes the City's sanitary sewage holding tank facility. development One research and user already exists in the Park and a second use is planned. 14 Oakland County Planning Division, Vacant Land Zoned Industrial, County Land File, June 1987. 15 City Assessor's records, November 1987. - 139 - �TABLE 41 INDUSTRIAL LAND USE AND ZONING OAKLAND COUNTY COMMUNITIES* Community Existing Industri 11 Land Use (Acres) Vacant Land Zoned Industrial 2 (Acres) Percent of Vacant Industrial Land to Industrially Used Land Troy 1,535 176 . 2 11.5 Pontiac 1,432 87.4 6.1 Orion Township 882 469.7 53.3 Novi 865 1,155.3 3 133.6 Mad i son Heights 739 59.6 8.1 Rochester Hills 721 531.2 73.7 Auburn Hills 655 874.4 133.5 Farmington Hi 11 s 641 123.3 19.2 Wixom 553 847.5 153.3 Commerce Township 521 622.1 119.4 * Compilation by Brandon M. Rogers & Associates, P.C. Statistical variations for City of Novi from the City's 1986 Existing Land Use Study are due to survey techniques. Extractive industrial use included in County Survey. 1. Division of Planning, Department of Community & Economic Development, Oakland County, 1986 Land Use Inventory for Oakland County, June 1987. Communities with substantial industrial mining operations not included. 2. Oakland County Planning Division, Vacant Land Zoned Industrial, County Land File, June 1987. 3 . Reduced to 995 acres by the rezoning on November 9, 1987 of approximately 160 acres of land between Grand River Avenue and I-96, and between Taft and Beck Roads to OS-2 District . - 140 - �3. Catherine Drive (Ten-Novi) Industrial Area, north of Ten Mile Road, easterly of Novi Road. 4. Vincenti This area is now all under development. Industrial Park, extending northerly of Grand River Avenue. easterly of Meadowbrook Road, This Park is totally developed with full services. 5. Lakepointe Corporate Center/Novi Business Park, along both sides of Eleven Mile Road, westerly of Meadowbrook Road . Being developed by Trammell Crow Company, these office-high tech complexes are currently under development and will comprise nearly 500,000 square of space when completed. 6. Novi Industrial/Research/Office Park, a pending light industrial subdivision on north side of Nine Mile Road, easterly of C&O Railroad. . - According to a recent regional survey 16 , there are 270 industrial parks in the Detroit Region, 30 being added in 1987. The top 10 communities and their parks are: Livonia ( 31 ) Warren (8) Troy ( 15) Wixom (8) Sterling Heights ( 10) Westland ( 7) Rochester ( 10) Auburn Hills (6) Farmington Hills ( 9) Novi ( 5) Industrial Potential Since the City has a substantial supply of vacant industrial land, there is good prospect for further industrial development. roads, The availability of paved water and sewer facilities for most such land, accessible markets and permissive zoning are all attractive features for new developers. The amount of quality industrial and associated office and high tech development that will take place and expand in the City of Novi in the future will depend to a large extent on the City's ability to provide access by developers to utility services and sites meeting local development standards and compatibility with adjacent uses. 16 Robinson Reports, "Continued Growth", November 1987. - 141 - �Industrial Land Use Plan Only one major change in areas for Industrial future land use is proposed, that being the property between Grand River Avenue and 1-96, and between Taft and Beck Owing Roads. to high visibility along 1-96, proximity to Westbrooke Place on west side of Beck Road and to the City's Town Center area, and access to 1-96 Freeway at the Beck Road and Novi Road inter- changes, approximately 160 acres of land is proposed for Planned Office Service use. Such area was rezoned on November 9, 1987 by the City Council to 05-2, Planned Office Service District. In order to better interface and coordinate planned industrial areas with residential areas, the City in 1986 amended its Zoning Ordinance to require substantial screening/landscaping and setbacks, reduced building heights, and specific types of industrial uses wherever industrial zoning abuts residentially zoned property. Such protective measures were deemed necessary since indus- trially planned and zoned land abuts over 10 miles of adjacent residential area in the City. The Industrial Land Use Plan (Map 18) recognizes a need for providing suitable sites for light and general industry and has so allocated areas for the most part which have all weather roads, utilities and usable space. Reiterating 17 the 1980 Master Plan's objectives for industrial development , the Plan as proposed is designed to: 1. Reorient the industrial corridors, to a great extent, from a general industrial orientation to a more desirable light industrial orientation. 2. Encourage the development of a quality industrial base in Novi through the provision of planned industrial subdivisions. 3. Develop a system of industrial grade streets designed to promote the efficient flow of industrial related traffic within the designated industrial areas. 4. Call attention to the need to introduce design techniques that will create a proper visual environment in the industrial areas. 17 Master Plan for Land Use, City of Novi, Michigan, - 142 - October 1980, p.29. �( ) ) ) C O M M E A C E T W P. C I T Y 0 F W A L LE 0 L A I( COMMERCE f T W P• ., ·U C I T T 1 OF 1f nc:;v1 NILE I Y \p;;::.W ' A v <_...:..:::::: • / I ::--,, l I ~I ........ ~fwln•·••11 I1 W'.J f r I !: 'i 19 • . 0 32 31 7 NORTHVILLE ~ LIGHT INDUSTRIAL LANO USE 1111 GENERAL INDUSTRIAL NORTHV ILLE TOWNSHIP TOWNSHIP LAND USE ..... INDUSTRIAL AREAS PLAN CITY OF NOVI MI C HIGAN I NOVEMBER , 1987 BRANDON M. ROGERS & ASSOCIATES , P.C. community planning consultants 18 �APPENDIX A SOUTHEAST MICHIGAN COUNCIL OF GOVERNMENTS POPULATION PROJECTIONS * The growth rates estimated using the logistic model were applied to protect household growth between 1980 and 2005. Community level growth was factored so that the regional total remained consistent with the regional forecast. This method requires accurate information regarding the capacity of a community for future growth, and is based on the assumption that the historic rate of growth is an appropriate basis for future projections. accounts for expected loss of housing The household forecast also units due to fire, abandonment and general depreciation of the capital stock. The distribution of households by five income groups and five life cycles was also projected for each community. At the regional level households were ranked by income and divided into five equal groups, or quintiles. The method used to project households by life cycle and income group takes into consideration the effects of residential mobility, acteristics of the housing stock. aging and char- For each five year progression of the fore- cast, the probability that households will have changed residential location is calculated based on the income quintile and life cycle of the household. and * non-movers Movers are grouped by life cycle and the probability that households SEMCOG, Small Area Forecast, Version 1 84, June 21, 1984. �shift from one life cycle to another is calculated . Mover households are re- assigned to communities based on their income and life cycle and the characteristics of available housing in each community. The model assumes that a house- hold's choice to own or rent housing and the price it is willing to pay for housing are determined by household income and life cycle. As in the case of total households, the projections of life cycle and income are factored to agree with regional forecast totals and the total number of households projected for each community . Population projections are based on the distribution of households by life cycle within each community . For each household life cycle, the average num- ber of persons in each of seven age groups was calculated using data from the 1980 Census. r,- group . These factors were applied to derive the total population by age To this total was added the count of persons resident in institutions or group quarters. It was assumed that the count of such persons would remain at 1980 levels throughout the forecast period. A consequence of this method is that the rate of change in the household size of communities will vary across the region. Stable communities with an aging population and relatively low proportions of households with children are projected to experience turnover in their housing stock in which smaller, childless households are replaced by larger households with children. Since these communities had below average ratios of persons per household in 1980, this trend means that the decline in that ratio will be comparatively small by 2005 . Communities that have been settled largely during the last decade and that have high proportions of households with children are projected to experience the greatest decline in household size. Within twenty years, children �presently living in these communities will have grown up and left their parents• homes to form their own households, leaving behind smaller households occupied by their parents. Household Life Cycles - A means of grouping households according to the stage of life of the head of the household. SEMCOG defines five groups based on whether there are minor children present in the household, the age of the youngest child where minor children are present, and the age of the head of the household where there are no minor children. Life Cycle 1 - Households with no minor children in which the head of the household is less than 35 years old. r- Life Cycle 2 - Households with no minor children in which the head of the household is between 35 and 65 years old. Life Cycle 3 - Households with no minor children in which the head of the household is 65 years or older. Life Cycle 4 - Households with minor children in which the youngest child is less than six years old. Life Cycle 5 - Households with minor children in which the youngest child is six years old or older. Household Income Quintiles - A means of grouping households according to their relative position in the regional income distribution. Quintiles are formed �by ranking households by income and dividing them into five equal groups. Quintile 1 income. Households where income falls below the twentieth percentile of In 1979 this group had incomes less than $8,648. Quintile 2 - Households whose income falls between the twentieth and fortieth percentile of income. In 1979, this group had incomes between $8,648 and $17,238. Quintile 3 - Households whose income falls between the fortieth and sixtieth percentile of income. In 1979, this group had incomes between $17,239 and $25,290. Quintile 4 - Households whose income falls between the sixtieth and eightieth percentile of income. In 1979, this group had incomes between $25,291 and $35,741. Quintile 5 - Households whose income exceeds the eightieth percentile of income. In 1979, this group had incomes in excess of $35,741. Median Income Quintile - This is an index that relates the income distribution within a community or other geographic area to that of the region. score of this index for the region as a whole is 2. 5. The Communities with scores greater than 2. 5 have an income distribution that is skewed toward the higher income ranges found within the region. Those where the score is below 2. 5 tend to have an income distribution with higher concentrations of households in the lower income quintiles. �APPENDIX B NOVI COMMUNITY SCHOOLS FACILITIES TASK FORCE PROJECTED ENROLLMENT BASED ON ANTICIPATED CONSTRUCTION 213 Single Family @ . 78 per residence = 166 students 652 Apartments @ .1918 per unit = 291 students Single Family Distribution of 166 Students Students K-4 48.6% 5-6 14.3% 81 24 7-8 ~9% 20 9-12 25.1% 41 (166) Apartments - Distribution of 125 Students K-4 38.3% Students TOTAL r· 5-6 14. 1% 7-8 12.4% 9-12 35.2% 48 18 16 43 (125) 129 42 36 84 ( 291) Students 1987-88 1988-89 1989-90 K - 4 (+129) 1411 (+129) 1540 (+129) 1669 5 - 6 (+42) 497 (+42) 539 (+42) 581 7 - 8 (+36) 515 (+36) 551 (+36) 587 9 - 12 (+84) 1256 (+84) 1342 (+84) 1428 Spec. Ed. Grand Totals lnc./Dec. 84 3763 291 84 4056 291 84 4349 291 ,--. �APPENDIX B (Continued) NOVI COMMUNITY SCHOOLS FACILITIES TASK FORCE STUDENT POPULATION STUDY ( 5 and 3 Year Projection ) Grades 1988-89 5 Year 3 Year 1987-88 3 Year 5 Year 1989-90 3 Year 5 Year Kindergarten 297 297 315 315 334 334 1st Grade 297 302 315 321 334 340 2nd Grade 275 280 306 317 324 337 3rd Grade 259 264 275 286 306 323 4th Grade Subtotal 243 1371 250 1393 267 1478 280 1519 283 1581 303 1637 5th Grade 252 252 255 263 280 294 6th Grade Subtotal 241 493 244 496 262 517 265 528 265 545 276 570 7th Grade 227 232 246 254 267 276 8th Grade Subtotal 252 479 252 484 236 482 241 495 256 523 264 540 9th Grade 249 256 265 272 248 260 10th Grade 266 268 251 261 268 277 11th Grade 297 291 274 271 259 264 12th Grade Subtotal Special Ed. 338 1150 338 1153 297 1101 279 1054 276 1077 89 89 303 1093 94 94 100 100 GRAND TOTAL 3582 3615 3664 3737 3803 3924 110 143 82 122 139 187 Inc. /Dec. I �APPENDIX 8 (Continued) NOVI COMMUNITY SCHOOLS FACILITIES TASK FORCE STUDENT POPULATION STUDY (Straight Line & Survival Method) 1987-88 Grades SL 1988-89 SUR SL 1989-90 SUR SL SUR Kindergarten 280 297 280 315 280 333 1st Grade 280 283 280 300 280 318 2nd Grade 267 267 280 275 280 283 3rd Grade 259 236 267 236 280 236 4th Grade 236 247 259 255 267 262 1322 1330 1366 1366 1381 1432 5th Grade 240 244 236 256 259 269 6th Grade 232 232 240 241 236 251 Subtotal 472 476 476 497 495 520 7th Grade 223 247 232 252 240 257 8th Grade 242 246 223 256 232 267 Subtotal 465 493 455 508 472 524 9th Grade 237 276 242 290 223 304 10th Grade 263 291 237 294 242 297 11th Grade 288 341 263 351 237 362 12th Grade 331 288 302 263 308 1119 296 1204 1030 1237 965 1271 84 89 84 94 84 100 3462 3592 3411 3717 3403 3484 -10 +120 -51 +125 -8 +131 Subtotal Subtotal Special Ed. GRAND TOTAL lnc./Dec. �APPENDIX C Commercial Local Business ( 124). -- Business land Also referred to as Convenience Shopping, Local areas consist of relatively compact groups of stores and/or services which satisfy the day-to-day shopping included drug, in this category are food, needs personal of residents. services, and Uses other convenience-type establishments. Community Business ( 122). -- Community Business areas, also referred to as Comparison Shopping, are those containing a single structure or group of structures having a large amount of floor space and a variety of commercial and service establishments which offer major products or services less frequently needed but which a customer usually comparison shops before buying. these areas are referred to as community or regional shopping centers. Often, Com- mercial uses included in this category are general merchandise, apparel and • accessories, furniture and appliances and other comparison-type commercial establishments. General Business ( 123). -- Uses included in the General Business cate- gory are lumber, building materials, hardware, eating and drinking establishments, automotive dealers, and gasoline service stations. These uses do not require location in a shopping center, rather they benefit by a location on a major thoroughfare permitting good access. Office ( 1212). -- Office uses are uses which include business, financial, personal, professional and repair service establishments . �APPENDIX D JUNE 1987 - Local Business (Section) Business Name Type of Business Address Section Telephone ARBOR DRUGS, INC. DISCOUNT VIDEO GIFTS ALA CARDE LEONG ON PJ'S DONUTS & CONES ROMANO'S PIZZERIA THREE-WAY CLEANERS BOURJAILY, RANDAL/GNRL. DENISTRY BRITE & WHITE CASTLE WINE SHOPPE COLUMBIA CONEY ISLAND GREAT LAKE VIDEO #2 HAIR CROSSING, THE MISTER NATURAL'S PIZZA DESERT ROSE CAFE MANUFACTURERS BANK AAA SALES OFFICE ALAN JAMES SALON BLUE RIBBON SCREEN PRINTING INACOMPT COMPUTER CENTER JACKSON/LANDSCAPING, FLOWERS BY KWIK PRINT PLUS MAISANO, T.C. & (Towne Club) MCREA ELECTRIC COMPANY MELDISCO K-M NOVI HAIR AFFAIR A & P GROCERY ACO INC. DEPOT IV CONVENIENCE STORE DOINIDIS CHIROPRACTIC DOMINO'S PIZZA ELAINE'S SCHOOL OF DANCE F/STOP, INC. FOTOMAT CORPORATION DT53 HAIRMERICA HOOK'S JEWELRY INC. IN STOCK WALLPAPER, INC. JON'DI CERAMIC & GIFT SHOP LA FLEUR FLORIST MANUFACTURERS BANK MARIA'S ITALIAN BAKERY MASON REALTY, CAROL MATERNITY FACTORY OUTLET MCNISH'S INC. MEADOWBROOK VETERINARY MINNS, STEPHEN, DDS, PC NOVI FLOOR COVERING NOVI HEALTH CENTER NOVI VIDEO HOUSE, INC. local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local 45065 45057 45037 45017 45033 45049 45053 30900 30910 30970 30990 30960 30930 30959 41935 26222 26133 26115 44311 43737 26111 26103 26139 21765 43825 43535 41840 41000 26127 41616 41728 41668 43220 41600 41698 41690 41800 41736 41714 42701 41652 41766 51660 43343 41646 41790 41744 41630 41774 03 03 03 03 03 03 03 04 04 04 04 04 04 04 14 14 15 15 15 15 15 15 15 15 15 22 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 624-4110 363-8005 669-9494 624-7769 624-4477 624-4700 669-4344 669-4030 669-4226 624-6400 669-2424 624-4242 624-0422 624-9300 348-2288 348-6300 348-5600 348-3360 348-7755 348-8041 348-2880 348-2240 348-1647 349-4424 348-3660 349-0730 349-9670 340-4255 348-2155 348-7580 349-9101 349-2728 348-9355 348-2510 348-2830 348-1040 348-2171 348-0840 349-1980 349-6911 348-0543 344-1800 349-9494 348-1820 349-7447 348-9555 348-2622 349-3740 348-9191 business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business Pontiac Trial Pontiac Trail Pontiac Trail Pontiac Trail Pontiac Trail Pontiac Trail Pontiac Trail Beck Road Beck Road Beck Road Beck Road Beck Road Beck Road Beck Road Twelve Mile Road Novi Road Novi Road Novi Road Grand River West Oaks Drive Novi Road Novi Road Novi Road Rathlone West Oaks Drive Grand River, P.O. 353 West Ten Mile Road Ten Mile Road Novi Road West Ten Mile Road Ten Mile Road Ten Mile Road Grand River Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road Grand River Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road Ten Mile Road �Pg. 2 - Local Business (Section) Business Name Type Of Business Address NOVI VISION CLINIC PERRY DRUG STORES, INC. RADIO SHACK #6369 RANDON HOUSE INTERIORS SELECTED SERVICE PRODUCTS SILVERMAN'S RESTAURANT TOTAL FOOT CARE/NORMAN BRANT WEISMAN CLEANERS A&M BULK FOODS OF NOVI CAGLE'S MARKET DAVID'S FAMILY HAIR CARE DISCOUNT VIDEO NOVI FOX VIDEO PRECIOUS TIMES PRICE POINT JEWELRY S & W ENTERPRISES WESLEY BERRY NOVI WILLOWBROOK PARTY STORE DUNKIN DONUTS GOLDEN OAKS CONVENIENCE GWENDOLYN'S LTD. LEON'S FAMILY DINING MAJESTIK AH WOK RESTAURANT ANDY'S MEAT HUT BE'LYNN COIFFURES & FASHIONS BUDGETING SYSTEMS CHILDREN'S ARK, INC. COMMUNITY EMERGENCY MEDICAL SERV. JACK'S MEAT MARKET JERRY'S BARBER SHOP KENTUCKY FRIED CHICKEN LITTLE CEASAR PIZZA MORNING DOUGHNUT DEPOT NOVI MEDICAL CENTER, P.C. ONE HOUR MARTINIZING QUICK PRINT CONCEPTS SEVEN ELEVEN STORE SUZZETTE HAIR STYLIST VINTAGE WINE SHOPPE INFORMEDIA MARKETING local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local 41758 41820 41750 41706 41728 41600 41782 41630 39863 39755 40799 41370 39787 41001 39853 39843 40799 39799 41360 39415 24185 24195 39455 22619 41563 24150 24150 41539 41671 22755 41527 41539 41491 41467 24150 41431 41479 41503 24111 41515 41455 21310 business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business West Ten Mile Road West Ten Mile Road Ten Mile Road West Ten Mile Road Ten Mile Road West Ten Mile Road West Ten Mile Road Ten Mile Road Grand River Grand River Grand River West Ten Mile Road Grand River Grand River Grand River Grand River Grand River Grand River West Ten Mile Road West Ten Mile Road Haggerty Road Haggerty Road Ten Mile Road Heatherwood West Ten Mile Road Novi Road Novi Road West Ten Mile Road Ten Mile Road Heslip Drive West Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road Novi Road West Ten Mile Road West Ten Mile Road West Ten Mile Road Meadowbrook Road West Ten Mile Road West Ten Mile Road East Glen Haven Section 23 23 23 23 23 23 23 23 24 24 24 24 24 24 24 24 24 24 24 25 25 25 25 25 26 26 26 26 26 26 26 26 26 26 26 26 26 26 26 26 26 35 Telephone 349-0990 349-6150 348-9466 348-6061 348-6737 349-2885 349-9050 348-8222 422-2130 348-2517 471-4794 477-6041 476-4888 477-9900 476-2990 471-9110 471-3577 474-8745 477-3978 476-5690 478-0444 478-9742 348-7873 349-9260 349-0424 348-1320 349-5770 349-2691 471-4747 349-8490 349-7171 349-0810 349-6650 349-8090 349-5011 349-6630 348-2580 349-0711 349-8770 348-3155 348-2444 �JUNE 1987 - Community Business (Section) Business Name Type of Business Section Address Telephone ------------=======================================-==---=-=----------------------------------------------- - ALVIN'S, INC. AMERICAN EAGLE OUTFITTERS AMERICAN GIRL UNIFORMS ANTON'S, INC. ARBY'S ROAST BEEF ART WORKS AUGUST MAX B.C. CLOTHING BAKERS SHOE STORE BARI, JOAN BASS, G.H. BAUER, EDDIE BAUM INC., KAY BENELTON BONNIE & CLYDE BROOKS FASHION STORES INC. BRYANT, INC . , LANE BURTS SHOE STORE BUTLER'S SHOE STORE CAPEZIO SHOES CASUAL CORNER CHAMIS CHANDLERS SHOE STORES CHEERS, A.J. CHILDREN'S PLACE, INC., THE CHOCLOLATES by HENRY K CHURCHILL'S LTD. CIRCUS WORLD TOY STORES COFFEE BEANERY COMMAND PERFORMANCE COOKIE BIN COOKIE FACTORY COREY'S JEWEL BOX COUNTY SEAT DALTON BOOKSELLER, B. DECOR CORPORATION DETROIT OPTOMETRIC CENTER DOCKTOR PET CENTERS, INC. DUNNS CITY CAMERA EDWARDS, T. ELIAS BROTHERS RESTAURANT ELLIOTT TRAVEL SERVICE EVOLA MUSIC CENTER/LOWERY FANNY FARMER CANDY FASHION CONSPIRACY FINGER'S OF THE MALL FIREPLACE PLUS FOOT LOCKER FREDRICK'S community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community corrmunity corrmunity community community community corrmunity community community corrmunity community community corrmunity business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business 27490 27336 27376 27332 27500 27442 27702 27314 27216 27408 27500 27520 27414 27404 27314 27400 27690 27308 27476 27252 27244 27430 27402 27500 27228 27268 27254 27212 27220 27532 27726 27530 27224 27328 27350 27500 27472 27378 27528 27500 27530 27542 27362 27222 27210 27234 27456 27694 27232 Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 349-8000 349-0241 340-9760 349-0970 349-5270 349-6970 348-7140 348-5040 348-2551 348-2268 348-5100 340-4411 348-4412 349-0082 348-1070 348-1175 349-4208 349-7170 348-9557 348-5030 348-1130 348-8211 348-7320 349-2500 348-9230 348-1750 349-8051 348-1055 348-4114 349-5558 348-2227 348-6440 348-2707 349-6970 348-2900 349-9765 349-3128 348-9390 348-3308 348-4232 349-0151 349-3834 349-0994 349-8886 349-4141 348-8707 �Pg. 2 - Community Business (Section) Type Of Business Business Name • • ,. GALA HALLMARK GANTOS GAP, THE GENERAL NUTRITION CENTER GODIVA CHOCOLATIER GOLDSMITH, LTD. GREYSTONE LTD. HAIRCUT HOUSE HARDY SHOE STORE HEIDI I S OF NOVI HERMAN'S WORLD OF SPORTING GOODS HICKORY FARMS OF OHIO HOFFRITZ FOR CUTLERY, INC. HOMEMAKER SHOPS HUDSON COMPANY, J.L. HUSH PUPPIE SHOES I NATURAL COSMETICS JEAN NICOLE JEAN WEST JOHNSTON & MURPHY SHOES JONATHON B PUB JOYCE SELBY SHOES JUST PANTS KAY BEE TOY & HOBBY WORLD KERBY'S KNEY ISLAND INN KINNEY SHOES LA-Z-BOY SHOWCASE SHOPPE LADY FOOTLOCKER LAURA ASHLEY LECHTERS MICHIGAN INC. LERNER SHOPS LEROYS KEEPSAKE JEWELERS LIFETOUCH PORTRAIT STUDIOS LIMITED EXPRESS LIMITED STORES INC. , THE LORD & TAYLOR MACAULEY I S INC. MARIANNE MASONS LTD. MCAN SHOES, THOM MCBRYDE'S MERRY-GO-ROUND MEYER JEWELERY COMPANY MICHEL'S BAGUETTE II, INC. MORROW'S NUT HOUSE MOTHERCARE STORES, INC. MOTHERHOOD MATERNITY SHOPS MOVIES AT TWELVE OAKS MR. TILE OF NOVI, INC. MUSICLAND NATIONAL HEALTH & NUTRITION community community community community community community community community community community community community community community community community community community community community community community corrmunity community community community community community community community community community community community community community community community community community community community community community community community corrmunity community community community corrmunity business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business Section Address 27370 27272 27482 27454 27342 27492 27500 27196 27192 27680 27390 27226 27318 27200 27550 27398 27256 27358 27452 27344 27302 27728 27426 27420 27198 27276 27754 27500 27498 27500 27474 27428 27150 27330 27262 27650 27524 27312 27494 27464 27496 27662 27206 27500 27444 27322 27458 27300 27756 27484 27692 Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 Telephone 349-2091 349-9290 349-3544 349-9549 348-1000 348-7370 349-0130 349-7333 348-7610 349-8040 348-1886 340-9644 348-9495 348-3232 348-2340 349-2662 349-5655 349-9750 349-8270 349-3950 349-3271 348-1480 348-1520 349-3363 348-3313 349-3700 349-2884 349-0117 348-8960 348-3190 349-9933 349-5307 348-3400 348-2200 348-2650 348-2219 348-9912 348-6610 348-9918 349-8010 348-3947 348-1620 349-7845 348-1373 349-2231 348-8850 348-2132 348-0233 �Pg. 3 - Community Business (Section) Type Business Name Of Business · ·- ·a NATIONAL UNIFORM SHOPS NATURALIZER SHOES NATURE NOOK NAWROT PENDLETON SHOP NEWTON FURNITURE NINE-WEST NOAH'S ARK NORMAN COSMETICS, MERLE OAK TREE OLGA'S KITCHEN ORVA HOSIERY OUTRIGGER PAPPAGALLO, SHOP FOR PARKLANE HOSIERY COMPANY PAUL HARRIS STORES, INC. PENNEY COMPANY, J.C. PEWTER PLUB PRECISION WATFCH & RINGSMITH PROFESSIONAL DENTAL CENTERS QUICK PHOTO LAB RADIO SHACK #6374 RAIMI'S CURTAINS CONTRACT RECORDLAND RED CROSS SHOES REDWOOD & ROSS FOR WOMEN RICHMAN BROTHERS COMPANY, THE RIGGINS, J. ROBINSON JEWELERS, J.B. ROYAL WINDSOR LTD. SACS, DONNA SALTBOX INC. , THE SCANDINAVIAN DESIGN, INC. SEARS GATE CITY OPITCAL SEARS KEY CONCESSION SEARS TOBACCO CORPORATION SEARS, ROEBUCK & COMPANY SHOWCASE OF FINE FABRICS SIBLEY'S SHOES SILVERMAN'S SIZE 5-7-9 SHOPS STRIDE RITE BOOTERY SUNNYDAZE HALLMARK SUSIE'S CASUALS TALBOTS TANGLEWOODS TANNER, FLOURANCE THIMBLES SPECIALTY STORES THINGS REMEMBERED THIS END UP TIFFANY BAKERIES TODAY STORES community community community corrmunity corrmunity community community corrmunity corrmunity corrmunity community corrmunity corrmunity corrmunity corrmunity community corrmunity corrmunity corrmunity community community community corrmunity corrmunity community community corrmunity corrmunity corrmunity corrmunity corrmunity corrmunity community community corrmunity community corrmunity corrmunity community corrmunity corrmunity corrmunity corrmunity community community community community corrmunity corrmunity community community business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business Address 27470 27316 27500 27684 27772 27740 27500 27446 27448 24768 27274 27700 27514 27190 27474 27150 27342 27528 27546 27534 27284 27380 27246 27440 27348 27278 27412 27548 27258 27268 27500 27500 27600 27600 27600 27600 27230 27230 27214 27250 27338 27460 27276 27420 27550 27506 27266 27324 27504 27354 27432 Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Section Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 Telephone 348-1550 348-2222 348-5990 349-2368 349-4600 348-6646 349-4040 349-2930 348-1733 349-5520 349-0035 348-7370 348-1110 348-3020 348-2270 348-3190 348-7587 349-0780 348-2323 348-4448 348-9680 349-6511 348-1101 349-0966 349-9493 349-2711 349-6455 349-6671 348-7996 349-0822 349-2688 348-3440 348-9200 348-9200 348-9200 348-9200 348-6460 348-9670 349-1960 349-9572 349-5067 349-6080 349-6006 348-7015 348-7060 349-1950 349-5677 348-9624 349-8290 348-9450 �Pg. 4 - Community Business (Section} Business Name TONY'S SHOE REPAIR TUCKERMAN OPTICAL COMPANY TUERKES-BECKERS, INC. UNITED SHIRT DISTRIBUTORS VAN HORN, INC. W. JEWELERS, CHARLES WALDENBOOKS WEBSTER MEN'S WEAR WICKS 'N' STICKS WILD PAIR WILSONS HOUSE OF SUEDE WINKELMAN'S WITTER REYNOLDS, DEAN WOMAN'S WORLD SHOPS WRIGHT KAY JEWELERS YANKEE PEDDLER YOUTH CENTER STORES ART VAN FURNITURE BOOKS CONNECTION, THE CARDS ETCETERA FASHION BUG OF NOVI GELL'S SPORTING GOODS K-MART APPAREL FASHIONS KMART CORPORATION KOSCH'S SANDWICH COMPANY KROGER MOVIELAND OLD BALL PARK, INC. PAYLESS SHOE SOURCE PERRY DRUG STORES, INC. RINEMAN, INC., R.L. SERVICE MERCHANDISE THE OLD MAID SERVICE -1'0TAL ASEROBICS TOY'S R US, INC. UNITED PAINT & DECORATING YOUR HAIR & US FRETTER APPLICANCE MFE OF NOVI LORNAN Type Of Business community community community community community community community community community community community community community community community community community community community community community community community community community cormtunity community community cormtunity community community community cormtunity community community community community community community community business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business Address 27500 27738 27434 27366 27416 27512 27436 27248 27406 27518 27218 27396 27600 27486 27666 27450 27480 27775 43721 43717 43705 43741 43825 43825 43729 43525 26109 26117 43713 43685 44480 43635 26040 26123 43460 43733 43725 27785 24693 41087 Section Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road West Oaks Drive West Oaks Drive West Oaks Drive West Oaks Drive West Oaks Drive West Oaks Drive West Oaks Drive West Oaks Drive Novi Road Novi Road West Oaks Drive West Oaks Drive Grand River, P.O. 793 West Oaks Drive Lenny's Road Novi Road West Oaks Drive West Oaks Drive West Oaks Drive Novi Road Applecrest Drive McMalion 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 18 23 25 Telephone 348-3300 348-1460 349-3560 348-2980 349-2901 349-3881 349-8999 349-3540 348-1143 349-4444 349-9113 348-5151 348-9477 348-0080 349-8090 349-8766 348-8922 348-2665 348-2430 348-1430 348-3540 348-3660 348-3660 348-8232 348-2320 349-3080 624-0030 349-6868 348-2290 349-3933 348-0972 349-5471 349-6023 349-2921 348-3544 348-4444 349-8424 478-7962 �JUNE 1987 - General Business (Section) Business Name Type of Business Address Section Telephone ================------------------------------------------------------------------------------------------- • • FRIGATE'S INN SERVICE MASTER OF WATERFORD SNIDER REPAIR SERVICE SUBURBAN MANUFACTURED HOME SALES NOVI OAKS GOLF & SPORTS CENTER A-1 AUTO PARTS & SERVICE LAKEVIEW MARKET NOVI TREE GARDEN HELEN'S HIDEAWAY LOUNGE NOVI VENDING & COIN LAUWERS NEEDLEPOINT, JEAN DAY & NIGHT HEATING & COLLING DENNY'S GERICH BROTHERS LANDSCAPING KIM'S GARDENS MCOONALD'S HAMBURGERS NOVI STANDARD SERVICE RED LOBSTER RESTAURANT SHERMAN SHOES INC. SOFT SHINE AUTO WASH A & A NOVI TV REPAIR A & W ROOT BEER AMERICAN TEMPERATURE SERVICE, INC. AQUA DUCT CAR WASH BATES HAMBURGERS BURGER KING COUNTRY BUILDING SUPPLY INC. GARDINER, INC. HARDEE'S KNIGHTS AUTO SUPPLY INC. NOVI AUTO SALES NOVI BIG BOY NOVI MUFFLER NOVI RUSTIC SALES PIZZA HUT PIZZA PLACE OF NOVI, THE PRESTIGE GEMS SHERATON OAKS SUBURBAN RENT-IT COMPANY THOMPSON GLASS COMPANY WONDERLAND APPLIANCE PARTS/SERV ADRIAN SOD F/W LEASING COMPANY FAIR LANE MOTEL FOOTE GRAVELY TRACTOR MPK CONSTRUCTION ROSEWOOD RESTAURANT WARDS SUPER SERVICE WILKINS PARTS & EQUIPMENT general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business 1103 1317 29705 29522 46844 21 2206 46000 43393 215 40500 27629 27750 41800 26150 42665 43382 27760 27410 26100 43043 27466 43250 42800 43410 27200 43755 45283 26245 43500 26179 26401 43421 44911 43455 27194 44855 27000 44475 43726 44055 27400 46103 45700 46401 46700 46077 47277 45900 East Lake Drive East Lake Drive Charlemagne LeGrand West Twelve Mile Road DeGross Novi Road Twelve 1/2 Mile Road West Thirteen Mile Road Wainwright Twelve Mile Road Haggerty Road Novi Road West Eleven Mile Road Novi Road Twelve Mile Road Grand River Novi Road Novi Road Novi Road Grand River Novi Road Grand River Grand River Grand River Novi Road Grand River Grand River Novi Road Grand River Novi Road Novi Road Twelve Mile Road Grand River West Oaks Drive Novi Road Grand River Sheraton Drive Grand River Grand River Grand River Beck Road Grand River Grand River Grand River Grand River Grand River Grand River Grand River 02 02 02 02 09 10 10 10 11 11 12 13 14 14 14 14 14 14 14 14 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 16 16 16 16 16 16 16 16 624-9607 624-2308 624-6811 624-7770 348-0258 624-9622 624-7684 669-3755 624-8475 624-3742 348-6870 474-2226 348-3370 348-4195 348-0700 348-0255 349-9155 349-8470 349-7676 348-2790 349-0140 349-1414 348-5133 349-2195 349-9074 349-3344 349-7310 348-3393 349-4460 348-1250 349-7955 349-4248 348-3140 349-0043 349-3848 349-3222 348-5000 348-1530 349-9393 422-8472 349-8950 348-7666 349-6410 348-3444 349-7257 349-1337 349-9771 349-3141 �Pg. 2 - General Business (Section) Type Business Name Of Business SIGN WRITER TOUCH OF CLAY CERAMICS V.I.P. TIRE & AUTOMOTIVE COMPANY WESTSIDE FORESTRY SERVICES DINSER'S GREENHOUSES JARSHAY KENNELS riARLING MANUFACTURED HOMES FARM, THE JOY AUTO PAINT SUPPLIES LAVOTE REMODELING MOBIL OIL CORPORATION NOVI RADIO EXCHANGE REDI LIGHTING COMPANY SENTRY SUPPLY AKRON TIRE COMPANY, INC. ANDY'S COUNTRY BOY MARKET COUNTRY EPICURE COURGAR CUTTING PRODUCTS DAN'S AUTO REPAIR INC. FELDMAN CHEVROLET INC. , MARTY JONNA'S FINE WINE KMH EQUIPMENT COMPANY MAES CERAMICS, D. MARCUS GLASS COMPANY MESSINA'S PIZZERIA MICHIGAN MOBILE GLASS MICHIGAN SOFTWARE DISTRIBUTORS MIDWEST TURF & SUPPLY MOVIE MAGIC MURRAYS SERVICE CENTER NOVI AUTO PARTS NOVI INN NOVI PARTY STORE OFFICE RENTAL RADIO SERVICES, INC. RIVIERA IMPORTS SPEEDWAY STATE WIDE DRIVER TRAINING SUNSHINE, AL TIMBERLAND LUMBER COMPANY TWELVE OAKS TIRE COMPANY U.S. BERKEL SALES & SERVICE WAGGONER PRINTING COMPANY WOOD PLUMBING & HEATING, DAN CALICO AUTO SALES, INC. CONE ZONE HALLMARK PRINTING COMPANY MEADOWBROOK ART CENTER NOVI TRENCHING COMPANY PIPE SUPPLY COMPANY PRIMO'S PIZZA general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business Address 48295 47375 48705 48600 24501 49700 25855 24555 25901 24542 43407 40001 43443 43539 43111 42409 42050 25100 43151 42355 43035 25460 43141 25914 43381 41695 43345 41787 24801 41843 43131 43317 43025 43489 43341 42970 24200 24573 42495 42780 42990 42350 43039 41711 40705 41390 40001 41200 25250 25284 24330 Nine Mile Road Grand River Grand River Eleven Mile Road Wixom Road Ten Mile Road Novi Road Novi Road Novi Road Glenda Grand River Grand River Grand River Grand River Grand River Grand River Grand River Novi Road Grand River Grand River Grand River Novi Road Grand River Novi Road, P.O. 286 Grand River Grand River Grand River Grand River Apple Crest Grand River Grand River Grand River Grand River Grand River Grand River Grand River Novi Road Queens Pointe Park Ridge West Ten Mile Road Grand River Grand River Grand River Grand River Grand River West Ten Mile Road Grand River Ten Mile Road Seeley Road Seeley road Meadowbrook Section 17 17 17 17 20 20 22 22 22 22 22 22 22 22 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 24 24 24 24 24 24 24 Telephone 349-2120 348-6585 348-5858 349-4686 349-1320 349-2023 349-1047 349-7038 349-7710 349-2241 348-0744 471-1470 349-9122 348-2000 348-2386 349-7770 348-8864 348-1280 348-7000 349-5227 349-0700 348-8510 349-7540 348-3474 476-1633 348-4477 348-4228 248-4330 348-4420 349-2800 349-1430 349-7737 349-6190 349-3890 349-8877 348-0660 349-2272 348-9090 349-2300 348-9699 348-7850 349-8040 348-4242 464-4398 349-8592 474-9362 477-6620 474-1200 471-0410 478-5500 �Pg. 3 - General Business (Section) • • • Business Name RED TIMBERS INN ALPERT -ARTWORK, PAULA GAIL BASIC BITS & BYTES CAMP -R- RENTALS THRECO RESOURCE COMPANY UNITED STATES COFFEE CORPORATION WATER LILY STUDIO ERWIN FARMS GOLDEN TEE MAGIC HAT CHIMNEY SWEEP PRESIDENT TUXEDO RENTAL STAR WINDOW CLEANING WARD & ASSOCIATES STANKEVICH GRADING & COMPANY TOTAL PETROLEUM, INC. DIANE-S FAMILY DINING GUERNSEY FARMS DAIRY NOVI AUTO WASH NOVI BOWL NOVI MOTIVE INC. DALLAS CUSTOM UPHOLSTERING EIGHT & HAGGERTY BIG BOY CORP. JAYA ARTS & CRAFTS EMPORIUM MCDONALD'S HAMBURGERS NOVI HILTON SERTRON Type Of Business general general general general general general general general general general general general general general general general general general general general general general general general general general business business business business business business business business business business business business business business business business business business business business business business business business business business Address Section Telephone 40380 Grand River 24 478-7154 41050 22667 41152 41142 22567 41050 24150 24150 24036 22732 41551 23627 24101 24141 21420 21300 21510 21700 21530 41380 20800 22073 21050 21111 22110 25 25 25 25 25 25 26 26 26 26 26 26 27 27 35 35 35 35 35 36 36 36 36 36 36 474-8715 349-0522 478-0498 348-8645 348-4344 474-8715 349-2034 348-6222 348-7857 348-0220 349-0224 478-1819 348-8894 348-1166 348-3344 349-1466 349-4420 348-9120 349-0290 349-8811 348-2391 348-0760 349-0060 349-4000 348-1024 McMahon Circle Chestnut Tree Hollydale Village Lake Heatherwood McMahon Circle Novi Road Novi Road, Ste. B Chipmunk Trail Novi Road Woodland Creek Stonehenge Novi, Ste. 204 P293 Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road West Eight Mile Road Haggerty Road Clover Lane Haggerty Road Haggerty Road Edgewater �D~C. 1986 - Office (Section) • Business Name Type of Business MICHIGAN NATIONAL BANK WEST OAK offico office office oftice office office office office office office office office office office office oftice office office office office office l3EC0Rlt't BANK OF NOVI REAL'r'! CENTER INC. ADVANCED DENTAL CONCEPTS ctffl:RICA BANK METRO WEST MICHIGAN NATIONAL BANK WEST OAK JENNINGS-FLORA ASSOCIATES K & R CONSTROCTION INC. MCNIEL SERVICES MICHIGAN NATIONAL BANK WEST OAK NOVI REAL ESTATE PELLE PELLE, INC. STANDARD FEDERAL BANK TRACI CONS'l'ROC'l'ION COMPANY BEACH ENGINEERING, INC. BURGESS, INC., GARRE'l"l' CHAPIN-BROAD & OPTON INC. CTI & ASSOCIATES ·• NOVI CCJt!PO'l'ER SERVICES, INC. ST. CLAIRE ADVERTSING, INC. WRE INVES'l'MEN'l' COMPANY SECtllUff BANK OF NOVI KONCZAL, ARONOLD s., O.D.S. S'l'AMAN INSORANC!, FRAZER W. AVERILL TAX SERVICE BENNETT'S TRAVEL AGENCY CEN'l"ORY 21 CORE/TIME, INC. CRAIN CHIROPRACTIC CLINIC FAI'l'H SECRE'1'ARIAL SERVICE FAMILYHOEU<S COONSELING FIRST FEDERAL OF MICHIGAN HEADLINER REAL ES'l'ATZ NATIONAL BANK OF DE'l'ROI'l' NOVI ACCOUNTING & TAX SERVICE NOVI APPRAISAL SERVICE NOVI VETERINARY CLINIC R.H,A. INC. RDT'l'LE PLASTIC SALES, J, STILES, DR. ROBERT J. BORIH, GARRY I. CHAMBERS, NANCY J. , CPA FARM BUREAU INSORAHCE __ -. GABRIEL INSDRANCE, MICHAEL T. GLYNN TRAVEL MILES GENERAL INSURANCE, CHET NOVI SECRE'l'ARIAL SERVI~ RYMAL SYMES COMPANY STATE FARM INSURANCE office office office office . _office office office office office office office office office office office office office office office office office office office office office office office Address Section Telephone 45075 Pontiac Trail 03 30880 Beck Road 04 2450 Novi Road 42422 West 'l'Welve Mil• Road 10 11 14 14 27768 Novi Road 27800 45l25 43450 43601 27505 26950 44317 43600 45285 46087 46901 46410 Hovi Road Grand River Grand River Grand River Hovi Road 'l'att Road Grancl River 0elcs Drive w..t Grand River Grand River Grand River PO 966 Grand River 46408 Grand River 46750 Eleven Mila Road 46103 Grand River 46103 Grand River 45500 Tan Mila Road 43489 Grand River 25939 Novi Road 25974 Novi Road 43379 8rancl River 43160 Grand River PO 229 43135 Grand River 43089 Grand River 42464 Park Rid;. 25972 Novi Road, Ste. 205 41400 West Ten Mlle Road .25974 Hovi Road 43100 Grand River 43039 Grand River 43039 Grand River 43377 Grand River 43035 Gnmc:l River 42388 Parle Ridge 43269 Grand River 24520 Meadowbrook 41390 Ten Mile Road 40799 Grand River 24300 Meadwobrook, P.O. 634 24340 Meadowbrook 41390 West Ten Mile Road 41390 Ten Mile Road 41160 Ten Hile Road 43341 Grand River 669-1900 669-3220 624-8500 340-8008 348-7940 348-3322 is 349-abo 15 348-8274 349-l.551 348•3097 348-2525 348•8818 15 lS lS lS 15 15 · 16 16 16 16 16 16 16 21 22 22 23 23 23 3"8-8300 348-8600 340-1144 348-0300 348-5420 349-3744 348-7075 348-7666 348-2585 348-7445 349-2060 349-2188 340-3348 348-334 348-1300 2;3 624-9416 23 23 23 23 23 23 23 23 23 23 23 23 24 24 24 348-8778 348-8568 348-4133 348-9110 348-7880 349-2424 348-1760 348-9423 349-5900 349-5299 349-0150 349-5170 478-8260 477-7117 24 4n•B383 24 24 478-1.31.! 478-JH0 24 471-125:? ~~ 24 348-1150 �-· ·- -·- - --.40 ~ u . . . , ~.«---- -="'-· · ··· • ~g. 2 - Office (Section) • • • Business Name BLOOM, DAVID A., D.D.S. BLOM & SACK, PC CONSOR'l'IOM FOR HOMAN DEVELOPHEN'l' COWLES, DENNIS M., D.O.S., P.C. DERMATOLOGY ASSOCIATES 19J]FMAN, JACK A., O.P.M. OAKLAND PHYSICAL THERAPY & REHAB RADIO TV REPORTS, INC. SECURITY BANK OF NOVI SECURITY BANK OF NOVI SiWI &ASSOCIATES, JAGDISH WAYNE, DONALD M., D.D.S., M.S. FINANCIAL DESIGNS, INC. BILLINGS & ASSOCIATES COOPER SHIFMAN & GABE DeLAMIELLEORE, RICHARD J., A'l'ff DeLAMIELLEtmE, RONALD, AT'J!'t GIFFORD, VANOPHEM, SHERIDAN, PC MAMOLA & ASSOC. ARCHI'l'ECTS, LEE MICHIGAN NATIONAL BANK WES'l' OAK NOR'l'HHES'l' OB-GYN ASSOCIA'l'ES NOVI FAMILY DENTAL BUFFA REAL ES'l'A'l'E COMPANY SECURifi BANK OF NOVI DIGITAL EQUIPMEN'l' CORPORATION HEWLE'l'T-PACKARD COMPANY LINN, JAMES E. NA'l'IONAL BANK OF DE'l'ROI'l' NI INDUSTRIES, me. SALISBURY & CIAMPA Type Of Business office office office office office office office office office office office office of'!ice office office office office office office office office office office office office office office office office office Address 39595 West 'l'en Mile Road 39595 Ten Mile Road 39575 Hut 'l'en Mile Road 39595 Ten Mlle Road 39595 Ten Mlle Road 39595 Hut 'l'an Mile Road 39595 West Ten Mlle Road 24304 Meadowbrook Road 24050 Meadowbrook Road 41325 'l'an Mile Road 23174 Wut LeBoat 39595 Ten Mile Road 42400 1:Uiie Mlle Road 24101 Novi Road 24101 Novi Road PO 352 24101 Novi Road, Ste. 202 24101 Novi Road, Ste. 202 24101 Novi Road, Ste. 204 24101 Novi Road, P.O. 485 24101 Novi Road 24101 Novi Road 24101 Novi Road 47201 Heat Nine Mile Road Sect1 on Telephone 25 25 25 25 25 2S 25 25 25 25 25 25 z r, r, r, %7 XI %7 ,:r %7 -n 28 . 476-0000 476-0035 478-2446 477-7230 477-0400 476-1500 478-6140 478-4146 478-4000 478-4000 476-4331 471-1581 m-mz:i 349-6040 349-80SO 349-2977 349-2977 348-1500 349-3960 349-7200 348-2400 J.MS-3100 349-4344 i?&=imlll 4339S Nine Mlle Road 21333 ffawerty Road !! 36 348-8900 39950 21333 39820 39600 21333 Orchard Hill Place 36 Haggerty Road Wut Eight Mlle Road Orchard Hill Place Haggerty, Ste. 300 36 36 349-9200 348-6820 349-7300 349-6900 348-6820 36 36 � 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 Novi_Master-Plan_1988 Creator An entity primarily responsible for making the resource Brandon M. Rogers & Associates, P.C. Date A point or period of time associated with an event in the lifecycle of the resource 1988-01-06 Title A name given to the resource Master Plan Description An account of the resource The Master Plan for the City of Novi, Michigan was prepared by Brandon M. Rogers & Associates, P.C. in association with Barton-Aschman Associates, Inc. and was adopted on January 6, 1988. Contributor An entity responsible for making contributions to the resource Barton-Aschman Associates, Inc. (consultant) Subject The topic of the resource Master plan reports Novi (Mich.) Oakland 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/b8b21efd2774c2ed2aea97b704aaaa18.pdf 57d76787a78f1fce6c66698db93eb906 PDF Text Text COMPREHENSIVE DEVELOPMENT PLAN -'J'IYP. �C , ; LIST OF TOWNSHIP OFFICIALS 'l BOARD OF TRUSTEES Supervisor Clerk Treasurer Trustees Mel Paunovich Carla T. Chapman Margaret Wenzel Nancy Rosso Patrick Gladney James Kovitz Gus Mitsopoulos -, I i l .1 I PLANNING COMMISSION Chairman Vice Chairman Secretary Member and Township Board Liaison Member and Zoning Board of Appeals Liaison Member Member Cover: Property Map circa 1915 Erik Smith William Thompson Wayne Murphy Mel Paunovich Dawayne Nelson Paul McElligatt Nannette P. Stoller �TO\NNSHIP OF BRIGHTON 4363 BUNO ROAD• BRIGHTON, MICHIGAN 48116-9298 January 3, 1992 SUPERVISOR MELVIN L. PAUNOVICH 229-0559 TRUSTEE Mark A. Wyckoff Workshop Coordinator Michigan Society of Planning Officials P. o. Box 18187 Lansing, Michigan 48901 PATRICK 0. GLADNEY TRUSTEE Dear Mark: JAMES S. KOVITZ TRUSTEE C . GUS M ITSOPOULOS As requested in your letter of December 17, 1991, enclosed is a copy of our recently adopted Comprehensive Development Plan. Sincerely, ~~ () J/\ ,,_ .\ Carla T. Chap":a.~tl----Clerk Enclosure "Heart of Michigan's Water Wonderland" �• J .... COMPREHENSIVE DEVELOPMENT PLAN UPDATE I • ,..., ' . ,--~ BRIGHTON TOWNSHIP .I LMNGSTON COUN1Y MICIIlGAN June 1991 l i Public Hearing held by Planning Commission ......................................... . Adoption by Planning Commission ............................................................ . ,; Brandon M. Rogers & Associates, P.C., Planning Consultant May 28, 1991 June 25, 1991 �TABLE OF CONTENTS Subject Title Page .................................................... . .J Table of Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ii List of Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iv List of Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . vu List of Charts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . vu IN'fRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Vlll EXISTING LAND USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Land Use Classification ..................................... . 4 Land Use Survey Analysis .................................... . 7 Potential Land Use Problems and Other Considerations . . . . . . . . . . . . . . 10 ENVIRONMENTAL LlMITATIONS TO DEVELOPMENT................ _ 13 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Natural Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Man-Made Factors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 BRIGHTON TOWNSHIP COMMUNITY SURVEY . . . . . . . . . . . . . . . . . . . . . . 19 Summary................................................. 19 Survey Preparation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Profile of Respondents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 Opinions and Perspectives on Planning . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 SOCIO-ECONOMIC STIJDY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Regional Setting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Socio-Economic Characteristics of Brighton Township Residents. . . . . . . . . 33 Livingston County Population Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 Population and Housing Trends in Brighton Township . . . . . . . . . . . . . . . . 44 Future Commercial Land Use Potential. . . . . . . . . . . . . . . . . . . . . . . . . . . 55 Future Industrial Land Use Potential . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 GOAI..S AND OBJECTIVES....................................... 60 LAND USE PLAN............................................... 67 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 (continued) 11 �TABLE OF CONTENTS (cont.) Urban :Land Demand........................................ 67 Planning Principles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70 :Land Use Proposals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72 Conclusion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83 'fR.AFFICWAY PIAN....... . .................................. . . 86 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 Existing Transportation Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 Trafficway Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89 Rail and Air Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 Traf:ficway Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 Planning Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100 Conclusions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103 COMMUNITY FACILITIES PIAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104 Facility Service Area ............................ _. . . . . . . . . . . . 104 School Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 106 Library Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 112 Governmental Administrative Offices . . . . . . . . . . . . . . . . . . . . . . . . . . . . 116 Police Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 118 Fire Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 120 Recreation Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 124 Conclusion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 132 PIAN EXECUTION AND REVIEW . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . 133 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 133 Plan Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 133 Codes and Ordinances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 134 Public Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 135 Public Relations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 136 APPEND IX A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Brighton Township Community Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . 138 138 Summary Tabulations iii �LIST OF TABLES l ., Number l~ r • ~ .Iilk 1 Existing Land Use, 1989 Brighton Township 3 2 Land Use Comparison, 1979 and 1989 Brighton Township 3 3 Existing Land Use Comparison, 1989 5 4 Average Annual Civilian Labor Force and Unemployment Rate, Livingston County and Localities, 1985-1990 30 5 Trends in Private Sector Employment and Civilian Labor Force, Livingston County, Michigan, Selected Years 1977-1987 31 6 1980 Commuter Destinations Among Persons Reporting their Place of Work, Livingston County and Localities 32 7 Coefficient of Specialization, Employed Residents of Brighton Township, 1980 35 8 1985 Per Capita Income Level and 1980 Median Family Income Level, Local Municipalities in Livingston County 36 9 1989 and 1990 Housing Sale Price 38 10 Historical Population Profile, Local Units of Government in Livingston County, 1840-1980 39 11 State Equalized Value (SEV) for Real and Personal Property 42 12 Real Property State Equalized Valuations, 1990, Selected Livingston County and Oakland County Localities 43 13 Real Property State Equalized Valuations, 1990, Brighton Township 40 i i ' I ., I • J ..__ (continued) iv �LIST OF TABLES (cont.) ~ Number ~ 14 Population Trends, Brighton Township, 1970-1990 45 15 Births and Deaths Attributable to Residents of Brighton Township, City of Brighton and Livingston County, 1980-1989 46 16 Dwelling Unit and Permits for New Structures by Community: 1990 47 17 Residential Building Permit Trends, Brighton Township, 1978-1990 49 18 Comparison of Various Population Projections for Brighton Township, 1990-2010 51 19 Population Forecast by Community 52 20 Population and Occupied Housing Unit Projections, Brighton Township, 1990-2010 54 21 Population Projections by Age Category, Brighton Township, 1980-2010 55 22 Urban Land Projection Brighton Township, 2010 68 23 Urban Land Absorption by Five Year Increments, Brighton Township, 1989-2010 69 24 Comprehensive Development Plan - 2010, Brighton Township, 73 25 Township Road Inventory Brighton Township, Livingston County 1990 90 26 Intersectional Accident Incidence Brighton Township, 1989 92 (continued) V �-LIST OF TABLES (cont.) ,...., ;~ • Number Tok 27 Average Daily Traffic (ADT) Counts ..>' I 28 Existing Public School Facilities Available to Brighton Township Residents 109 29 Recommended School Standards, Brighton Township 110 30 Types and Characteristics of Libraries 115 31 Relationship Between Book Volume and Population Size for Library Service 115 32 Minimum Standard Library Space Requirements 116 33 General Police Facility Location Standards 119 34 Fire Fighting Equipment, Brighton Township 123 35 Fire Company Distribution Standards 36 Boat Launching Ramps, Vicinity of Brighton Township 127 37 Desirable Recreation Standards 131 • ..J '.,_ i I ~ J 93 Brighton Township, 1978-1989 ~ ..,, Pa~e .123 '. vi �LIST OF MAPS Follows Pa~e Number 1 Existing Land Use 2 Environmental Limitations To Urban Development 3 Brighton Township Area School District Map 107 4 Regional Recreation Facilities 129 5 Comprehensive Development Plan 137 1 13 LIST OF CHARTS Number 1 Recommended Road Cross Section Standards, Brighton Township, Michigan 97 vu �INTRODUCTION r. :I •' The Comprehensive Development Plan for the Township of Brighton, Livingston County represents two years of research, analysis and planning by the Township Planning Commission and the Planning Consultant, accompanied by excellent cooperation of the I~ I ' ' . ,_ Livingston County Planning Department. This period has been spent on a detailed examination of the physical, social, and economic aspects of the Township and environs. The trends, as determined from studying these various components of the community, have been projected into the future. As a result of these basic studies, specific recommendations and plans for land use, thoroughfares, and community facilities are proposed for the Township for Year 2010. Each of these elements is then further interrelated in the form of a Comprehensive Development Plan. The Plan will serve as a reasonable guide to the future development, both public and private, of the Brighton Township. The implementation of the Comprehensive Development Plan assumes as important a position as the Plan itself and becomes an integral part of this report. I .'J Brighton Township is a growing residential community with an emerging industrial/ commercial base. On rolling land it is blessed with many lakes, environmentally sensitive lands~ major recreational facilities within or nearby the Township, and accessibility, via 1-96 and U.S. 23 Freeway which intersect in Township, to nearby places of employment and shopping. Considerable land remains for new development guided by Township Ordinances and policies intended to reserve land for a variety of uses and housing densities while preserving wetland and woodlands wherever possible. vm �EXISTING LAND USE An analysis of existing land use data enables the determination of current concentrations of land use, character of developed areas and expected growth trends. From this, public service demands, expected traffic flow and other relevant considerations can be anticipated. The location of urban development impacts the viability of natural areas. It is r' L important to determine various natural limitations which might affect the location of urban development. The Township's numerous natural resources, including rolling topography, numerous woodlands and wetlands, over 20 bodies of water, as well as over 400 acres of public recreation and conservation space, is a great asset to the community. r • Using the 1979 Existing Land Use Survey for the Township 1 as a working base and l - Township records to locate new subdivision and roadways, a driving field survey was conducted in October 1989 for the purpose of gathering existing land use data. Field survey allows every individual home site to be located, as well as identifying vacant lots between home sites. The results of the updated survey are presented on Map 1, Existing land Use, as well as Table 1. Comparison of the 1979 Land Use Survey with the 1989 Land Use Survey is shown in Table 2. Comparison of land usage in the Township of Brighton with surrounding communities was done using the results of the Livingston County Land Cover Data. 2 The land use classifications for this system are similar to those used for the 1989 Land Use Survey for the Township of Brighton, but some classifications do vary. This information was compiled from 1979 and 1985 aerial photography. l As aerial interpretation allows for • identification of existing land use parcels or 2.5 to 5 acres of land area, it has certain limitations. Land having less intensive use located in the midst of more intensive use such as residential, commercial and industrial, are generally included within the more intensive use. Therefore, the acreage of intensive use may be higher using aerial interpretation than by an actual field survey. In communities where intensive uses are not back to back such 1 Comprehensive Development Plan, Brighton Township, Parkins, Rogers & Associates, Inc. 1979, Map 1979. 2Livingston County Land Cover, MIRIS: Michigan Resource Information System, Land and Water Management Division, Department of Natural Resources, April, 1989. 1 �as in the Township of Brighton this seems to be the case. The results of this comparison are illustrated in Table 3. Land Use Classifications Classification of land uses is necessary to insure a common understanding of material presented. Land uses can generally be grouped into major categories including residential, commercial, industrial, public and other. The following is a more detailed description of the various land uses classifications used in the survey of the Township of Brighton. Single-Family Residential - These are areas in which single-family dwelling units are located. Generally the unit density for this classification is an average gross density of no more than six dwelling units per acre. Lawns, driveways and associated structures such as garages are included in this category. Undeveloped lands surrounding the home sites are not included. Duplexes are also included in this category. Multi-Family Residential - Multiple family residential use includes locations where there are three or more dwellings per residential structure or lot. This includes apartment houses, cooperative housing and townhouses. Mobile Home Park - Groupings of three or more mobile homes and related service structures and recreational spaces belong in this category. Convenience Commercial - These areas are composed of relatively compact groups of stores, usually located on major streets and surrounded by noncommercial uses. Specialty and party stores are typical examples of this land use. Comparison Commercial - This is usually a structure or closely developed group of structures that contain a large amount of floor space and a variety of commercial and service establishments. Shopping centers and malls are typical examples of this land use. General Commercial - Commercial uses not within a central business district that are neither convenience or comparison commercial fall under this classification. 4 ..., �CITY I~.., L. EXISTING LAND USE INDUSTRIAL RESIDENTIAL SINGLE FAMILY ( 113) LIGHT (135,136) MULTIPLE FAMILY. (111,112) HEAVY (131-134 inc.) MOBILE HOME PARK (115) PROVING GROUND (1449) EXTRACTIVE (1711,1712) COMMERCIAL Al RPO RT ( 1412) CONVENIENCE (124) OPEN AND OTHER (190) COMPARISON (122) GENERAL ( 123) WATER BODIES (522-526inc.,512) OFFICE ( 1212) {L?c;c·~c-~<-~."- E'1m~ PUBLIC (19,146, 1213-1214 inc.,1216-1218 inc.) SEMI-PUBLIC (1213-1215inc.,193) UPDATED: Fleld Survey, November 1989 Tovtnshlp Records, 1989 SOURCE: SEMCOG Aerial Photographs, 1975 1 Field Survey, November 1979; Townsh ip Records, 1979. NOTE : Numbers in Parentheses refer to Michigan Land Use /Cover Classification System, DNR, 1976 . ~ Brandon Rogers & Associates/ PC Planning Consultant 0 SCALE 800 l600 NOVEMBER 1989 TO\NNSHIP OF BRIGHTON 2400 3200 FEET LIVINGSTON COUNTY, MICHIGAN 1 �TABLE 3 EXISTING LAND ~E <XHIARISOO, 1989 LIVINGS'IUf OOMJ'Y, HIClUGAN Brighton Tovnshlp Acres Percent Land Use City of Brighton Area Percent Genoa Tololl\Shlp Acres Percent Green oak Township Area Percent Hartland Township Acres Percent ------------------------------------------------------------------------------------------------------------------------·-------------------------------· 2,040 8.6 2,661 11.2 20,7 576 4,530 2,885 12.4 Be§ ldeatlal Single-Fa1ally Hultlple-Fanilly Nobile Ho111e Park Connerclal Central Business Shopping Center Strip Co111111ercial Instltutlonal 4,502 17 341 20.6 0.08 0.05 1.5 3 190 148 0,01 0.8 0.6 465 108 3 286 48 29 106 10] 2045 9.3 97 658 3.0 340 Pub}lc &u1ellblv/ Outdo2r Begeatloo ee~terles Water 11 25.2 20,3 4.7 0.1 12.5 2.1 1.3 4.6 4.5 2,630 8 247 238 11.3 0.03 1.1 1.0 2,572 10.8 62 0.3 0.1 24 251 1.1 2,008 32 8.4 0.1 206 0.9 20 78 108 0.1 0.3 0.5 158 80 0.7 0,3 62 189 0.J 0.8 4.2 211 0.9 226 1.0 11 J.J 404 l. 7 290 1.2 245 1.0 1.6 41 1.8 37 0.2 952 4.0 17 0.07 158 0.7 38 1.1 803 3.4 259 1.1 342 1.4 986 4,5 107 4.7 1,468 6.3 1,532 6.5 908 3.8 ~D and other 12.162 58 1 5 1.221 53,5 17,276 17,292 72.J 20,092 84.2 'IUl'AL 21,820 Industrial • Tran§portatioa ~D flt Excavation • 2,284 23,322 74 23,714 23,850 -------------------------------------------------------------------------------------------------------------------------------------------------------• Source: Llvlngston County Land Cover Data, HIRIS: Hlchigan Resource Infoniatlon System. Land and Water Hilnage111ent Dlvlslon, Departllent of Natural Resources, April, 1989. I Includes roadways, rallroad ease111ents, alrport:.s, ard cOOU11unlcations. Rlghts-of-vay are not included . Road •lands areofincluded parklards which are comprised of forest, water, wetland and barren ln the Open and Other classlflcation. Areas o.. I I �Office - This use includes business, financial, professional and repair services. Governmental offices are included in the Public land use classification. ..' Li~ht Industrial - These are industries focused on design. assembly, finishing and packaging of products. Light industries are often found directly in contact with urban areas but may be found on open country sites. Heavv Industrial - These industries are those which use raw materials such as iron ore, lumber or coal. Included are steel mills, pulp or lumber mills, oil refineries, and tank farms, chemical plants and brick making plants. Stockpiles of raw materials, large power sources, and waste product disposal areas are usually visible, along with transponation facilities capable of handling heavy materials. Provin~ Ground - This category includes road and track facilities located within the General Motors Proving Ground utilized for the testing of automobiles and related transportation vehicles and equipment. Extractive - Quarries for sand, gravel, clay and rock excavation are found under this classification. Airport This category includes all facilities directly connected with air transportation. Runways, terminals, service buildings, hangers, navigational aids, fuel storage areas, parking and the airport's buffer area are included. Public ~ This includes lands and structures held for public use, such as parks, public schools and graveyards. Semi-Public - This includes cultural facilities such as churches and private clubs, private hospitals and well as utility and communication facilities. Riihts-of-Wav - Public roadways and their rights-of-way fall under this classification. For the purpose of calculation of the total rights-of-way area, an average right-of-way of 300 fee t for freeways, 120 feet for major roadways, and 66 feet for secondary roads is assumed. 6 �Open and Other - Agricultural and vacant lands fall under this classification. This would include land areas used for crop land, permanent pasture land, and land lying fallow along as well as land not used for any purpose heretofore listed. Water Bodies - This category includes all areas which are predominately or persistently water covered. Land Use Analysis Sin~le-Family Residential - Single family residential land use presently occupies approximately 2,682 acres of land which accounts for about 12.3 percent of the total land area of the Township. In comparison with the Existing Land Use Study of 1979 the single family residential use category shows an increase of over 100 percent, or about 1,363 acres. Residential use is generally located along major roads, around the lake areas, in subdivisions or on large lots. The single family homes located on large lots as well as those located in the subdivisions within the Township create an estate-like atmosphere, an example of this is the homes in the southeast of the Township off of Larkins Road and Pleasant Valley Road. The residential development surrounding many of the lakes is generally characterized by small lots sizes. An example of this is the lots surrounding School Lake. Multiple Family Residential - Such dwellings account for about 32 acres of land in the Township, accounting for less than 0.2 percent of the total land area. This land use has not increased since the 1979 Study. These dwelling units, which consist primarily of apartment units, are found along Grand River Avenue, south of Woodruff Lake and northeast of Woodland Lake. Two motels are also included within this classification. Although this housing type is not prevalent within the Township at present, it is an expanding land use within many of the surrounding communities. Particularly prevalent are increasing numbers of condominiums, both of the attached and detached type. Mobile Home Park - Approximately 44 acres, or 0.2 percent of the total land area within the Township is used for mobile home park purposes. The mobile homes are found in two parks located in the west central portion of the Township adjacent to Woodland 7 �Lake. These two developments existed before the 1979 Study and are at 100 percent occupancy. Convenience Commercial - There is approximately 10 acres of commercial land use in the Township consisting of convenience establishments. A variety of gift, specialty and party stores are found mixed in with the commercial uses. This land use has seen a slight increase since the 1979 Study from six acres. '--;' Comparison Commercial - This land use is not found to any extent within the Township. The proximity of such major commercial establishments within the City of Brighton tends to serve the Township residents. General Commercial - The majority of commercial usage in the Township is general commercial comprising about 114 acres, or 0.5 percent of the Township area. Included in this classificatio~ are several automobile dealerships and a variety of eating and drinking establishments as well as miscellaneous other uses. These uses occur along the Township's major traffic routes, mixed in with other commercial uses. Office - There are 45 acres of the Township area devoted to office use. The majority of these offices are professional quarters for doctors, dentists, contractors and other services. Most of these are small in size intermixed with other business and commercial establishments. There are a few small office buildings recently developed within the Township. Li~ht Industrial - Light industrial accounts for approximately 42 acres in the Township. Light industries are concentrated along Grand River Avenue near U.S. 23 and along Old U.S. 23. This land use has had a moderate increase since the 1979 Study. Heavy Industrial - There is approximately 26 acres of heavy industrial use in the Township. Heavy industrial uses are found in two areas, along Grand River Avenue near the I-96 Freeway and along Grand River Avenue adjacent to U.S. 23 Freeway. 8 �General Motors Provin2 Ground - Approximately 2.337 acres of the General Motors Proving Ground is located in the northwest comer of the Township, the balance being in Milford Charter Township. Berming and screening with plant materials provide an effective green buffer and privacy screen around the complex. Extractive - The Township's geological past has produced areas of sand and gravel significant enough to attract the aggregate industry. Over 350 acres are utilized for gravel extraction. This land use has seen limited expansion since the 1979 Study. Additional lands are held by the extractive companies which are not presently under permit for extraction. Lands, where properly planned and controlled, can be mined to their full economic potential and be returned to a usable condition suitable for residential, commercial, or industrial purposes. Airport - Approximately 49 acres of the Township, or 0.2 percent of total land use area, is occupied by Hynes Field, a private airport located along Hyne Road in the northwestern portion of the Township. The airport is surrounded by single family homes and subdivisions. Public - Of the 416 acres in public use, two percent of the Township's land area, approximately 340 acres, is utilized by Kensington Metro Park, operated by Huron-Clinton Metropolitan Authority. The remainder of the acreage is utilized by a few parks, the Michigan Department of Transportation, the Michigan State Police Post, the Secretary of State branch, Spencer Elementary School and the Township offices. Semi-Public - This land use accounts for 59.6 acres of land in the Township. Included in this category are several churches, a church recreation area, Brighton Hospital, and a gun club. Ri~hts-of-Way - The transportation network of the Township is composed of 12 miles of freeways (U.S.~ and 1-96), 63 miles of primary roadways, 45 miles of secondary roadways and numerous private roads. This network accounts for 1,692 acres of right-ofway, or 7.7 percent of the total land area. Rights-of-way land has increased since 1979 by 163 acres, new subdivision roads accounting for this increase. 9 �Open and Other - The majority of Brighton Township, some 12.988.1 acres, or 59.5 percent of the total land area, is classified as being in Open and Other use. This amount includes undeveloped property, agricultural lands, and woodlands and reflects the relatively non-urbanized character of the Township. There is a decrease of 1,762.9 acres in this classification, or eight percent. The decrease can be accounted for by the urbanization of rural land with subdivisions, individual home sites, and commercial uses. Water Bodies - Brighton Township has many small lakes and creeks consisting in total area of approximately 928 acres, or 4.3 percent. Lake sizes vary from approximately 255 acres to less than four acres. , i - Potential Land Use Problems and Other Considerations In the process of setting forth the proposed land use policies for Brighton Township, a number of land use considerations which have potential development problems should be explained. Therefore, an analysis of land use problems which are found within the community is needed. l • Relationship to Existin2 Zonin2 The relationship of existing land use to the existing zoning detennines the number of nonconforming land uses within a community. The amount of nonconforming land uses has decreased since the 1979 Study. The majority of nonconforming land uses occur along Grand River Avenue and Old U.S. 23. Along both of these roads many single residences are located in ·B-1, Local Business; B-2, Community Business; B-3, General Business; and · L-1, Light Industrial Districts. In addition , commercial uses occur within the 1-2 zoning along Old U.S. 23 south of 1-96. Besides these nonconfonnities a few commercial businesses occur within residential zoning. Land Use Conflicts The identification of nonconforming land uses often points to conflicting land uses which generate a certain degree of adverse impact on the community. A conflict occurs in 10 �the northwest of the Township where gravel extraction occurs adjacent to single family areas. Not only does this impact the homes directly adjacent to the homes due to the lack of screening and buffering, but it impacts the residents along the truck transportation routes in and out of the extraction facility. Another issue is that of scattering of residential, commercial and industrial uses in a random pattern. These areas lack transition and screening, resulting in a linear or strip development with frequent curb cuts on abutting roads. "Frozen" Lands The Township contains two major "fixed" land uses. These are the General Motors Proving Ground and the Kensington Metropolitan Park which together total 2,678 acres, or over 12 percent of Brighton Township's land area. Due to this significant amount of the Township's total land cover, land use analysis must consider the economic, traffic and social impact of these lands on the rest of the Township. City Nucleus The City of Brighton serves the Township residents as a center of trade, education. utility, and community services. The City is a separate political entity and therefore is not under jurisdiction of Township planning and zoning policies. Freeways The existence of two major freeways, U.S. 23 and 1-96, with their direct access and regional transportation function, is a major consideration for the Township. The proximity of these two freeways has aided in the increase of residential development within the Township. Large scale commercial and residential development may be expected to cluster near the freeway interchanges as well as freeway-oriented business services. Interchange areas can either be an asset or a problem depending on their planning and development. There are few interchanges, however, in the Township. None exist along U.S. 23 north of 1-96. Limited interchange design is found along 1-96 at Pleasant Valley Road. 11 �Limited Access There are several dirt roads in the outskirts of the Township which have limited access and are not heavily traveled. Due to the remoteness of these roads they are not be well maintained. These roads may become impassible after bad weather. Another potential problem of these roads is that of illegal dumping. As landfills close and dumping fees increase, illegal dumping is becoming more of a problem throughout southeastern Michigan. Lot Size Trends ! - The present trend of moderate to large lot single family detached home development is expected to continue. Cluster developments, multiple housing condominiums, detached single family home site condos, and other more intense developments may occur but only at housing densities recommended in the Township's Zoning Ordinance. The affordability and availability of home mortgages is likely to spur on single family home subdivisions and site condominiums. 12 �ENVIRONMENTAL LIMITATIONS TO DEVELOPMENT Introduction It is important to identify the land most suitable for development in that it would require the least development costs and provide maximum amenities without having adverse impact on existing natural systems. Since the location of development can have an adverse impact on the viability of natural areas it is equally imponant to identify lands more suitable for recreation-conservation areas and natural "wildlife" habitats. Therefore, the following physical man-made and natural features have been analyzed and interpreted: ,_ urban development, proposed sewer districts, hydrology, topography, vegetation, soils, and agriculture potential. An updated Environmental Limitations To Urban Development Map (Map 2) was created using the 1979 Environmental Limitations Map as a base map by field survey conducted October 1989. Natural Limitations Hydrolo~ Water, from both surface and underground sources, is a very important resource. Surface waters sustain certain forms of wildlife such as fish and water fowl, as well as storing excess flood waters. This surface water may also be a source of domestic and industrial water needs. Surface water is also an asset to recreational development, as illustrated by Wildwing Lake in Kensington Metro Park. Underground water is also a major source of water through the use of wells. It is also the major source of moisture for vegetation. Surface Water - Brighton Township contains many small bodies of water within four drainage basins. From these basins three creeks channel into the Huron River Watershed 3 • According to the Livingston County Drain Commission there are no floodplains delineated for Brighton Township. However, there is a fair amount of muck soils within the Township McNamee, Poner and Seely, Re~onal Wastewater Management Plan for Livingston County. December 1975, Ann Arbor, Michigan. 3 .., 13 �which are usually associated with floodplains. These muck soils are also associated with wetlands. In addition, flood prone areas contiguous to surface waters which experience periodic flooding also need to be retained due to their flood control and water retention functions. Under~ound Water - Underground water resources in Brighton Township are found in glacial deposits and bedrock4. Most of the Township's glacial deposits are underlain by the Coldwater Shale bedrock which is not generally a good groundwater producer. Berea Sandstone underlays glacial deposits in the southwest corner of the Township. This bedrock formation tends to provide a higher quantity and quality of water. Due to the limited area of this type of deposit, the supply of water in the Township is generally limited. Water therefore, is an important natural resource for the Township. Efforts to preserve and improve its quality should be encouraged. The recent drought has illustrated the importance of water preservation and conservation efforts. The water is of a good chemical quality but as is typical in this part of the country is high in mineral content, particularly salt and iron. Wetlands Wetlands are those areas where the water table is at, near or above land surface for a major part of a typical year5 • These areas are found between terrestrial and aquatic systems. There are approximately 1,166 acres of wetlands, forested, shrub and emergent, within the Township. Leaving these wetlands in their natural state is strongly recommended due to their water retention capabilities, flood control, surface water purification and plant and animal conservation. Encroachment by development into these areas should be controlled. Wetlands five acres or greater, or contiguous to any open water course, open body of water one acre or greater, or any wetland within 500 feet of a lake or stream is subject to federal wetlands regulation (Goemaere-Anderson Wetland Protection Act, Act 203, P.A 1979). 4 F. R. Twenter, Southeastern Michi~an Water Resource Study. 1975, Department of the Interior, U.S. Army Corps. of Engineers. 5 MIR.IS, op. cit. 15 �• I I f 1, I II I ' • • ENVIRONMENTAL LIMITATIONS TO URBAN DEVELOPMENT I - SOIL LIMITATIONS - SEVERE fi'' ;;:;{X'/iJ SOIL LIMITATIONS - SENSITIVE l~I 1••···•1 I ~I ~ - - TOPOGRAPHY - STEEP ( GREATER THAN 25%) WOODLAND I~ TOPOGRAPHY - MODERATELY STEEP ( 15% - 25%) AGRICULTURAL LAND-CAPABILITY CLASS TI 11i====rr HIGHWAYS EXISTING URBAN DEVELOPMENT I --------- 1 PROPOSED SEWER SERVICE AREA (PHASE I a II) 1-·-1 1--- I - SURFACE WATER AREA RAILROAD KENSINGTON -METRO PARK GENERAL MOTORS PROVING · GROUND NOVEMBER 1989 ~ Brandon Rogers & Associates/ PC Planning Consultant 0 SCALE 800 l600 TO\NNSHIP OF BRIGHTON 2400 3200 FEET LIVINGSTON COUNTY, MICHIGAN 2 �Vegetation Nearly all of the original deciduous forest which once covered Livingston County has been cut. Most of the original woodlands of the Township has been cleared by cultivation and urban expansion6 • The majority of the areas shown on the Environmental Limitations Map are populated by second growth, mixed hardwoods. Oak - Hickory woodlands dominated the upland areas, while wetlands species such as red maple, elm, white cedar and willow dominate the low land areas. Vegetative areas present limitations to urban development due to development costs and potential loss of natural amenities. Wooded areas add significantly to the visual assets of the Township, a good example of this being the wooded area along McClements Road north of Clark Lake. Woodlands, provide a natural habitat for wildlife. Trees, especially large areas of woodlands provide direct benefits in cooling and heating, both within their canopies as well as by channeling winds that effect large adjacent areas. They influence water quality by transpiration, reduction of evaporation from soils, increasing humidity, filtering rainwater and groundwater those preventing runoff and soil erosion. They also provide very effective noise and wind screens as well as buffers between various land uses. Mature trees and woodlands have been shown to generally increase property values7 • Sensitive use of and minimal intrusion into these wooded areas is suggested. The value of preserving woodlands has led many communities to adopt tree and woodland protection ordinances. Soils represent significant limitations to urban development in Brighton Township. Whenever soils have good percolation or drainage, septic tanks are generally an acceptable means of treating waste water when the population density is not excessive. A greater limitation is caused when soils have poor bearing capacity. Two levels of soil limitations are shown on Map 2, Severe and Sensitive. The Severe limitations category includes those areas having mainly organic soils. These soils have limitations severe enough to make urban development questionable. They are characterized by slow permeability and high water holding capacity. They exhibit very 6 U.S. Department of Agriculture, Livingston County Soil Survey. 1981. Michigan Planning, "Woodlands / Tree Protection Ordinances," Linda C. Lemke, RI.A. ASI.A. July/August 1989, Vol. 2, No. 4, pages 8-11. 7 16 �poor bearing capacity and are highly compressive. The soils represented in the Severe classification include: Carlisle muck, Edwards muck, Linwood muck, Rifle muck and Tawas muck8• As previously mentioned, muck soils typical of the Severe classification are typical of wetlands and flood prone areas. The Sensitive limitations category are those soils with somewhat better ratings for permeability, water holding and compression. However, their sensitivity to development should be recognized. Urban development should be dependent upon a thorough investigation of the exact area. The use of septic tanks on these soils are still questionable. This classification includes such soils as Gilford sandy loam, Tawas muck, and Wasepi sandy loam9• It must be remembered that these soil interpretations are general in nature and does not eliminate the need for on-site study, testing and planning of specific sites for specific uses. Agricultural Land Soils are a prime consideration in agriculture. However, little farming is conducted in Brighton Township as land is under continuing urbanizing pressures and assessment reevaluation. Soils having good potential for agriculture are separated into Capability Class 10, Class I having the greatest potential. The best Capability Classes within the Towns hip are Class II and III. Topoiu:aphy The topography of the Township is generally rolling to hilly with a few steep areas 11 • This attractive topography has attracted excavation to the Township due to substantial sand and gravel deposits. Areas of gradient of 15 percent or greater occur throughout the Township. These steep areas present possibilities for sensitive development, however, this type of development results in substantially greater costs. 8 U.S. Department of Agriculture, op. cit. 9 U.S. Department of Agriculture, op. cit. 10 U.S. Department of Agriculture, op. cit. 11 U.S. Geological Survey Map, 1975. 17 �Steep and moderately steep topography are noted on the Environmental Limitations Map. The moderately steep areas gradients range from 15 to 25 percent while the gradient of the steep category is greater than 25 percent. Development should be avoided in the steep areas. Moderately steep areas require cautions development. Man-Made Factors Urban Development Urban development has taken place along the lakeshores, creek borders, major '--,, roads, and in large lot subdivisions. New development, primarily subdivisions, continues to occur in areas previously not developed. but near to major roads. The urban growth has expanded since the 1979 Study and is expected to continue in the Township. Sanitazy Sewers Currently, the Township is not serviced by any sanitary sewer. Septic tanks and tile fields are the major source of waste disposal. In 1975 a Regional Wastewater Management Plan was done for the eastern portion for Livingston County by McNamee, Porter and Seely, Engineers 12• This plan includes most of Brighton Township. The study found high density areas which exhibit existing and potential pollution problems in Brighton Township. The limiting of mfoimal lot sizes for certain residential zoning districts helps to reduce the danger of pollution. However, areas of dense development do occur within the Township around many of the lakes and along areas of Grand River Avenue and Old U.S. 23. These areas include: Bitten Lake, Clark Lake, Fonda Lake, Hope Lake, Lyons Lake, Moraine Lake, School Lake, Woodland Lake, and Woodruff Lake. The 1975 study proposed a two phase wastewater plan for the Township. These phases are shown on the Environmental Limitations To Urban Development Map. As of this date, there are no immediate plans to establish sanitary sewer service within the Township 13• As development continues the immediate danger of pollution and the need for sewerage treatment increases. The areas of dense development with the greatest danger of pollution are along Grand River Avenue and Woodland Lake. 12 McNamee, Porter and Seely, op. cit. 13Donald Long, McNamee, Porter and Seely, November 20, 1989. 18 �BRIGHTON TOWNSHIP COMMUNI1Y SURVEY Summazy The Brighton Township Community Survey undertaken in 1989 was designed to obtain information about Township residents' preferences for growth and development of the Township and also to elicit comments concerning present day problems and characteristics of the Township. This information would inform the public, Township officials and the Township's Planning Consultant, Brandon M. Rogers & Associates, P.C., about needs and potentials in the Township during the current period when a new \ . ,-, i Comprehensive Development Plan is being prepared for the Township. A similar survey was done in 1980. Certain comparisons with survey results between the two surveys is presented. (Refer to Appendix A for detailed tabulation data.) Toe survey results reveal residents' attitudes on why they came to or stayed in the Township, their ideas on how to improve living conditions, their thoughts on how existing problems can be solved in land and facility development by new future planning strategies and planning programs. The Community Survey was carefully designed to the characteristics of the community. Toe first part was prepared so as to provide information about the residents' demographic characteristics - where they live and shop, their age groups, and working patterns. Toe second part of the questionnaire was developed to obtain residents' opinions and perspectives on future planning direction for the Township. Even though there is considerable variation in age groups, family size and commuting pattern to work and shopping, there was considerable consistency among respondents in commenting on basic features, shortcomings and potentials of the Township that exist today and which should be considered in the future. Toe means to achieve these desires, however, was not always the same and this will be the challenge of the planning program to develop policies, plans and budgets which will be acceptable to the different interest groups. Toe survey also identified areas of mutual agreement concerning development goals and where there were differences of opinion or lack of response because of insufficient knowledge of the issues. The Community Survey is essentially an advisory product which will provide general guidelines for the Brighton Township Planning Commission, Township Board and Township 19 �Planning Consultant in preparing the long-range Comprehensive Development Plan. It has provided citizens an opportunity to toss in "their two cents" worth that many respondents appreciated by their comments in the returned questionnaires. The voluntary mail-back response of approximately 36 percent vs. 38 percent in 1980 evidences an excellent return and demonstrated interest by residents in all pans of the Township to participate in the planning process. Survey Preparation The Township Planning Consultant initially evaluated, by field inspection and review of published data, the characteristics of the Township and the various areas of population concentration, the previous Township Comprehensive Development Plan prepared in 19791980, survey results and related documents, and information from the Consultant's independent research of market trends, financial analysis, construction, and other data. Several workshop meetings were held with the Township Planning Commission and Township Board to review and discuss the scope and format of the questionnaire, and desirable questions to be asked in the Survey. As a result, a questionnaire Qf 37 questions was prepared for mailing to each household of the Township from addresses obtained from the Livingston County Equalization Department. Because of the unique characteristics of the Township, it being a developing community in a fast growth county where the predominant development is residential homes, with limited shopping and employment opportunities, effort was made to include questions to find out where people go for shopping and services and goods .and for employment. Also, because of the predominant low density residential development existing in the Township, in a day when costs of homes, home sites and energy outlays are significant, questions were developed to determine if residents wanted to continue that general type and quality of housing. Furthermore, questions were included on the desirability of encouraging certain types of non-residential development in the Township, such as commercial and light industrial parks, particularly those having limited environmental impact. With no public or mass transportation available, questions were included on vehicular traffic control, road improvements, and improved access to and from freeways and local roads. The last major concern included in the survey were questions to see if residents would be willing to pay additional property taxes for various specified public 20 �._ .,•I . improvements such as road improvements, additional fire and police protection. a recycling r-"' ' . ;_ center, and garbage and waste collection. The survey was mailed to every residential dwelling unit in November 1989, including therein a return addressed, stamped envelope. Within the allotted time, nearly 2,000 of the 5,480 questionnaires were received back, most of which indicated, by code designation. in which of 10 geographic areas the respondent lived. There was an "Other" category for outof-Township respondents who own property in Township. ,,.,.. i I Table A-1 in Appendix statistically presents responses to the questions for all Township respondents as a whole and '. by the geographic subareas. A copy of the Questionnaire itself, with answers summarized for all Township respondents, is also appended. (' 1 I. Profile of Respondents I i , The response the survey was, as noted earlier, excellent and indicated the desire of ' residents to participate in the planning process. J l. I , : ' Background information about the respondents and their families indicated that, as a whole, the population is relatively young, living predominantly in single family homes of relatively short tenure in the Township. · Most heads of household or spouses are employed, few are retired. Information Concemin~ Type of Residential Unit Information from the survey reveal that of all respondents, over 99 percent live in I I a single-family house, the balance residing in multiple dwellings or mobile homes. This ! 'J I ' dominance of single-family home occupancy is evident in each geographic subarea of the Township. About 39 percent of all respondents have moved into their present residences in the last five years and 26 percent have lived in their present dwelling for more than 10 years. In 1980 these groups represented 56 percent and 20 percent respectively, reflecting the maturing residency in the Township. These families who have moved into the Township predominantly came from Livingston, Wayne and Oakland Counties. Two percent came from out of state. If the respondents were to move, there was a very strong preference (95%) to buy another single family detached home. Of this group, 72 percent stated they would buy a home in Brighton Township. ' . '1., ,. 21 �Household Information The population is generally young with the 65.8 percent of the population under 45 years of age. There were relatively few senior citizens (6.8 percent of the respondents) of 65 years of age or older. Nearly 16 percent of the population is in the preschool and elementary school age brackets which can be expected to move into high school in the next few years. In the 1980 Survey, while there were comparable percentages in the under 45 year group, and school age groups, the percent of the respondents over 65 years in age increased from the four percent figure in that year. Of the respondent households, nearly all heads of household and many spouses were indicated as being employed, of whom 64 were self-employed. Township residents worked principally in South.field, the Brighton area, Dearborn, Detroit, Farmington Hills, Livonia, Ann Arbor, Plymouth and Wixom in that order. As might be expected some variations existed in residents' place of work because of a subarea's geographic proximity to such employment centers. In the 1980 Survey the leading work places were the Brighton area, Detroit, Southfield, Livonia and Dearborn. Concerning places of shopping for services and goods, among all respondents the City of Brighton ranked strongest in eight categories, ranking first in preference for groceries, drugs, take-out and fast-food restaurant products, auto service, banking, dry cleaning, dinner out and movies and plays' attendance. The next most patronized shopping area was in the Novi area. The 1980 ranking for the City of Detroit as second highest preference for furniture and appliance goods shopping, dinner out, movies and plays' attendance disappeared in the new Survey in favor of other communities nearer the Township. About 77 percent of the respondents indicated a satisfaction with the availability and location of these services and business establishments versus 58 percent in 1980. This trend reflects the establishment of such businesses in the general Township area which followed the housing boom in the 1970"s. Opinions and Perspectives on Planning This portion of the Community Survey was designed to find out how the residents of the Township feel about present conditions in the Township, general future planning objectives, and the means to achieve the objectives. Strong support throughout the 22 �Township was again evidenced for maintaining the rural atmosphere and good schools in the Township, with also an interest for keeping taxes low. Among the aspects of the Township which are listed in Survey as possible priority issues, Rural Atmosphere was '7 ranked of highest priority by 445 percent of all respondents (also first by respondents in each geographic subarea), Good Schools was ranked highest priority by 42.1 percent, Low Taxes was ranked highest priority by 30 percent, Large Home Sites was highest priority by 28.3 percent, and Security was ranked highest priority by 27.3 percent. Similar preferences were substantially evidenced in each geographic subarea. Over 78 percent agreed strongly or agreed somewhat that the Township should try to maintain this low density, rural r atmosphere. L I Concerning public services, 62.5 percent of all respondents felt strongly that there ~ is a need for a full-time police department in the Township, 72.6 percent felt strongly that there should be an improved volunteer fire department, and 65.8 percent felt strongly that there should be area-wide garbage collection. Over 69 percent of the respondents felt th2.t adequate public services are more important than low taxes, versus about 36 percent in the 1980 Survey. These results in 1989 generally paralleled geographic subarea results. Sixty percent of all respondents disagreed that more opportunities for apartments or to··.· ~lhouses should be provided in the Township, with only about 28 percent agreeing either somewhat or strongly that such housing type should be provided. This result contrasts with the 1980 Survey when 14 percent of the respondents felt there was a need for such housing ' - types. The strongest interest of respondents for future land development strategies was evidenced in 1,392 ( 46 percent) responses favoring reservation of land having unique or special natural value, and 1,611 responses (39.7 percent) supporting single-family residential development. · Preferred density by respondents was for moderate size lots (2.5 acres) 39.4 percent, followed closely by large parcels (over five acres) 33.5 percent, and thirdly, average size lots (one-two acres) 25.1 percent. These preferences are generally similar in all subareas, and are comparable to the 1980 Survey results when 58 percent of respondents desired moderate size lots, and 30 percent desired large parcels (over five acres). About 60 percent of the respondents felt that there should be a low density rural estate area (5- 10 acre parcel size) in some portions of Township versus 52.5 percent of respondents who felt this way in 1980. Nearly 38 percent of respondents saw a need for senior citizen housing with 23 �individual living accommodations and about 52 percent felt there was a need for housing units with support services. (i.e., semi-skilled care, congregate dining). In 1980, over 50 percent of respondents agreed there was a need for housing for moderate income families and senior citizens. Forty six percent of respondents believed housing for moderate income families and senior citizens should be privately sponsored as contrast to 68 percent of respondents who felt this way in 1980. Nearly 38 percent of respondents saw a need for senior citizen housing with individual living accommodations and about 52 percent felt there was a need for housing units with support services. (i.e., semi-skilled care, congregate dining). In 1980, over 50 percent of respondents agreed there was a need for housing for moderate income families and senior citizens. Forty-six percent of respondents believed housing for moderate income families and senior citizens should be privately sponsored as contrast to 68 percent of respondents who felt this way in 1980. About 45 percent of the respondents feel that there is a need for a balanced tax and employment base in the Township supported by commercial/office/light industrial uses. This compares to 53 percent of respondents in 1980. Approximately 51 percent of respondents agreed that the commercial buildings built or being built in Township are attractive, (46 percent so stated in 1980). Concerning roads and highways in the Township, there was a strong indication (over 80 percent) that traffic controls should be improved along Grand River Avenue, and 81 percent felt that similar improvements in traffic control should be introduced along Old U.S. 23. In 1980, 71 percent and 54 percent of respondents felt so. A very large percentage of respondents felt that local Township roads need improvement (81%), compared to 78% of respondents in 1980. Private roads were desired by 51 percent of the respondents to require approval by the Township, down from 60 percent in 1980. In reference to new freeway interchanges desired in the Township, keeping in mind that there is no local access existing directly to U.S. 23 Freeway in its six miles of route in the Township, respondents desired interchanges at Hilton Road (33.9%), Hyne Road (18.8%) and Spencer Road (14%). Just under 16 percent of all respondents felt no new interchanges are needed, down from 46 percent of respondents in 1980 survey. Concerning other road improvements, the predominant feeling was that local Township roads and County roads are just not adequately maintained and most need improvement. On a geographic subarea basis there was fairly even disagreement throughout the Township on the calibre of local road 24 �-. . maintenance and improvement. Nearly every principal road was cited for its inadequate condition. Respondents by subarea felt the principal roads that need design and/ or traffic control improvement in order of priority were: Area A: Grand River Avenue, McClements Road, Taylor Road Area B: Old U.S. 23, Taylor Road, Grand River Avenue, Parklawn Road Area C: Taylor Road, Hyne Road, Pleasant Valley Road Area D: Taylor Road, Hyne Road, Old U.S. 23 Area E: Grand River Avenue, Old U.S. 23, Spencer Road Area F: Grand River Avenue, Old U.S. 23, Buno Road Area G: Grand River Avenue, Old U.S. 23, Spencer Road, Pleasant Valley Road ,__ J Area H: Grand River Avenue, Buno Road, Larkins Road Area I: Grand River Avenue, Old U.S. 23 Area J: Grand River Avenue, Larkins Road, Culver Road, Old U.S. 23 Some concerns of specific roads and intersections were from respondents some distance away from the road locations, reflecting in all likelihood concerns over commuting routes to work or shop. Specific write in concerns included very strong objections to the ,• Spencer/Old U.S. 23 off-set intersections (traffic lights, pavement/lane widening, street lighting), the curve problem at Spencer and Pleasant Valley, lower speed limits on various roads, left turn lanes of Grand River Avenue, curb and sidewalk improvements on Grand River Avenue east of City of Brighton, and street lighting on Old U.S. 23. These were substantially same concerns as in the 1980 Survey. On the -question of community facilities, 61 percent of the respondents felt that there were no police protection problems in the Township which would warrant expanded services. This compared to 43 percent in the 1980 Survey. Regarding fire protection, 62 percent of respondents did not feel there are problems which would warrant expanded services. To the question of whether Township should be progressive and initiate a recycling program and center, over 52 percent of respondents agreed strongly, eight percent agreeing somewhat. Over 81 percent agreed strongly or agreed somewhat that emergency health care facilities are needed in the Township area versus a 60 percent response in 1980 Survey. 25 �Concerning specific recreational facilities desired, the greatest interest by far was for nature trails, bridle trails and bikeways (43.15), followed by parks and picnic areas (37.25) 'I ' J and playgrounds (8.5%), the same ordering as in the 1980 Survey. Only 1.4 percent of respondents felt no recreational facilities needed to be developed or improved in Township. This result sharply differed from a 30 percent response in the 1980 Survey. Residents were asked to show a preference to certain identified public services and facilities which should be improved in the Township. The strongest interest, based upon highest priority rating, was a desire for the improvement of local roads, followed in order by a desire for garbage and waste collection, water and sewer services, a recycling center, additional police protection and additional fire protection. These results reflect a change in attitudes from the 1980 Survey when additional police and fire protection ranked second and third in highest priority ratings. When asked if they would be willing to pay additional taxes for the services for new public services, nearly 75- percent of the respondents said yes, a substantial change from the 40 percent who so answered in the 1980 Smvey. Concerning resident participation in organizations that work to improve conditions in the Township over 80 percent of respondents said they belong to such an organization, again a dramatic change from 25 percent in the 1980 Survey. Seventy-eight percent of respondents indicated that they had tried to get Township officials to do something about features they do not like in the Township (versus only 41 percent in the 1980 Survey), with a wide expression of positive and negative answers as to the results of their effort. In summary, from the overall survey responses it can be demonstrated that residents prefer to maintain the present predominant low density residential character of the Township, with preservation of land having unique or special natural resource value. A large percentage of respondents appear to be satisfied with shopping and employment opportunities even though commuting to out-of-Township locations is generally required. Better road improvements stand out as the major desire along with preservation of the natural resources. It might be noted here that there could be confusion on the part of some respondents as to which governmental agency is responsible for road improvements and maintenance, a function largely that of the Livingston County Road Commission and the State Department of Transportation (Grand River Avenue, U.S. 23 and 1-96 Freeways). The introduction of nature trails and preservation of the low density residential pattern keep coming through as key development interests. These underlying desires reaffirm those expressed in the 1980 Survey. For certain, based upon the expected population growth and 26 �-~ in-migration into the Township, there is an opportunity in the current Township planning I program to continue to guide growth into planned areas of Township and save parts of the 'I ', -- ' r~ t l~ Township for natural resource development. To do otherwise will cause premature, spotty development and costly demands for site infrastructure, (i.e., water · and sewer systems, road improvements). As a result to the responses to the Community Survey, these issues I , and others have been examined and will be considered in the Township's Comprehensive Development Plan. Further citizen input in this process will be encouraged. ' J I l, ( . l. 27 �SOCIO-ECONOMIC STUDY Introduction As part of the process of updating the Brighton Township Comprehensive Development Plan, this study analyzes the social and economic trends which are affecting the Township's growth and development. The conclusions arrived at herein can be utilized as a basis for planning decisions relating to the residential, commercial and industrial land use elements of the forthcoµling plan. In some instances 1980 Census data was utilized as these were the latest available data which documented certain socio-economic aspects of the Township's population. Specific data from the recent 1990 Census will become available in the 1991-1993 period. (' ' Re~onal Settin~ Brighton Township is located in the eastern most tier of townships in Livingston County adjacent to the developing townships to the east in Oakland Country. In recent years Livingston County has recorded a substantial rate of growth as evidenced by the fact that the County population increased from 38,233 in 1960 to 58,967 in 1970, and to 100,289 in 1980. In 1990, population is 114,517. By Year 2010 a total of 169,421 people is expected to be living in the County. 14 One major reason for this surge in development was the completion in the 1960's of the 1-96 Freeway which connected the Brighton area to the Detroit Metropolitan Area on the east and to the Lansing area on the west. As a result of the presence of this freeway, people for the first time could reside in Livingston County and be within a reasonable commuting distance of the major Detroit area employment centers in Oakland County and in the City of Detroit. Growth also began emanating into Livingston County '· north of the 1-96 Freeway along M-59 as development moved in a westward direction out of the City of Pontiac along this growth corridor into Livingston County. Additionally, growth in the southern portion of Livingston County began to occur as a development spilled northward out of Ann Arbor area along the U.S. 23 Freeway corridor and leap frogged into Livingston County. Upon the completion in 1989 of 1-696 through Oakland 1990 Adjusted Census Count, January 1991; Year 2010 population estimate from Livingston County Databook, March 1991. 14 28 �. 9 County, a major crosstown freeway now connects Llvingston County with Macomb County and Oakland County. With the emergence of these growth corridors, Llvingston County is now recognized as one of the major growth counties in the State. In this context, as will be documented in more detail later, Brighton Township recorded the sixth highest level of growth among the 20 local municipalities in Llvingston County during the decade of 1980-1990, experiencing an increase of 3,593 persons (32%), far ahead of the 1,765 population increase in Hamburg Township, the_second highest ranking community in Llvingston County in terms of an increase in population. Employment Trends in Livin~ston County The employment trends within Llvingston County indicate that the County has generally experienced healthy economic conditions during the years 1981-1990. As documented in Tables 4 and 5 the rate of unemployment of Llvingston County residents has dropped from a high of 7.2 percent in 1985 to 5.9 percent in 1990. Additionally, employment jobs within the County increased by 16.9 percent during this six year period from 47,700 to 55,775 employees. 15 It is evident that employment opportunities in the County have increased faster than the County's labor force since that time. Therefore, although Llvingston County is now primarily a bedroom community, if these trends continue it is quite possible that in the future there will be a balance between employment positions within the County and the number of County residents who are employed. Work - Travel Patterns In 1980 Llvingston County was primarily a bedroom community. That is, a significant number of Country residents were employed elsewhere and commuted outside of the County for purposes of employment. Reflective of this fact is that in 1980, a total of 53.8 percent of the employed residents of Llvingston County worked in another County, up from 41.1 percent in 1970. Data in Table 6 present the county of employment of the employed residents of Llvingston County in 1980. These commuting patterns document some noteworthy trends. A net total of 19,866 Livingston County residents worked outside of the County of the 36,926 County 15 Michigan Employment Security Commission, February 1991. 29 �L - - C, .) C.7 I. ' ... .: ============================================== AVERAGE ANNUAL CIVILIAN LABOR FORCE NUMBER AND UNEMPLOYMENT RATE =============================================================================================================================================== Labor Force 1985 Uneq:>l Rate 1986 Labor Uneq>l force Rate 1987 Labor Uneq>l Force Rate 1988 Labor Uneq:>l Force Rate Labor force 1989 Unenpl Rate Labor force 1990 Uneq>l Rate =============================================================================================================s================================= TO,jNSHIPS Brighton 5550 1050 Cohoctah Conway 825 Deerfield 1100 Genoa 4400 Green Oak 5100 Hantiurg 5750 Handy 2025 Hartland 2850 Howell 1775 Iosco 700 2025 Marion 2050 Oceola 2700 Putnam Tyrone 2825 Unadilla 1300 -. - --- -------- . - -...... CITIES Brighton City 2300 3400 Howell City 6.2X 10.7" 9.8X 8.1X 8.4X 7.0X 5.5X 11.3X 5.0X 6.0X 8.3X 7.6X 6.8X 7.4X 6.2X 8.4¾ 5775 1075 850 1150 4575 5300 6000 2100 2950 1850 725 2125 2150 2800 2925 1350 5.4" 9.3" 8.4" 7.0X 7.2X 6.1X 4.8X 9.8X 4.3X 5.2X 7.2X 6.5X 5.8X 6.4X 5.4X 7.2X 5975 1125 875 1175 4725 5475 6225 2175 3075 1900 750 2200 2225 2900 3025 1375 5.2X 8.9X 8.1X 6.8X 6.9X 5.8X 4.6X 9.4X 4.2X 5.0X 6.9X 6.3X 5.6X 6. lX 5. lX 6.9X 6275 1175 925 1250 4975 5750 6525 2275 3225 2000 800 2300 2325 3050 3200 1450 4.9l 8.4X 7.7" 6.4X 6.6X 5.5X 4.3X 8.9X 3.9X 4.7" 6.6X 5.9X 5.3X 5.8X 4.9X 6.5X 6575 1225 975 1300 5175 6000 6825 2375 3375 2100 825 2400 2425 3175 3325 1525 4.3" 7.5X 6.8X 5.6X 5.8X 4.9X 3.8X 7.9X 3.5X 4.2X 5.8X 5.3% 4.7" 5. 2X 4.3% 5.8X 6500 1225 975 1275 5150 5950 6750 2350 3325 2075 825 2375 2400 3150 3300 1500 5.1l 8.8X 8.0X 6.7" 6.9X 5.8X 4.5X 9.3X 4.1X 5.0X 6.8X 6.2X 5.5X 6.1X 5.1X 6.8X 6.0X 8.7" 2400 3525 5.2X 7.5X 2475 3650 5.0X 7.2X 2600 3825 4.7" 6.8X 2725 4000 4.2X 6.1X 2700 3975 4.9X 7.1X 7.2X 49575 6.2X 51350 5.9X 53925 5.6X 56325 5.0X 55TT5 5.9X ·- -- ---- . - .. - .. ---- --- .. --- ..... --- . - -- -- .. - -- --- .... -- --- -- -- -.. -- - ---- -- --- -- --- --- ··-- -- ---- -- ... -- --- -- -- -- --------- ...... -- --- --- -- - COUNTY TOTAL 47700 ======-----------==-----=====--==--===================-===========-==-=---===-================================================================= SOURCE: Michigan Enployment Security Coomlsslon, 2/91. g ~ ~ �TABLE 5 TRENDS IN PRIVATE SECTOR EMPLOYMENT AND CIVIl..IAN LABOR FORCE LIVINGSTON COUNTY, MICIDGAN, SELECTED YEARS 1977 - 1987• 1977 1987 Civilian Labor Force 24,875 51,350 Employment 23,250 48,320 6.5 5.9 12,154 23,861 3,911 6,421 Construction (Contract) 568 1,731 Transportation, Communication and Utilities 290 363 Wholesale Trade 424 1,366 3,394 5,583 838 1,716 2,540 6,461 189 37 Rate of Unemployment Total Private Sector Employment Manufacturing Retail Trade Finance, Insurance and Real Estate Services Other Industries • Data for Civilian Labor Force, Employment and Rate of Unemployment is by Country of residence. Data source is Michigan Employment Security Commission. Data documenting private sector employment is by County of employment. Data source is U.S,. Bureau of the Census, County Business Patterns (1977 and 1987 editions). 31 �1960 Cc»iHUTER DESTINATIONS AHONG PERSONS IIEPORJING THEIR PLACE Of UORK REPOlllED ~K PLACES OUlSIDE LIV. COUNlY 1960 1960 LABOR fOIICE REPOlllED WRK PLACES I BY COUNlY Of DESTINATION IN LIV. COUNJY OUJSIDE LIV. COUNTY I LABOR IREPOIIJING WRK PLACES I Other Hacoob llashtenaw Geneaee Oakland llayne X FORCE I Reported No Report I I I •=•caaa:aaa~:a::a:&::aa=a••========•:;;::a:::aaaaa::•==•===================•=====================•=•==•====•===•==============•=====••====••=•••acaa• a•• lWNSHIPS l.1X 17.5X 1.71 4681 271] 40.2X 1.8X lrlghton 206 1852 41.41 l5.9X 4475 61.11 l0.6X 4.lX 6. 1X 1]80 o.ox Cohoctah I Conway 66.4X 21.6X 1511 916 510 37.0X 35.5X 111 Conway (&ee Cohocteh) 5.9X 28.71 4.51 266] ]1.6X O.lX Deerfield I Oceola 2509 29.0X 154 1414 57.21 1159 46.2X 0,6X ]69] ]]98 19.1X 4.8X Genoa JO.OX 1.2X 295 1712 50.4X 1567 46.1X 44.2X 30.5X o.ox 2.4X Green Oak 1.ll 4260 3985 l2.9X 2918 28.11 37.71 275 1111 71.71 0,8X .0.5X 1.ax ]].OX 61.71 Harilurg 11.5x 4892 4]4 2860 2l.6X 4458 1472 64.2X o.ox 2.4X 19.lX 162] 2l.8X 5.2X Handy I fowlervllle VII. 1294 85.lX 420 14.lX 1517 106 27.71 5.lX 2.9X o.ox 7.71 51.9X Hartland 2411 2150 820 l8.1X l2.1X 281 1127 52.4X o.ox 4.9X o.ox 18.BX 35.5X 40.71 Howell 1510 1472 18 1027 69.8X 425 28.9X 0.5X 44.9X 0.71 27.71 lo1co I Unadilla 1647 20.0X 6.2X 1475 1a.ax 817 56.71 172 5n o.ox 28.71 o.ox Marlon 1678 7.2X 857 586 4l.8X 21.0X 1118 140 64.1X 4l.2X Ocaola (1ea Deerfield) Putnam I Pinckney Vil. 2268 o.ox n.ox 1.2X 1.lX 2158 110 677 :u.4x 1468 68.0X n.5X 7.0X ]1] Tyrone 22]6 58.8X 2'11 18]1 2l.2X 1.7X 2.71 2.lX 14.0X 175 81.9X 11.4X Unadilla (1e1 Iosco) , , CIJ IES C. of Brighton C. of Howell LIVINGSTON CCONIY • lotala do not w IUII 2001 2812 1 1 1707 2668 294 I 164 1 909 2097 51.lX 78.6X 821 582 40101 I 36926 1115 I 17264 46.8X 19866 to 100X due to the 5&"'11• designs used by the Bureau of the Census 1-JSOJRCE: U.S. Bureau of the Census 6/86 I I 1.2X 26.ll 1.2X 27.71 1.2X o.ox 18.6X 1.2X 6.71 1.2X 20.ax 5l.8X I '26.5X 26.1X 1.0X 27.6X 8.lX 5,IIX 48.2X 21.BX 1.2X ~ ~ °' �residents who were reported employed. The primary counties of employment of the 19,866 employed Livingston County residents who worked outside of their County of residence were Washtenaw County (27.6%), Wayne County (26.5%), Oakland County (26.1 %), Genesee County (8.3%) and Macomb County (1.0%). It is evident that many persons moved into Livingston County and maintained their place of employment in their previous county of residence. This situation would suggest that many people are willing to reside within Livingston County and generally commute further to work rather than move and live closer to their place of work in another county. Thus, Livingston County has established itself as a desirable area in which to reside. There is a distinct trend of workers with middle and upper incomes to want to live in a rural, country style environment. Comparable statistics available for Brighton Township, reveals that in 1980 there were 4,475 reported employed residents in the Township of whom 2,733 (61.1 % ) worked outside Livingston County, principally in Oakland County (40.2%), .Wayne County (35.9%), Washtenaw County (17.5%), Macomb County (1.8%), and Genesee Country (1.7%). It is clear that the employed residents of Brighton Township are not solely dependent upon employment opportunities within Livingston County and will migrate into Brighton Township for a place of residence even though a greater commuting distance to their place of employment may be required. Socio-Economic Characteristics of Brighton Township Residents Industry of Employment The residents of Brighton Township are heavily reliant upon employment within the manufacturing sector, even more so than the State labor force which is dominated by the automotive industry. In 1980, 31.6 percent of the Brighton Township residents were employed in manufacturing industries compared to 32.1 percent in Livingston County and 30.1 percent in the State of Michigan. 16 A further analysis of the employment patterns of the Township residents can be undertaken by computing the Coefficient of Specialization which compares the proportion of the Township residents employed within specific industries with the proportion of the Bureau of the Census, 1980 Census of Population., Michigan. General Social and Economic Characteristics. (1980 edition). 16 U.S. 33 �-. State of Michigan labor force which is employed within the same industry. Mathematically, the Coefficient of Specialization is defined as follows: ~ s ~ = .Ei Et Where: S = Coefficient of Specialization ei = Number of Brighton Township residents employed in a certain industry. et = Total number of Brighton Township residents who are employed. Ei = State employment in the ith industry. Et = Total employment throughout the State. If S is greater than 1.00 then the proportion of the Brighton Township residents who are employed within that specific industry is greater than the proportion employed in the same industry throughout the state. Similarly, if S is less than 1.00 then the proportion of Brighton Township residents who are employed within that specific industry is less than the proportion who are so employed throughout the state. The Coefficients of Specialization for the employed residents of Brighton Township in 1980 are documented in Table 7. As indicated, the Coefficient of Specialization for the Construction and Wholesale Trade Industries was high, being 2.17 and 1.92 respectively in 1980. This means a higher percentage of Township residents are employed in those categories than residents of the State of Michigan as a whole. In all other industries, except the Transponation, Communication and Utilities Industry and Public Administration sector, the Coefficient of Specialization for Brighton Township residents was less than 1.00. Level of Income Probably the most imponant criteria of the economic well-being of the residents of a community is the level of income. Data in Table 8 document the level of per capita income in 1985 and the 1980 level of median family income, the latest year for which such data are available, for the local units of government in Livingston County. Based upon available data, the 1985 per capita income level for Brighton Township residents of $14,368 (up from $5,240 in 1970) was highest of any locality in the County and substantially greater than the County-wide per capita income level of $11,760. In terms, of the median family income, Brighton Township also ranked highest among all local municipalities with a median family income level of $31,830 in 1980 (up from $12,666 in 1970). The Livingston County median family income in the same year was $26,339, substantially less than the level in Brighton Township. 34 �One reason for the relatively high level of income of the Brighton Township residents is the fact that 27.7 percent of those who were employed were in the highest paying occupations of Managerial and Professional Specialty Occupations compared to 23.8 percent throughout Livingston County. In 1970, the respective percentages were 25.0 and 20.6. Thus, even though there is a heavy reliance upon the manufacturing industries for Brighton Township residents it is evident that those who are employed therein generally work in the higher paying, white-collar positions. Table 7 COEFFICIENT OF SPECIALIZATION EMPLOYED RESIDENTS OF BRIGIITON TOWNSHIP, 1980* Industzy Construction Number of Employees a Coefficient of Specialization 280 2.17 1,530 1.04 Transportation, Communication and Utilities 190 0.68 Wholesale Trade 336 1.92 Retail Trade 882 1.11 1,909 1.39 Finance, Insurance and Real Estate 315 1.33 Public Administration 116 0.56 Manufacturing Services Other Industries b _ill Total 4,845 7.0 • Analysis by Brandon M. Rogers & Associates, P.C., April 1990, based upon comparison of proportion of Brighton Township labor force in various industries compared to the proportion of the national labor force employed within the same industries. a. U.S. Census Bureau of the Census, Census of Population. General Social and Economic Characteristics, 1980 Edition. b. Other industries include agricultural and related industries, and mining industries. 35 �TABLE 8 1985 PER CAPITA INCOME LEVEL AND 1980 MEDIAN FAMILY INCO:ME LEVEL LOCAL MUNICIPALITIES IN UVINGSTON COUNfY Local Municipalitv 1980 Median Familv Incomeb $ 23,429 Village of Fowlerville 8,776 17,128 City of Howell 11,457 21,905 9,533 22,404 14,368 31,830 Cohoctah Township 9,410 23,886 Conway Township 9,832 24,420 Deerfield Township 10,584 24,271 Genoa Township 12,908 27,171 Green Oak Township 11,174 26,853 Hamburg Township 12,714 26,652 Handy Township 8,998 22,095 Hartland Township 12,657 30,905 Howell Township 10,214 25,669 Iosco Township 10,686 26,507 Marion Township 9,922 27,624 Oceola Township 10,709 25,669 Putnam Township 10,546 23,488 Tyrone Township 13,155 30,281 Unadilla Township 9,849 22,723 Livingston County 11,760 26,339 Village of Pinckney I t . a 12,317 City of Brighton , ..,, 1985 Per Capita Income BRIGHTON TOWNSHIP $ a. U.S. Bureau of the Census, Population Estimates and Projections, Series P-25 (January, 1989). b. U.S. Bureau of the Census, 1980 Census of Population and Housin~. Census Tract Data for Detroit, Michigan SMSA (1980 edition). 36 �Housin~ Values As would be expected, there is a strong correlation between housing values and the level of income in a community. This is evidenced by the fact that the 1990 median value of owner-occupied housing units in the Southeast portion of Livingston County (i.e., Brighton Township, City of Brighton, Green Oak Township, and east 1/2 of Genoa and Hamburg Townships of $117,000 (up from $110,500 in 1979) also was significantly higher than the 1990 Livingston County median value of $103,000. Again, in this criteria, as in those measuring income, Brighton Township ranked among the first among local municipalities in the County. (See Table 9) Thus, it is apparent that the residents of Brighton Township are characterized by having relatively high incomes and living in higher valued homes when compared to other local municipalities in Livingston County. For planning purposes such a situation would suggest that such an area would be likely to attract additional new housing as it is easier to sell new homes in areas which have an established patterns of high quality development than in other areas in which no such trend has been established or in areas of lower valued homes. It is noted that as home prices escalate, there may be a gap created with expected family income levels, and households with lower incomes will be limited to buying ~xisting homes or be priced out of the market completely. 17 Livin~ston Countzy Population Trends In addition to the residents of Brighton Township having the highest levels of income and the highest valued homes of any local municipality in Livingston County, the Township has also been the fastest growing community in terms of population increase in Livingston County since 1970. Data in Table 10 document the population trends of local municipalities in Livingston County during the years 1840-1990. During the 20 year period. 1970-1990, the population increase of 8,933 persons in Brighton Township ranked it second highest in real growth among all units of government in the County. Hamburg Township grew by 7,602 persons during this period. Brighton Township's population increase of 3,593 persons from 1980 to 1990 again represented the second largest (next to Hamburg The Relationship of Housing Sale Price and Household Income in Livingston Countv, Livingston County Planning Department, Working Paper, March 1990, p. 21. 17 37 �-. TABLE 9 1989 AND 1990 HOUSING SALE PRICE CHANGE: IN J.£DlAN AND AVER.AGE: VALIJES co .......- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - , 120 r • I ,_ ;• - o- no Q~ -c 0 ~ Median •• 11 je ... 100 90 Central Median <=----------------1 80 ~.- - - - - - - - - ~ - - - - - - - - - - - - : - - - - - - - - - - 1989 1990 1989 SAMPIL 1990 TOTAL SAL£S ----- 1989 AHO 1990 SALE PRlC; C:O.AllSON ---- , COJNTY AVERAGc COJNTT MEDIAN NU!BEJI Of SALES SQJTHE.AST AVERAGE MEDIAM NUIBEll Of SAL!S 9 L.C.P.C. 1/91 , •1989 aw --1990 S105 ,600 629 S114,ZZ2 S103,000 1222 S91,2S0 sa1,000 NA sa1,000 261 $96,000 CSITRAL AVERAGE Cl:!ITRAL M£D 1AM NUMBER Of SAL!S SQJTHE.AST -- S119, 000 S110,500 NA WWWFd"P'F--===zsm-zm ffl,680 S12S,.330 S117, 000 -5n Central Livings:on • The City of Howell, H-ll Twp, Marion TIOp, The East 1n of Conoct.an Twp, The \lest 1n of Onrlield, Oceola, ' - Twps. Southeast Livingston • The City of Brighton, Brighton TIOp, The East 1/2 of GeN1a and Halilurg TIOp&. (inen 0alt Twp, SOJRC;: LIVINGSTON COJNTT IIJLTl·LlSTINGS DATA L!MITATl011S: Don not include sales !lade thr-oug/1 non-participating rHl tors or i na!vicaials. Does not incl I.de uiles by rHl tors outside of Livingston Cou,ty. 38 �========-------============================== HISTORICAL POPULATION PROFILE BY COHHUNITY ===========================================================================================================================================---------------====1840 1850 1860 1870 1874 1880 1884 1890 1894 1900 1904 1910 1920 1930 1940 1950 1960 1970 1980 **1990 =============----=-===================================================================================== =========================-----------------------=---=TOUNSHIPS Brighton Cohoctah Conway Oeerf ield Genoa Green Oak Hanburg Handy Hartland Howell Iosco Harion Oceola Putna11 Tyrone Unadilla 786 247 141 440 504 764 602 158 570 321 395 345 523 597 394 643 1015 544 460 882 754 941 895 484 996 1155 645 873 960 977 867 1027 1186 857 764 1017 878 944 996 905 1206 1063 770 682 1128 1215 1144 1117 1439 1177 1019 1128 991 994 907 1306 1159 2563 904 1111 1013 1361 1222 1041 1737 1144 1029 1043 921 938 887 2144 1105 2813 943 1162 1018 1213 1166 1066 1793 1276 1344 1152 1008 1002 919 2301 1250 3250 1018 1255 1022 1294 1273 1094 1788 1244 1341 1086 1001 957 945 2225 1171 3194 916 1218 973 1326 1148 1035 935 1286 1298 1072 916 817 918 2103 1049 1001 947 1146 914 793 1076 1010 837 1283 1264 1025 912 831 870 1121 1021 970 894 1055 879 716 970 940 724 1340 1206 898 843 770 876 1023 969 937 908 1018 865 701 911 930 681 1203 1121 859 793 677 840 1042 897 832 805 947 803 671 829 923 1402 1152 1104 816 762 691 701 1849 830 784 753 940 758 1118 829 909 1337 1113 931 771 682 692 641 1921 760 738 668 1071 752 922 737 835 654 1057 929 695 746 674 662 891 856 774 581 1315 785 495 823 861 927 976 965 789 901 1049 901 941 733 728 663 1396 790 602 920 907 1645 1015 899 919 1066 1837 1713 963 1098 984 662 1572 1030 830 1039 1078 2875 1160 978 1149 2402 4631 3189 1216 1436 1540 705 1740 1453 1471 1523 1216 5882 11222 1454 2436 1160 1722 1734 2611 4800 9261 7598 10802 5481 11318 1578 2392 2630 6034 2426 3999 817 1436 2668 4754 2496 4175 2433 4253 3437 6077 1793 2874 14815 2693 1818 3000 10820 11604 13083 2840 6860 4298 1567 4918 4825 4580 6854 2949 --------------------------------------------------------------------------------------------------------------------------------------------------------------· CITIES I VILLAGES c. of Brighton v. of fowlervll le c. of Howell v. of Pinckney • • • • • • • 757 • • • • • • • • • • • • • • • • • • 741 • • 2387 449 • 812 971 2562 504 781 946 2518 500 777 1014 2450 485 • • • 2338 2951 • • • 1287 1141 3615 433 1353 1118 3748 456 1861 1466 4353 695 2282 1674 4861 732 2457 1978 5224 921 4268 2289 6976 1390 5686 2648 8184 1603 --------------------------------------------------------------------------------------------------------------------------------------------------------------LIVINGSTON COUNTY 7430 13475 16629 19335 20329 22251 21568 20858 20437 19664 18649 17736 17522 19274 20863 26725 38233 58967 100289 115645 =================-=====================================================================================================================•======================= • Date not available. **1990 Preliminary Pre-Adjusted Census Counts, January 1991 SOURCE: U.S. Bureau of the Census State of Hlchlgan Census ~ s;; .... 0 �Township's 1,765 growth) of any local municipality in Livingston County during this nine year period. By comparison, to the east in Oakland County, Milford Charter Township added 1,451 persons in the 1980-90 period, reflecting a 28 percent increase. 18 State Equalized Valuation t 1 There has been substantial growth in State Equalized Valuation (SEV) in Brighton Township. In 1990, the Township ranked first out the of 18 Livingston County localities with a SEV for real and personal of $322,864,100. For comparison, City of Brighton's SEV was $124,308,800, and Hamburg Township, the second highest, was $240,186,700. (See Table I ' l ., 11) For comparison Table 12 reflects 1990 SEV by class of~ property for the Township and ·nearby communities. As a percent of total real property tax base, Table 13 indicates data for Brighton Township. TABLE 13 REAL PROPERTY STATE EQUALIZED VALUATIONS, 1990 BRIGHTON TOWNSHIP* , .. Land Use Type Township SEV Township Percent of Total Livingston County Percent of Total I' Agricultural $ 1,350,500 0.5 5.0 Commercial 20,532,128 6.9 8.9 Industrial 21,020,000 7.0 4.0 256,283,598 85.5 81.9 392,800 0.1 0.1 100.0 100.0 Residential Developmental Total $ 299,579,026 *Livingston County Equalization Department, March 1991. 18 1980 and 1990 U.S. Decennial Censuses. 40 �============-=-============================= SfATE EQUALIZED VALUE (S.E.V.) FOR REAL ANO PERSONAL PROPERTY IN THOUSANDS Of DOLLARS ================================================================================================a==========•====~= TOI.INSHIPS Brighton Cohoctah Conway Deerfield Genoa Green Oak Hanwrg Handy Hartland Howell Iosco Harlon Oceola Putna111 Tyrone Unadilla 1985 1986 1987 $184,546.6 U0,350.8 120,622.0 Sl7,330.4 $130,554.0 1125, 180.6 $154,552.3 145,486.6 184,412.7 $54,983.1 121,404.7 157,753.4 145,193.6 166,038.9 179,960.4 127,950.2 $189,627.6 130,407.6 120,706.5 137,587.4 1132,708.3 1131,520.9 1155,889.1 S45,670.3 $89,408.1 S56,604.1 S21,496.9 156,575.6 $45,6'4.9 167,614.4 183,333.0 128,729.2 1205,237.6 '31,466.5 120,143.9 137,397.5 1146,070.7 $140,662.9 1162,079.8 S46,929.9 S93,344.8 157,579.2 121,603.9 160,696.4 $46,249.1 $69,571.5 $87,545.5 $28,666.7 1988 1231,239.1 '33,314.9 121,371.7 142,663.8 1163,662.7 $157,201.7 $181,854.9 149,648.2 $102,320.1 160,370.3 $22,743.9 167,320.3 S54,264.1 $74,387.0 194,181.1 $30,845.8 1989 1262,264.1 Sl6, 135.6 123,011.9 143,801.6 1189,423.6 $182,503.7 $206,184.9 156,772.9 $120,044.9 168,115.6 $23,677.0 $75,008.2 $62,361.6 182,128.3 1108, 117 .1 $33,358.7 1990 '322,864.1 '38,844.2 124,411.1 149,018.2 1223,009.8 1230,952.0 1240,186.7 165,205.5 1139, 175.5 $77,752.7 $26,852.6 185,197.0 $70,306.7 191,153.2 $115,414.7 $36,188.6 Total Change in Value 85·90 1138,317.5 18,493.4 Sl,789.1 $11,687.8 192,455.8 $105,771.4 185,634.4 $19,718.9 $54,762.8 122,769.6 $5,448.1 127,443.6 $25,113.1 $25,114.3 '35,454.3 18,238.4 Percent Change In Value 85·90 74.9X 28.0X 18.4X 31.3X 70.8X 84.SX 55.4X 43.4X 64.9X 41.4X 25.SX 47.SX 55.6X 38.0X 44.3X 29.SX ---···-------------------·---------------·---·-·--·-·------------------------------------·-------------·-····-···CITIES Brighton City Howell City 172,934.0 177,030.1 S78,217.4 S81,470.2 $85,964.7 188,224.5 194,029.3 $97,020.9 $107,320.4 1106,753.6 $124,308.8 $120,328.5 $51,374.8 S43,298.4 70.4X 56.2X -----------------------------····-··-·-····-·-------------------------··-·--·-·---····-···-···-·····-·-···-------County Total S1,316,284.4 11,355,411.5 Sl,431,455.1 S1,576,640.0 Sl,786,984.4 S2,081,170.0 S764,885.6 58. IX ----------------------------•----------------------a--------------------------=.-----=-----•---------•-••--=-•==-~ Assessed value is 50X of market value. SOJRCE: Livingston County Equalization Department, 1/91. ~ 1--.> ~ ~ ........ �.. l '. TABLE 12 REAL PROPERTY STATE EQUALIZED VALUATIONS, 1990 SELECTED LIVINGSTON COUNTY AND OAKLAND LOCALITIES• Locality Brighton Twp. Agricultural $ 1,350,500 City of Brighton Industrial Residential $20,532,128 $ 21,020,000 $256,283,598 41,546,100 8,908,500 60,484,200 Commercial Developmental $ 392,800 Total $ 299,579,026 I 10,938,800 524,500 207,271,056 Genoa Twp . 3,692,200 20,686,928 7,658,500 174,708,928 Green Oak Twp. 3,406,0 IO 7,322,216 15,305,676 189,273,547 215,307,449 Hartland Twp. 5,737,700 12,800, I 00 728,800 113,913,000 133,179,600 Milford Twp. 8,875,600 22,628,700 23,066,900 176,315,125 230,986,325 • Livingston County Equalization Department, March 1991; Pat Haney, Oakland County Equalization Department, March 1991. a. Refers to land expected to be developed in near future. �It may be observed that the nonresidential tax base comprises only 13.3 percent of total SEV as compared to 36.2 percent for Livingston County as a whole. Clearly the residential base at 86.0 percent is reflective of the predominant land use pattern in the Township. Based upon the foregoing facts and past trends it is clear that the Township will continue to attract high quality residential development. If the Township is to depend on this country style of low-density residential development, it will require careful land use planning to wisely apportion limited Township revenues for needed infrastructure. Urban Land Institute's often quoted standard that is desirable to have a least one third of a community's real estate tax base in non-residential uses does not appear for the Township a required or desired objective to achieve. There are several well planned communities in the region with a residential emphasis (i.e., West Bloomfield Township, Bloomfield Township). It will, however, take effort to maintain the Township's present characteristics and development goals in the future with the obvious urban growth trends of the surrounding region, trends which will require corresponding infrastructure improvements. Population and Housin~ Trends in Bri~hton Township Components of Population Chan~e in Bri~hton Township Before projections of a local municipality's population can be undertaken it is important to analyze the variables of births, deaths, and net-migration which have affected the community's growth in the past. The excess of births_ over deaths over a specified time period is termed the natural increase in population while the differential between the natural increase in population and the total population change in a community during the same time period is the net-migration into or out of the community. Data in T_able 14 document trends in the population of Brighton Township during the 1970-1980 decade which increased dramatically from 5,882 in 1970 to 11,222 in 1980, and to 14,815 in 1990. This increase of 8,933 persons computes to a growth rate of 152 percent during this 20 year period. 44 �·-· TABLE 14 POPULATION TRENDS, BRIGHTON TOWNSHIP 1970-1990 Population ,_-, , ~ I ! •-' 1970 5,882 1980 11,222 1990a 14,815 f''i I, I , , a. Final 1990 U.S. Census count, January 1991. . I Births and Deaths.--The births and deaths attributable to the residents of Brighton Township during the 1979-1989 period are documented in Table 15. Also presented therein are the births and deaths attributable to the residents of the City of Brighton and all the residents of Livingston County, for comparison purposes. During this time period it is computed that the natural increase in population, of binhs minus deaths, in Brighton Township was 975 persons (as compared to 1,422 persons during the 1970-1980 decade). Using this natural increase in population and the previously computed 1980 Township population of 11,222, it is calculated that 3,593 persons moved into Brighton Township r • during the 1980-1990 decade (as compared to 3,875 persons during the 1970-1980 decade). This net migration was computed thusly: 1980 Brighton Township population Natural increase in Brighton Township population 1979-1988 11,222 975 1990 Brighton Township population 14,815 Net migration into Brighton Township 1980-1990 (14,815 minus 11,222 and 975) 3,593 45 �TABLE 15 BIRTIIS AND DEATIIS ATTRIBUTABLE TO RESIDENTS OF BRIGHTON TOWNSHIP, CITY OF BRIGHTON AND UVINGSTON COUNTY, 1979-1989• Year 1979 Briihton T ownshil) Births Deaths 138 52 Ci~ oi'. Brfahton Births Deaths 49 145 Liviniston CQJ.m~ Births Deaths 1,463 541 1980 146 35 113 49 1,462 588 1981 124 36 135 43 1,437 566 1982 130 50 132 41 1,341 570 1983 105 36 133 44 1,337 590 1984 143 44 139 42 1,443 602 1985 110 61 156 58 1,414 676 1986 147 59 136 44 1,469 641 1987 162 61 140 43 1,567 754 1988 139 39 165 45 1,499 643 1989 163 59 182 56 1,578 626 Total 1,507 532 1,576 514 16,010 6,797 • Michigan Department of Public Health, Statistical Services Section, Office of the State Registrar, March 1991. Residential Construction Trends Data in Table 16 document the trends in new dwelling unit construction for the local units of government in Livingston County in 1990. It is evident from these data that the building permits issued for the construction of new housing units in Brighton Township was highest in County. Even though there was a downturn in the number of units as compared with the 1986-89 period when Brighton Township it is expected the Township will continue to be a leader. If conditions conducive to new residential construction continue, such as low interest rates and a strong resale market for existing homes, it can be anticipated that the rate of building activity in Brighton Township will increase over the 1989 level. As of March 1990, seven residential developments totaling 119 dwelling units are under 46 �===================================================---------========= DUELLING UNITS AND PERMITS FOR NEU STRUCTURES BY Cc»IHUNITY: 1990 ==============================================================================================-======== I I 1990 RESIDENTIAL PERMITS ··-------··-·-·-···········l··············· · ········-··············-·····················-·I COMMERCIAL PERMITS I ONE MULTI MANUF. 1990 CENSUS • I·····-····· I FAMILY FAMILY Hc»IES DEMOLITIONS UNITS PERMITS I 1990 ===-=----=--=============== c============================================================== =========== *1990 CENSUS TOUNSHIPS Brighton Cohoctah Conway Deerfield Genoa Green Oalr. Hanburg Handy Hartland Howell Iosco Marion Oceola Putnam Tyrone Unadi Ila 4867 862 581 1053 4033 4242 5079 925 2331 1359 509 1627 1574 1178 2350 1095 175 33 31 42 85 154 160 77 79 36 40 69 67 35 99 39 0 0 0 0 26 0 0 0 0 6 0 0 0 0 0 0 4 0 3 2 0 0 0 48 0 1 N/A 0 0 3 N/A 3 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 176 33 34 44 111 154 160 125 79 43 41 68 67 35 102 39 5043 895 615 1097 4144 4396 5239 1050 2410 1402 550 1695 1641 1213 2452 1134 34 0 0 0 11 32 4 2 4 4 0 0 0 1 3 0 ··----···-·····························-·······················I··-········ CITIES & VILLAGES I I 0 4 C. of Brighton 2533 I 51 0 58 2591 I 7 V. of Fowlerville 0 140 0 147 1162 2 1015 I 7 I N/A C. of Howell 3405 I 176 0 186 3591 12 2 I 0 V. of Pinckney 0 0 0 2 544 I 542 I 2 ·····-····· ·-·-······················-·-·······-····-··········-················-·-········I·---·-·--·· 1704 101 LIVINGSTON COUNTY 41160 I 259 202 6 42864 I 1249 ==============================================================================L============I=========== --···-············-··-····- * 1990 Census figures are preliminary. Individual townships do not add up to total because of census tract discrepancies. Source: Livingston County Building Department, Southeast Michigan Council of Goverrments ~ ~ ~ ~ �construction in Brighton Township, and 10 other developments totaling 259 units are pending site plan approval. 19 A more detailed and current analysis of the type of housing units built in Brighton Township during the years 1980-1990 is presented in Table 17. It should be noted that none of the 1,902 new homes from which building permits were issued were for multiplefamily developments. There were six permits for two family units. The Township housing industry has recovered from the 1980-82 recession, however there bas been a decline from the 1988 peak year owing to the 1990-1991 recessionary period. It should also be noted that in today's housing market there is a demand for detached home site condominiums. Site condominiums have become popular because they offer the tax advantages of home ownership as well as a hedge against inflation. However, they are usually less costly to purchase than single-family detached homes and development costs are less than for a conventional plot. As will be noted in the Future Land Use Plan there are certain areas of Brighton Township in which multiple-family housing units could be built and not be in conflict with the surrounding land use patterns. At present there are two mobile home parks in the Township: Pine Lodge Trailer Park at 8191 Woodland Shore Drive (46 sites) and Woodland Lake Mobile Court at 8005 W. Grand River Avenue (65 sites). Population Projections The previous analyses indicated that Livingston County experienced significant population increases in recent years, especially during the 1970-1980 decade. Additionally, population projections indicate that the numerical population increases in Livingston County are anticipated to continue to increase during the next 20 years as documented by the fact that the County's population is projected to increase from an estimated 100,289 in 1980 to 140,454 and 169,421, respectively, in the Years 2000 and 2010.20 Since there is a substantial amount of vacant land available to accommodate new residential development in Brighton 9Data from Livingston County Planning Department, March 19, 1990. 1 SEMCOG, Regional Development Forecast: Population, Households and Employment, Communities in Livingston County, June 8, 1990. 20 48 �TABLE 17 RESIDENTIAL BUILDING PERMIT TRENDS BRIGHTON TOWNSHIP, 1978 - 1990• -. .r - ' . l [ ~ . ' Detached Single Family Two Family Multi Family Gross Year JJ.ni1s J.lniis JJ.ni1s Total 1978 248 0 0 248 2 246 1979 183 0 0 183 1 182 1980 48 0 0 48 1 47 1981 21 0 0 21 0 21 1982 8 0 0 8 2 6 1983 30 0 0 30 2 28 1984 44 0 0 44 1 43 1985 110 0 0 110 2 108 1986 204 2 0 206 2 204 1987 291 0 0 291 2 289 1988 320 2 0 322 11 311 1989 223 0 0 223 0 223 1990 166 2 0 168 3 165 1,896 6 0 1,902 0.5 0 146 TOTAL , __ Total (1978-1990) Average 146 • Less Demolitions 29 2.2 Net Total 1,873 144 SEMCOG Annual Reports, 1978-1990, Brighton Township Building Department . February 1991. 49 �• Township and since this community has experienced significant growth in the past, it is evident that the Township can anticipate a substantial increase in population in future years. In communities which have registered steady population trends over a long period of time forecasts of population are rather predictable if no significant changes are anticipated to affect the variables which determine the community's growth trends. However, in the case of Brighton Township it is difficult to determine if the Township will follow the past trends or perhaps experience in growth as is projected for Livingston County. Therefore, several alternative population projections for the Township will be presented, along with the basis for each. Documented in Table 18 are five different sets of population projections for Brighton Township for the time period 1990 to 2010 based upon different premises. The highest population projection for the Township in the Year 2000 resulted when the geometric method was employed. That is, when the Township's percentage increase in population during the 1980-1990 decade was applied to the 1970 Township population and the resultant projection of 23,548 persons in the Year 2010 was derived. The lowest projection for Brighton Township resulted when the same numerical increase in the Brighton Township population which occurred during the 1980-1990 decade (297 per year) was utilized as a basis to project the population growth in the Township during the two following decades. The resultant figure was a population of 21,797 for Brighton Township in the Year 2010. When Brighton Township's population for the Year 2010 is projected on the basis that the Township will have the same proportion of the Livingston County population in the ensuing years as in 1990 (12.42 percent), a projection of 20,916 persons is computed for the Township in the Year 2010. (See also Table 19 for other projections by•Livingston County Planning Commission.) The SEMCOG population projection methodology is based upon an increase of 3,466 housing units during the 20 year period 1990-2010 and a declining household size from 3.07 persons in 1990 to 2.64 persons per occupied housing unit in the Year 2010. This average out to 173 new housing units a year compared to an average annual increase of 123 a year during the 1980 to 1990 decade. The decreasing family size reflects a declining birth rate and the fact that there is usually a lower household size in multiple-family housing units, which can be anticipated to be built in the Township during the next 20 years. 50 �( ' ,.. - . ·--~-. : --- -~ •J • - -.1 TABLE 18 COMPARISON OF VARIOUS POPULATION PROJECTIONS FOR BRIGHTON TOWNSHIP, 1990-2010 Projection Method 1980 1990 e 1995 2000 2005 2010 SEMCOG a 11,222 14,815 15,622 17,845 19,445 21,351 Geometric (Based upon years 1980 - 1990) 11 , 222 14 , 815 16,698 18,649 21,117 23,584 Arilhmalic (Based upon 1980-1990 lime period) b Constant Proportion of Livingston County population 11,222 14,815 16,510 18,272 20,035 21,797 I 1,222 14,815 15,442 17,362 19,006 20,916 11,222 14,815 16,732 19,202 22,262 25,232 11,222 14,815 15,292 17,241 20,039 Consultant Estimate C Livingston County Planning Commission a. d SEMCOG, Regional Development Forecast : Revised June 8, 1990 . Population. Households and Employment, by Minor Civil Division, b . Livingston County Planning Commission, 1990 Livingston County Data Book, February 1991, page I. c. Based upon lhe same proportion of the 1990 Livingston County population . d. Based upon a declining household size and an average annual increase in occupied housing as were built in Brighton Township during lhe years 1980 - 1989. e. Final 1990 U .S. Census count, January 1991. ~- J �=================================== POPULATION FORECAST BY COHHUNITY =================================================================================-=--=============================================z===============------------PERCENT CHANGE IN POPULATION PERCENT Of C<XJNTY POPULATION PRELIH. CENSUS CENSUS* 1980 TO 1990 TO 1995 TO 2000 TO 2005 TO 1980 1990 1995 2000 2005 2010 1980 1990 1995 2000 2005 2010 1990 1995 2000 2005 2010 ====================================2=================2===================================================================================----------==---2s---TOUNSHIPS 11222 32.0X 5.4X 9.8X 11.2X 12.8X 12.5X 12.7" 12.6X 12.6X 14815 15622 17845 19445 21351 14.2X 9.0X Brighton 2436 2693 2804 10.6X 4.1X 11.5X 2.4X 2.3X 2.2X 2.2X 2.lX 2.lX 3153 3481 1885 12.4X 10.5X Cohoctah 2280 5.6X 12.7" 1.7" 1.6X 1.6X 1.6X 1.6X 1.6X 1722 1818 2049 2493 2755 11.lX 9.lX 10.5X Conway 2611 3000 2.6X 2.6X 2.4X 2.lX 2.lX 2.3X 2949 3266 3568 3921 14.9X ·1. 7X 10.7" 9.9X Deerfield 9.2X 9261 10820 11243 12987 14508 16184 16.8X 3.9X 15.5X 11.6X 9.2X 9.4X 9.0X 9.2X 9.4X 9.6X Genoa 11.7" 10.8X 10.0X 11.lX 11.0X 10.8X 10.5X 10802 11604 14109 15489 16582 7.4X 21.6X 7.5X Green Oak 17829 9.8X 7.1X 11318 13083 13690 15552 17006 Hanilurg 18502 15.6X 4.6X 13.6X 8.8X 11.lX 11.lX 11.0X 11.1X 11.0X 10.9X 9.3X 2192 2840 2971 1329 4033 18.7" 4.6X 11.0X 2.4X 2.5X 2.4X 2.4X 2.4X 2.4X Handy 1612 12.0X 9.1X 6860 ,iV' 7469 6034 6.0X 5.9X 6.0X 6.lX 6.5X 6.8X Hartland 8817 10070 11600 13.7" 8.9X 18.0X 14.2X 15.2X 3999 4298 4784 501 6010 6744 7.5X 11.lX 11.8X 4.0X 3.7" 3.8X 3.9X 3.9X 4.0X Howell 1l.5X 11.0X 1416 1567 1861 2140 2404 2746 9.1X 18.8X 15.0X 1.4X 1.4X 1.5X t.sx 1.6X 1.6X Iosco 12.3X 14.2X 4754 4918 5738 6599 7408 8401 3.4X 16.7" 4.7" 4.3X 4.6X 4.7" 4.8X 5.0X Marlon 15.0X 12.3X 13.4X 4175 4825 5277 6040 7602 15.6X 9.4X Oceola 6737 14.SX 11.5X 12.8X 4.2X 4.2X 4.2X 4.JX 4.4X 4.5X 4253 4580 4940 6985 Putna111 5634 6264 7.7" 7.9X 14.0X 11.5X 4.2X 4.0X 4.0X 4.0X 4.1X 4.1X 11.2X Tyrone 6077 6854 7493 11281 12.8X 8729 9877 9.lX 16.5X 14.2X 6.1X 5.9X 6.0X 6.2X 6.4X 6.7" 1l.2X 2874 Unadilla 2949 1069 3443 3812 4211 2.6X 4.1X 12.2X 10.7" 11.0X 2.9X 2.6X 2.5X 2.5X 2.5X 2.5X ~ ~ to ----·-------·-------------------------------------------------------------------------------------------------------------------------------------------------CITIES AND VILLAGES 4268 c. of Brighton v. of Fowlerville 2289 6976 c. of Howell 1390 V. of Pinckney 5686 2648 8184 1603 5983 2588 8708 1476 6316 2637 9144 1623 6499 2703 9621 1763 6675 2769 10025 1900 ll.2X 15.7" 17.lX 15.3X 5.2X -2.lX 6.4X ·7.9X 5.6X 1.9X 5.0X 10.0X 2.9X 2.5X 5.2X 8.6X 2.7" 2.4X 4.2X 7.8X 4.3X 2.lX 7.0X 1.4X 4.9X 2.3X 7.1X 1.4X 4.8X 2.1X 7.0X 1.2X 4.5X 1.9X 6.5X 1.2X 4.2X 1.8X 6.lX 1.1X l.9X 1.6X 5.9X 1.1X --------------------------------------------------------------------------------------------------------------------------------------------------------------LIVINGSTON CWNTY 100289 115645 124823 140454 153907 169421 15.lX 7.9X 12.5X 10. lX 9.6~ 100.0X 100.0X 100.0X 100.0X 100.0X 100.0X -------------------------------------------------===-===--==-==--=-----------============================--===========-===-----------------=--------a-~---22--- • 1990 Preliminary Pre-Adjusted Census Counts, January 1991. 8:4COG Sma 11 Area forecast, Version 90. N •• �The Consultant's estimate is based upon an average annual increase of 200 new housing units a year during the 1990-2000 decade, up from the rate which prevailed during the 1978-1990 period (144/year) but less than the 217 /year rate during the 1985I , 1990 period, and then an increase to a rate of 225 housing units per year during the 2000-2010. The declining family size as projected by SEMCOG through the Year 2010 was also used. This methodology yielded a population projection of 23,942 persons , \ compared to SEMCOG's projection of 21,351 persons in the Year 2010. (See also Table 20 for a housing unit projection based upon the Consultant's population estimate.) Thus, the population projection utilized in this study is primarily based upon the 1980-geometric trends within the Township. The SEMCOG projection can be considered a moderate projection. That is, Brighton Township's population is projected to be 23,942 persons in the Year 2010, but if lower, not be expected to be less than l - 21,351. It should also be reiterated that SEMCOG's Small Area Forecast, Version 90 foresees a growth of 21,351 population for Brighton Township by Year 2010. One other consideration should be examined in relation to Brighton Township's population projection. As noted, the Year 2010 projection is based upon a decrease in the household size from 3.07 persons in 1990 to 2.64 persons per household. in the year 2010. Also, the average household size throughout Livingston County in 1990 was 2.88 persons per occupied housing units, down from 3.15 persons per occupied housing unit in 1980. These data clearly indicate a declining household size throughout Livingston ! ' I L. County during 1980-1990 decade. However, if the ratio of persons per occupied housing unit in Brighton Township remained at 3.07 persons until the Year 2010 instead of declining to 2.64 persons per occupied housing unit, as projected, the Township's population based upon the Consultant's estimate would be 29,343 persons instead of 25,233 persons, i.e., there would be 4,110 more persons who would be residing in the same number of housing units. A~e Cohort Projections.--Projections of the number of Brighton Township ',~ residents in the various age categories are represented in Table 21. These projections are based upon a declining family size and a general aging of the Township population as average life expectancy continues to increase. Additionally, the proportion of the Township's population in the school age categories of 5 years to 19 years of age is projected to gradually decline, along with the decrease in the average family size. However, the number of school age children is 53 �projected to increase due to the population growth projected for Brighton Township during the next 20 years. TABLE 20 POPULATION AND OCCUPIED HOUSING UNIT PROJECTIONS BRIGHTON TOWNSHIP, 1990-2010• Person Per Year Population Occupied Housin~ Units Occupied Housin~ Unit 1980 11,222 3,375 3.33 1990 14,192 a 4,600 3.09 1995 15,622 5,332 2.93 2000 17,845 6,269 2.85 2005 19,445 7,127 2.73 2010 21,351 8,066 2.65 • Population per housing unit ratios from SEMCOG, Version 90, Re~onal Development Forecast: Preliminazy Estimates of Population. Households and Employment. Communities in Livin~ston County, June 8, 1990. Forecasts by Livingston County Planning Commission, 1990 Livin~ston County Databoo~ March 1991. a. Final U.S. Census count (January 1991) was 14,815. 54 �• TABLE 21 ~ POPULATION PROJECTIONS BY AGE CATEGORY BRIGHTON TOWNSHIP, 1980-2010• ··111 ,,.,,.., Age Category 198(f 1990 1995 2000 2005 2010 835 1,007 1,087 1,210 1,358 1,489 ~ l Less than 5 years r • ' I_; 5 - 13 years 2,161 2,637 2,727 3,034 3,384 3,734 , ~. 14 - 20 years 1,533 1,881 2,025 2,247 2,493 2,750 21 - 34 years 2,318 3,064 3,463 3,975 4,608 5,223 35 - 44 years 1,938 2,727 3,229 3,783 4,519 5,173 45 - 64 years 1,888 2,654 3,147 3,686 4,364 5,046 65 + 549 845 1,054 1,267 1,536 1,817 Total 11,222 14,815 16,732 19,202 22,262 25,232 ,.., • a. Projections by Brandon M. Rogers & Associates, P.C., February 1991. U.S. Bureau of the Census, Census of Population, 1980. '' Future Commercial Land Use Potential Comparison Shoppin~ Comparison shopping goods are those that are not purchased on a regular basis as necessities are, and include such retail categories as Furniture and Appliance Stores, l . Apparel Stores and General Merchandise Stores. Establishments of these types are usually found in concentrated clusters, central business districts, or shopping centers as they then provide the potential buyer with a selection of goods of a similar type via a one stop shopping trip. There are only a few comparison shopping establishments in Brighton Township, primarily located on Grand River Avenue and Old U.S. 23. However, the major shopping complex in Livingston County, the Brighton Mall and a 55 �new Meijers Thrifty Acres facility are located a short distance away in the City of Brighton. Also the new Boardwalk center at Grand River Avenue and Old U.S. 23 provides convenient shopping, having an Acco Hardware, Arbor Drug, New York Carpet and bank facilities. Also residents commute outside of the County to the Briarwood Mall in Ann Arbor or the Twelve Oaks Mall, West Oaks Shopping Center and Novi Town Center in City of Novi. Based upon the 1989 Township Community Survey, residents indicated that the Novi Area was most frequented, followed by the City of Brighton. In Livingston County there is no comparison shopping center of this type, with Sears Roebuck Store, J. L. Hudson Store, or Penney's Store as its primary tenant. However, it would take more than 200,000 persons, more than the projected Livingston County population of 174,298 in Year 2005, to support one full-line department store of this type with approximately 180,000 square feet of retail floor area. 21 Furthermore, most of the shopping centers of this type are located near major freeway interchanges to provide easy access as draw from a substantial market area. The U.S. 23 Freeway does traverse the entirety of Brighton Township, although there is presently no interchange in the northern portion of the Township. Even if there was, whether a comparison shopping center would locate at such an interchange is questionable. Therefore, based upon a limited market and no prime site, it is the Consultant's conclusion, as it was in 1980 at the time of the previous Plan, that there is no potential for comparison shopping of this type in Brighton Township, and the Township's Future Land Use Plan should reflect this situation. Referring again to the Township Community Survey, over 77 percent of respondents were satisfied with availability of shopping services. There are only a few high quality shopping centers in the Detroit Metropolitan Region. The ·most prestigious and largest is Somerset Mall in the City of Troy. Other shopping centers which sell relatively high quality goods are located in the Rochester area, the Grosse Pointes, in the City of Birmingham and in the City of Livonia. Some have Jacobson's store as their major tenant but others have no key tenants. It is evident by the distribution of these shopping centers that their number is limited and they are located in areas with a substantial concentration of higher income families. While the 21 Based upon expenditure patterns in 1987 and 1987 income levels of the resident population of Livingston County. 56 �. -, level of income of the residents of Brighton Township is relatively high, there are not sufficient dollar expenditures on these types of goods in Livingston County to support a shopping center of this type. Therefore, there appears to be no market for a high quality shopping center in Livingston County. Based upon these trends it is the Consultant's recommendation that no comparison shopping center should be planned for in Brighton Township. The Township residents can meet their comparison shopping needs at the present shopping centers in the County or in nearby areas, as they do today. \ J ! ' I l ~ Convenience Shoppin~ Centers Convenience shopping goods are necessities and, as opposed to comparison shopping goods which are purchased less frequently, are bought on a regular basis, usually weekly. The major tenant in a Convenience Shopping Center is usually a supermarket although sometimes a hardware store or a drug store is the key tenant. This analysis will focus upon the market potential for a convenience shopping center which has a supermarket as its key tenant. Presently, based upon the 1989 Township Community Survey, Brighton Township residents primarily purchase their convenience goods in the City of Brighton, followed in order by the Novi Area; along Grand River Avenue west of the City of Brighton, and along Grand River Avenue east of the City of Brighton. Referring again to the Survey, over 77 percent were satisfied with such services. Convenience Shopping Centers have a drawing radius of about three-fourths of a mile in built-up areas. However, this market area extends further in less densely populated areas such as Brighton Township. Today, it talces from 3,500 to 4,000 families to support a full line supermarket with a l .. retail floor area of approximately 25,000 square feet. 22 In this context, it should be noted that by the Year 2010 the Consultant projected that there will be 9,558 households in Brighton Township, an increase of approximately 4,935 households from the 1990 household level of 4,623. The projection indicates that there will be a sufficient market in Brighton Township itself to support two convenience shopping 22This analysis is based upon the income levels of the residents of Brighton Township, statewide expenditure patterns and dollar sales per square foot of retail floor area in 1987. 57 �centers by the Year 2010. The new growth projected for the 20 year period 1990-2010 is sufficient to support such shopping centers. Therefore, the maximum number of convenience shopping center which should be planned for in the Township's Plan is two. However, the entire total dollar expenditures of the Township residents would be necessary for both of them to be economically feasible. Undoubtedly, some of these potential dollar sales from the Brighton Township residents would be lost to competing establishments in other communities, offset by the influx of dollar sales into Brighton Township. Future Industrial Land Use Potential In 1989, there were approximately 68 acres of land devoted to industrial uses in Brighton Township, 42 acres in light industrial and 26 acres in heavy industrial (this excludes 2,337 acres of the G.M. Proving Ground and 356 acres in the extractive uses in Brighton Township). 23 Most of these industrial firms are also located along Grand River Avenue and Old U.S. 23. There has an increasing amount of industrial development of this type in the Township in recent years. It is concluded that there is potential for industrial growth in Brighton Township if it is the desire of Township officials to encourage this type of development. There has also been industrial development in the adjacent City of Brighton and in Green Oak Township in recent years. It is evident that there is also potential for future industrial development in Livingston County, however, where it will be located is dependent upon many factors. These variables include a proper site size on industrial zoned land, the availability of the necessary utilities and the possibility of assistance under the various industrial development acts in the State of Michigan. Based upon past trends Brighton Township can anticipate continued industrial development in the future. The Township could also seek to develop a market for research and development firms, light manufacturing and testing laboratories and office parks similar to development in and near the City of Ann Arbor. The Township has strategic, visible vacant industrial and office zoned sites along U.S. 23 and I-96 Freeways which are reserved exclusively for such purposed ( e.g., prohibition of residential and ~ownship Existing Land Use/Environ.mental Survey, November 1989. 58 �retail business uses), and could add attractive tax and employment base producing businesses to the Township. From the 1989 Township Community Survey about 45 percent of respondents agreed strongly or agreed somewhat that there is a need for a balanced tax and employment base in the Township supported by commercial, office and light industrial uses. ,' ( ,· il ' ~ .J f' 'I L '·• J ' - 59 �GOALS AND OBJECTIVES Introduction Before a community designs a plan it must first set certain goals and objectives that would define the parameters of its needs and aspirations, and thus establish a basis for plan development. These goals and objectives must reflect the type of community desired and the kind of lifestyle its citizens want to follow, given the economic and social constraints. The primary contributor to gathering information regarding the living patters of Township residents and their attitudes toward present and possible future Township policies \ , is the Community Survey. These findings are incorporated in terms of wants and needs into f "'· general Township goals. Since they influence the nature of plans, their establishment l_, coupled with more specific development objectives, will be an important step to achieving ' the plans themselves. To provide the necessary focus of long range policies and operational statements for action programs a set of goals and specific objectives have be.en determined and are described as follows: Overall Growth and Development Goal: To provide for the orderly and efficient growth and development of land, transportation. and public and private services and facilities in the community. Objectives: 1. Restrict urban development in areas which are not served by public service cost, waste land or are beyond the carrying capacity of the land. 2. Recognize and protect the considerable environmental attractions of the Township of Brighton for enjoyment and utilization of the population. 3. Locate and cause the removal of blight and deterioration. 4. Safeguard sound developed areas from intrusion of land uses and activities of noncompatible character. 5. Periodically update the Township's Comprehensive Development Plan. 6. Provide and enforce up-to-date codes, ordinances and development controls to achieve desired land development. 7. Develop an effective circulation system between and within land use 60 �activities to produce optimum movement of people and goods and utilization of land. 8. Create an awareness of the importance of good design by emphasizing development and performance standards in Township codes and ordinances. 9. Develop and use techniques which symbolize Brighton Township as a desirable community with a separate character. Agriculture Goal: To retain, wherever possible, prime agricultural lands in the Township by protecting them from urban development through the concentration of urban growth. Objectives: 1. Recognize agriculture as an essential economic activity. 2. Maintain agriculture as an environmental asset as well as an important economic resource of the Township through endorsement of existing legislative tools as the Farmland and Open Space Preservation Act and others as made available. 3. Avoid rural-urban land use conflicts by encouraging only very low density, dispersed, residential uses in agricultural areas. 4. Study areas to be retained permanently as productive agricultural lands, and not necessarily as a holding bank for future urbanization. Residential Goal: To provide and preserve adequate and suitable housing, and a desirable residential environment for all Township residents. Objectives: 1. Provide a range of acceptable housing units for all levels of income, variations in lifestyle, and different family sizes. 2. Promote the maintenance and rehabilitation of older housing areas and encourage neighborhood improvement and "in-filling" of unused ares. 3. Encourage the removal of conflicting or undesirable land uses from residential areas. 4. Limit the volume and character of traffic on residential streets. 5. Improve the environmental quality of all residential areas. 61 .l . _)I �6. Preserve residential areas in sound condition. and encourage rehabilitation and renovation of deficient structures. 7. Develop residential density patterns which relate to natural and man-made environmental features. 8. Promote higher densities in areas which are or may be served by public , -' utilities and service investments, such as schools, parks, sewer and water facilities, and reduce wasteful spread and sprawl random development. 9. Discourage strip residential development and recognize the desirability of controlled access to the primary road system. 10. Provide facilities and services designed to stabilize and improve residential areas, including a level of public, semi-public and community facilities consistent with the needs of the residents. 11. Develop incentives to encourage new energy efficient housing construction and other private capital investments in the Township. 12. Improve living amenities in all residential neighborhoods through high standards of housing design and construction. increased privacy and quiet, and access to usable and convenient open space. I '- ~> Commercial Goal: ... The supply of commercial facilities, including office should correspond closely with the demand for such facilities, and the commercial enterprises so located and grouped to efficiently service the needs and desires of the Township residents while at the same time strengthening the Township's tax and employment base. Objectives: 1. Promote and allow the type and amount of commercial operations proved by market analysis, historical performance and consumer desires to be in demand by the population and an overall asse_t_to the community. 2. Encourage the rehabilitation or replacement of obsolete commercial buildings. 3. Encourage variety in commercial product to facilitate optimum customer selection. and competitive, reasonable prices. 4. Improve traffic and pedestrian circulation patterns within and servicing commercial areas. 62 �5. Provide general areas for commercial expansion based on market demand, commercial location standards and effect on surrounding land usage. 6. Remove underutilized, undesirable strip commercial areas from the business zoning classification. 7. Promote the design of commercial areas in compatibility with the primary function of the commercial areas and the particular characteristics of the uses therein. 8. Provide appropriate services to the commercial areas to facilitate their sound development and operation. 9. Enforce strict land use and zoning policies which limit the expansion of harmful strip commercial and control the unplanned location of isolated retail activities. 10. Provide sufficient land for commercial uses based upon a rational plan for commercial development and in accordance with contemporary design standards. 11. Consolidate development between existing commercial centers. Industrial Goal: Encourage the development of industrial areas to provide attractive sites to industrial enterprises which will strengthen the ta.x base and provide a place of employment for area residents. Objectives: 1. Provide climate of economic incentives for new, light industrial establishments. 2. Relocate nonconforming uses out of industrial areas and replan the areas for industrial usage. 3. Provide adequate development and operations controls to insure industrial firm compatibility both within and adjoining the industrial uses. 4. Provide appropriate services to the industrial areas to facilitate their sound development and operation. 5. Provide opportunity for industrial growth and rejuvenation. 6. Designate sufficient land for industrial development to allow a variety of parcel sizes and locations, and to offer firms a range of choice. 63 �7. Encourage well planned and adequately developed industrial areas which ! I provide sites meeting long-term functional needs of industry in an attractive 1..: industrial setting. t··~; 8. Encourage existing industry located in industrially designated areas to I u remain and expand on their present or expanded sites. i"' 9. Encourage the development of new types of industries and those that are ,_• I economically associated with the existing industrial base. ,~ 10. Develop area plans to guide and encourage solutions to problems created by obsolete platting which results in underdeveloped industrial usage or conflicts between adjacent industrial and residential propenies. r .. I Public/Semi-Public Goal: Provide for use public and semi-public areas offering a variety of opportunities for human fulfillment in locations appropriate for their development and utilization. Objectives: 1. Provide public and encourage private community facilities in size, character, function and location suitable to their users. 2. Encourage citizen participation and utilize professional expertise to r. l , .. determine needed and desired public and semi-public improvements. 3. Research methods and manners of providing public and semi-public r ·• l services and choose those most conducive to citizen needs and desires, considering sound budgetary practices. 4. Maintain Township administrative services in efficient, central locations. 5. 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. r 6. Assist and guide semi-public and citizen groups in their efforts of providing needed community facilities. c •• Recreation-Conservation Goal: To maintain and preserve sufficient open space and recreation facilities to satisfy the needs of Township residents. 64 �Objectives: 1. Plan a system of active and passive recreational resources for Township residents maximizing use of State, HCMA and local recreational facilities. 2. Employ zoning, subdivision and site plan review regulations to protect the open character of lands unsuitable for development and to encourage residential developers to provide usable open space for property owners or tenants. 3. Encourage the preservation and/or restoration of areas of special natural features, such as trees, forests, natural drainage areas and nature trails. 4. Encourage the development of recreation facilities by private sources, nonprofit organizations and clubs. 5. Encourage good design priorities in the development of all private and public buildings and sites, through site plan review. Transportation Goal: Promote an effective transportation and circulation network within and through the Township. Objectives: 1. Provide an overall plan of thoroughfares to effectively allow the safe movement of vehicles to any area within the Township in the minimum amount of time. 2. Develop a functional system of roadway classifications and standards, consistent with those of the Livingston County Road Commission, to provide sufficient rights-of-way to accommodate the varied modes of travel which are expected to be present in and through the Township in future years. 3. Encourage the separation of through and local traffic in residential neighborhoods and in planned commercial and industrial areas. 4. Provide for the separation of vehicular and pedestrian traffic in shopping areas and places of assembly in the Township. 5. Provide adequate and aesthetically attractive off-street parking areas to serve commercial, industrial and recreation centers in the Township. 6. Encourage improved levels of road construction and maintenance in the Township from the State Department of Transportation. County Road Commission, developers and local resources. 65 �~• r The proposed goals and objectives for Brighton Township are guidelines for the future development of the Township. If the planning program is to be more than a confusion of varied opinions, then it is essential that these goals and objectives be seriously considered. They will help insure an orderly, prosperous and attractive development for Brighton Township. These goals and objectives are suggested as a starting point for Township officials. As the planning process progresses, the goals and objectives may be altered and new ones formed. Thus, the goals and objectives of Brighton Township are flexible and need constant attention. L ,, ··• ' ' 66 �....., ,- • . .. LAND USE PLAN Introduction Many problems which are facing communities today are the result of unregulated r, I • t. .... growth in the past. People were allowed to build on their land as they wished without i~ I • { _; regard for those uses adjacent to them. This has resulted in a mixing of incompatible land uses, wasting of scarce natural resources, and either a lack of services or their provision at high cost. There are locations in Brighton Township where commercial or industrial development are suitable. However, due to the present low residential density in the Township, incompatible land uses are generally spaced at a great enough distance so as not ,~ to be troublesome. As densities begin to increase within the Township, problems could I arise with incompatible land uses. Also, demand has begun to be generated for a public r- sewer system, due to the inadequacy of present septic tanks. However, sewer systems are ! very costly for developing communities having scattered low density population. Future development in Brighton Township, therefore, requires a basic framework in which to grow. .. Urban Land Demand I In order to provide an adequate picture of urban land demand for Brighton l. Township, an analysis of existing land use was undertaken. (See Existing Land Use Study) I. By examining past increases in urban land, or land which bas become developed, projections .,. for the amount of additional vacant land which may become absorbed into the urban land ' classification by Year 2010 can be made. In this manner, the total supply of land for urban uses could be controlled to equal the demand for this land in the Township. This is known as "land market equilibrium." By ensuring that supply meets demand, orderly growth can be achieved, while at the same time maintaining property values. If too much developable land is recommended, urban sprawl and haphazard development could occur with adverse affect on property values. ' ' Urban Land Projections Existing land use acreage for 1967, 1979, and 1989 were available as the result of field surveys. Table 22 provides the figures necessary to project urban land use to Year 2010. Inherent in these calculations is an assumption that the land use trends in the 67 �Township over the recent years can be reasonably expected to occur through the Year 2010. Inasmuch as the years 1967-1989 represents a period of relatively high population growth for Brighton Township, such an assumption would be reasonable. TABLE 22 URBAN LAND PROJECTION, BRIGHTON TOWNSHIP, 2010• Land Use a 1967 Land Use (Acres) b 1979 Land Use (Acres) C 1989 Land Use <Acres) 1989-2010 1967-1989 Land-Use Land Use Change-Acres Increase (Acres) <Per Year) Total 2010 Land Use (Acres) Residential 793 1,319 2,758 1,965 89 1,869 4,627 Commercial 74 138 170 96 4 84 254 Industrial d 271 308 424 153 7 147 571 Public/Semi Public 485 509 473 Rights-of-Way 1,388 1,529 1,692 304 14 294 1,986 Urban Land Total 3,011 3,803 5,517 2,506 114 2,394 7,911 Non-Urban Land Total 18,895 18,017 16,303 2,592 Township Total 21,820e 21,820 (86) 21,906 (12) 473 (0.5) 13,909 (4) 21,820 • Analysis by Brandon M. Rogers & Associates, P.C., June 1990. a. b. c. d. e. Existing Land Use Inventory, Vilican-Leman and Associates, Inc., December 1967. Land Use Survey, Parkins, Rogers & Associates, Inc., December 1979. Land Use Survey, Brandon M. Rogers & Associates, P.C., August 1989. Excludes General Motors Proving Ground property. Reflects annexation of part of Township by City of Brighton. During the last 22 years it should be noted that land used for residential purposes increased by 1,965 acres, or 89 acres per year. This amounted to an 148 percent increase over what was committed to this land use in 1967. Commercial acreage during this same period expanded by 96 acres or about four acres per year, which amounted to nearly 130 percent increase. For industrial, some 153 acres, or seven acres per year in new growth occurred resulting in a 56 percent increase. Public and semi-public land use experienced a net lost of 12 acres. Finally, rights-of-way increased during this 22 year period by 304 acres, or 14 acres per year. This represents a 22 percent increase in the land use category. 68 �• In total, urban land grew by 2,507 acres, or 114 acres per year over this same time period which was an increase of 83 percent from that in 1967. Using the rate of growth cited above, residential land use can be reasonably expected to increase in Year 2010 by 1,869 acres over what it was in 1989. The commercial land projected increase is anticipated to be 84 acres while that for industrial land increase is expected to be 147 acres during this period. Public and semi-public would reasonably experience a modest increase, while rights-of-way could be expected to grow by 294 acres. Urban land is expected to increase by 2,394 or 43 percent over this 21 year period. Thus, by the Year 2010, it can be anticipated that at minimum 7,911 acres or about 12.4 square miles of urban land will be needed (36 percent of Township area). This figure with land I ' . use breakdowns represent the foundation or basis for land use plan development. Urban Land Absorption As a result of the urban land projections for Brighton Township, land use absorption capacity was calculated in five year increments as shown in Table 23. These figures are based on the assumption that the land use in the Township would grow in proportion to what is has over the last 22 years. It also assumes that no new significant factors will influence growth during this period. These figures were also prepared with an awareness of marketing trends present in the Socio-Economic Study. TABLE 23 URBAN LAND ABSORPTION BY FIVE YEAR INCREMENTS BRIGHTON TOWNSHIP, 1989-2010• Use .lW .1225 .2QQQ 2005 2QlQ 2,758 3,292 3,737 4,182 4,627 Commercial 170 194 214 234 254 Industrial 424 466 501 536 571 Public/Semi-Public 473 473 473 473 473 Rights-of-Way 1,692 1,776 1,846 1,916 1,986 TOTAL 5,517 6,201 6,771 7,341 7,911 Land Residential ( - • Analysis by Brandon M. Rogers & Associates, P.C., June 1990. Table based on data in Table 1. 69 �This data can be uses as a "measuring stick" by local officials in determining the progression of Township growth over the next 20 years. These figures also provide a more reference source upon which to base future rezoning decisions for upcoming land use proposals. These figures will also furnish assistance to capital improvements programming by indicating the distribution of land types over a shorter period of time. Plannin~ Principles The Land Use Plan is designed to serve as a guide for future development. To achieve this objective the basic characteristics of a Land Use Plan are: Long-Range - Planning for land development for the next 20 years. Comprehensive - Considering all major types of land use. Generalized - Based upon broad principles of land use allocations and relationships. Flexible - Able to accept changes which do not affect the integrity of the total Plan. Regional -- Encourage coordinated regional development rather than planning in a vacuum. The Brighton Township Land Use Plan is a plan for the Year 2010. The Land Use Plan is also comprehensive. Consideration is given to all major types of land use, such as residential, commercial, industrial, public and semi-public uses, thereby establishing the general character of the area. The Plan is generalized. There is no attempt to design the specific properties as this must await the more detailed analysis associated with an actual development project. The Plan is also flexible. Flexibility is important because economic, social and political influences change community policy. Therefore, the Land Use Plan should be periodically reviewed and updated so as to keep current with change. The Land Use Plan is regional in nature. Brighton Township is the leading growth area within Livingston County. The Brighton Township Land Use Plan has been developed to recognize trends in the region and the Township's particular role in the region. The Land Use Plan must also consider existing development trends in the area, the emerging land use development pattern and other significant landform concepts which will impact upon the choice and arrangement of the land use elements. 70 �• , -;, Brighton Township lies within the "morainal belt" of southeastern Michigan. The topography consist of rolling hills, small lakes, and swamp land. This type of landscape is very desirable from a recreation and residential point of view. With the introduction of new transportation patterns in southeastern Michigan (e.g., completion of 1-696), Brighton Township has achieved a higher degree of regional accessibility. This can only mean added growth for the Township in the future. The City of Brighton was a former part of Brighton Township. Growth and development that is attracted to the City naturally affects the Township. Since the City is mostly built up at the present time, those developers attracted to the area are generally required to look to the adjacent communities. As a result, development is expected to overflow into the Township. Thus, added growth and expansion into Brighton Township , ' is even more imminent. However, particular care must be taken to ensure that the total supply of urban land is controlled, orderly growth can be achieved, and urban sprawl contained. The preliminary sanitary sewer service area (Township area of south of I-96) may dictate certain development patterns for uses not able or desirous of using a septic system or of building a package treatment plant meeting State and County regulations. A general land use pattern is developing in the Township. There are a number of , ·. low density residential uses (single-family dwellings on large lots) in the northern, central ", and eastern areas of the Township. Land subdivision for residential purposes is scattered throughout the Township. Commercial establishments are developing along the Old U.S. 23 and Grand River Averiue corridors. Industrial uses are primarily concentrated south of the 1-96 Freeway and between Old U.S. 23 and U.S. 23 Freeway north of I-96. Future planning efforts must recognize this evolving land pattern. The high concentration of freeways and roadways that traverse back and forth through the center and southern section of the Township create many odd-shaped parcels of land that encourage intensive uses. For example, multiple family, research and development establishments or industrial sites can be planned to take advantage of frontage along the roadways and accessibility and visibility they provide. Another significant landform located in the southeastern corner of the Township is the regional recreational area of Kensington Metropolitan Park which generally encompasses the Huron River and adjacent lands. The new headquarters of the HuronClinton Metropolitan Authority is located here in the Township. Other areas of the Township also lend themse:lve~ to recreation purposes due to unsuitability for development. 71 �Sizable existing uses of land, such as the General Motors Proving Ground, also represent a landform that will influence land planning decisions. Its total acreage is so large a consumer of Township land that it should be recognized as a separate land use planning category to ensure its compatibility as a member of an optimum community environment. Commercial areas should be available to serve the Township's potential population. These commercial uses should be coordinated with existing retail facilities to meet the shopping needs of future consumers. There is an apparent need from the results of the Community Survey for improved shopping facilities such as a department store, more supermarket and family restaurants, and medical services. Some convenient shopping areas should especially be available to the expected concentrations of people in medium and high density residential districts. There are 18 land use classifications proposed in Brighton Township. Each land use is next discussed along with its special locational requirements which provide a rational basis for the Land Use Plan. Land Use Proposals As a result of the analysis, the various proposed land uses have been portrayed on Map 5 (following Page 137) and in Table 24 for each classification. The objective of this analysis is to examine and compare the general characteristics of the various land uses to serve as a basis for future planning implementation. In addition, a comparative reference to Zoning Map district classifications is shown on Table 24. Residential The Land Use Plan is based on an anticipated population in Brighton Township of 25,232 by Year 2010. Residential areas have been delineated to accommodate this population based upon existing lot sizes in already developed residential areas of the community, physical features of the land, likelihood of community sewer and water systems, anticipated range of dwelling types and density of development plus the projected pace of residential development. Seven categories of residential land uses have been proposed which include Country Estate, Country Residential, Rural Estate, Suburban Residential. Single Family Small Estate, Single Family Residential. Multiple Family Residential and Mobile Home Residential. 72 �TABLE 24 ' LAND USE PLAN - 2010 BRIGHTON TOWNSHIP• J Land Use Area (Acres) Percent of Total Zoning District Reference ..J f , 12,440 Residential Country Estate (5 acre) 4,561 Country Residential (2-1/2 acre) 997 Rural Estate (70,000 sq. ft.) 1,091 Suburban Residential (40,000 sq. ft.) 4,494 Single Family Small Estate (1/2 acre) 829 Single Family (15,000 sq. ft.) 282 Multiple Family 68 Mobile Home 118 Commercial Convenience General Office Commercial Industrial Research and Development General Specialized (GM Proving Ground) 57.0 20.9 4.6 5.0 20.6 3.8 1.3 0.3 0.5 CE a CR R-1 R-2 R-3b R-4c RM-1, RT RMH 1.7 366 19 201 146 2,582 0.1 1.0 0.7 B-1 B-2,B-3,B-4~ OS,RO,B-1 0.2 0.9 10.7 SR & D 1-1,NR 1-1 11.8 43 201 2,338 490 2.2 PSP Recreation/ Conservation 3,165 14.5 PSP Rights-of-Way 1,849 8.5 Water Bodies _m 4.3 TOTAL 21,820 100.0 Public/Semi-Public * a. b. c. d. Computations by Brandon M. Rogers & Associates, P.C., June 1991. Proposed new zoning classification to require 5 acre minimum lot size. Presently R-3 District provides for 9,600 sq. ft. minimum lot size if public sanitary sewer and water systems are available, otherwise 15,000 sq. ft. subject to perc test. R-3 District is proposed to be increased to 21,780 sq. ft. minimum lot size. If public sanitary sewer and water systems are available, lot sizes may be 7,800 sq. ft. or larger. Might also accommodate certain office related local business uses. 73 �Country Estate - This land use is composed of those areas of the Township where the principal use is recommended to be farming and residence for those people desiring to live in a farm-like residential atmosphere. The intended purpose of this land extends beyond simple consideration of farmhouses and high quality soils. Providing agricultural land acts as a preservation program meeting a variety of national, state, regional and local objectives. Preservation of farmland conserves energy. Prime soils require less energy to farm than do other soils, and when such lands are maintained near their markets (urban areas), energy is reduced in conserving transportation costs. Furnishing areas for agricultural pr(?duction prevents urban encroachment into rural areas while promoting compact urban development. Sprawl costs money; in saving farmland, sprawl may be contained and cost for the provision of urban services minimized. Farmland preservation also results in the maintenance of open space and natural systems necessary for adequate aquifer recharge areas and wildlife habitats. Agricultural lands can also add to the community's economic vitality. Generally, the tax returns to the community from farms are greater than the service and facility outlays they require. In addition, farming is most always an exporter of goods and importer of income to the community while supporting a variety of related business. Lastly, promoting compact urban development and preserving local agricultural areas contribute to the maintenance of agricultural reserves. Without agricultural land preservation, many farmers would be forced to turn marginal land into production, such action would force the loss of other important resources as woodlots and wetlands. Minimum farm size would be 10 acres; minimum non-farm residential lot size would be five acres. In effect, this land use category is much more than just saving a piece of land or providing a district where agricultural activity is merely tolerated. It is an endorsement and appreciation of the necessity of farming and related activities. In recognizing this land use, it supports compact versus spread and sprawl development, enhancing the local economic base, containing the cost of public services and preserving the quality of the local environment. A total of 4,561 acres, or 20.9 percent of the Township has been allocated to this category. Further, this category provides spacious home sites for residents appreciating country- style living, a desire strongly expressed in the Community Survey. 74 �Areas proposed for the Country Estate category involve the majority of land north of Hyne Road east of U.S. 23 Freeway; and north of McClements west of Old U.S. 23; east of Kensington Road between GM Proving Ground and I-96, and between Hyne Road and Newman Road, westerly of Pleasant Valley Road. To implement this land use recommendation, a new zoning district classification is necessary, i.e., Country Estate District. Countrv Residential - Closely related to the Country Estate residential category is the Country Residential land use category. Objectives of preserving rural atmosphere and farming are observed. However minimum residential lot size is 2-1/2 acre. (CR District zoning) A total of 997 acres, or 4.6 percent of Township is planned for this use. Designated areas are between Hyne Road and McClements Road, between Hunter Road (extended) and west Township limits; along east side of Corlett Road, between Hyne Road and Newman Road; the area at southwest corner of Newman Road and Pleasant Valley Road; and between Newman Road and Spencer Road, Pleasant Valley Road and Kensington Road. Rural Estate - This land is intended for occupancy by those people desiring to live in a semi-rural atmosphere. Again, there is a clear need from the results of the Community Survey for low density, large lot residential development. The Rural Estate category would encourage this type of living. Minimum lot size would be 70.000 square feet or 1.6 acres, or .62 units/acre. (R-1 District zoning) Approximately, 1,091 acres or five percent of the Townships's total land area is allocated for this land classification. This category would also act as a transition zone between the low density residential agricultural land designated in the Township's northern and eastern areas and the Suburban Residential category with its higher residential density. Two areas are proposed for the Rural Residential category. One area incorporates those lands generally located south of Newman Road, north of Skeman Road and east of Pleasant Vallev Road, while the remaining Rural Estate area is found north of Hyne Road between Hunter Road and U.S. ..,,., _.:,_ Suburban Residential - The Suburban Residential classification is intended primarily for single-family homes on large lots which do no need urban services such as community sewer or water. The minimum lot size proposed is 40,000 square feet or .91 dwelling units per acre. (R-1 District zoning) About 4,494 acres, or 20.6 percent of Township is set aside for Suburban Residential land use. 75 �Residents of Brighton Township also indicated a strong desire for preservation of a low density suburban environment in the Community Survey as a planning objective to be pursued. The Suburban Estate category would encourage this type of living. This classification would also be utilized to conserve land from more intensive usage in a manner consistent with the existing and desired residential character of the Township. Brighton Township is not anticipated to have any substantive central sewer or water facilities within the time frame of this plan except for possible service in area south of I96. Normally, lot sizes of less than one acre are not recommended in this instance because individual septic tanks and wells on small lots often do not function efficiently. The low density residential areas proposed incorporate the majority of the existing subdivisions in the Township which are proximate to major roads and the City of Brighton. These areas have also been oriented around feasible future community sanitary sewer service areas. Sin~le-Familv Small Estate - To accommodate a need for an intermediate size residential home site between that recommended for the Suburban Estate and Single Family categories, the Single Family Small Estate category is recommended. Just as concerns expressed for the Single Family category re. septic tank acceptability, this category providing for one half acre minimum home sites is possible only on sites able to provide adequate percolation or which can be feasibly served by a sanitary sewerage system. Areas so designated are located on nonh side of Spencer Road between I-96 and Old U.S. 23 Freeway nonherly of Hilton Road (as extended); and on nonh side of Hilton Road, westerly of Old U.S. 23. Such constitute 829 acres, or 3.8 percent of the Township area. To implement this land use recommendation it is recommended the Township's present R3 District classification be amended to require a minimum lot size of 21,780 sq. ft. Sin~le-Familv - This land use is intended for single-family residential development of relatively small lots of a more urban nature. Minimum lot sizes would be 7,800 square feet with utilities, and 15,000 square feet without utilities. (R-4 District zoning) Space allocated for this use is 282 acres, or 1.3 percent of the Township. Single-Family Residential areas are planned for the southwestern corner of the Township adjacent to Old U.S. 23 near the Brighton City limits and along Grand River Avenue along west edge of the Township. Similarly, it is planned for the central ponion of the Township around School Lake. In the case of the single-family development in the Township, care must be taken to 76 �....--.... determine the precise suitability of the soils for septic tank use. As indicted in the Chapter on Environmental Resources, portions of this area contain some of the Township's poorer soil conditions. Adequate percolation must be established by the County Health Department before any ·urban type development is approved. Although a significant amount of the Township is planned for single-family residential land use, there is no reason why single-family development need be dull and unimaginative. For example, designing single-family units in small groups or clusters reduces lot sizes and increases common open space. The land area gained through the decrease in lot size can be used collectively for a park area available to residents of that subdivision. Another concept which adds flavor to single family neighborhoods is planned unit development. This incorporates a mixture of land uses such as single family housing, multiple-family housing, and common open spaces. This could create a slightly higher '. density than proposed for low density residential and at the same time establish an area with a variety of housing types. These new concepts should be encouraged in future single family development. Multiple-Family - 68 acres, 0.3 percent of the Township area, is proposed for MultipleFamily Residential development. This classification is designed to accommodate higher density residential land uses such as townhouses and garden apartments. An area where Multiple-Family Residential is proposed is south of Grand River Avenue around Pickerel Lake and Woodruff Lake. Development of this area is dependent upon adequate percolation for higher density housing units if a community sewer system is unfeasible. As mentioned previously, the Township's housing inventory should correspond to the needs of its present and potential residents. Certain segments of the population, such as the newly married and retired, find townhouses or garden apartment living most suited to their current needs. therefore, selected areas of the Township are proposed for MultipleFamily Residential development. The area of the Township which is recommended for Multiple-Family Residential is adjacent to existing or proposed intensive land uses of arterials for optimum traffic movement. It is imperative that only economically sound and attractive developments of multiple-family residential housing be allowed to locate within the Township. Brighton Township can exercise numerous land development controls to ensure that development of this type will be an asset to the community. One device is site plan review contained in 77 �the Zoning Ordinance which can be instrumental in controlling the quality of development. This type of review can be conducive to upgrading and increasing property values not only to Brighton Township but also to the developer. Mobile Home Residential - Mobile Home Residential land use, located around Woodland Lake, is also included on the Land Use Plan. One site is found southwest of the Lake, while the majority of designated land is northwest of the Lake. Other sites are at southeast quadrant of 1-96 and U.S. 23 Freeways (a Consent Degree site still vacant), and on north side of Grand River Avenue, westerly of Pleasant Valley Road. These areas, containing approximately 118 acres, are intended to accommodate existing mobile home park development and provide space for some increase of such land use in the Township. These sites are well suited to mobile home residential development. Access to this area is provided off a major thoroughfare - Hacker Road. It is also supported by the fact that there were very limited areas in which mobile home residential development would correspond to the existing character of the general area. Proximity to Woodland Lake further enhances development potential for such land use. Commercial As population increases in Brighton Township, so will the demand for commercial establishments. There will also be commercial growth in the community owing to the convenient access via the freeways and other major roads in the Township. Planning for commercial development must be based on an understanding of the different types of establishments, their locational requirements and the varying needs of their customers. The location of commercial land uses is an important consideration in the Land Use Plan because of their economic importance and their effect on traffic and neighboring land uses. Businesses should be grouped at planned locations in the Township in order to eliminate strip commercial activities. Linear strip commercial developments are outmoded and inappropriate, particularly in a community such as Brighton Township that has attracted many residents due to the rural and open space nature of the area. Strip commercial uses often result in shallow lot development which restricts the amount of desirable parking and loading area and requires shoppers to drive from one store to another, thus adding to the friction produced by traffic movement on the roads, as well as creating problems through increased interfacing with residential land uses. Furthermore, 78 �strip commercial development causes fluctuation in property values along highways because J of its speculative nature, and it also effects the aesthetic value of surrounding development. The Land Use Plan recognizes the need to distinguish between the characteristics of various commercial activities. Commercial land areas are located, therefore, according to their function. Consideration is also given to existing development, but with the intention of discouraging further strip commercial development. About 366 acres are proposed for , -, commercial use on the Land Use Plan. Space is thus provided for some of the diversified, competitive businesses and services sought by the residents as evidenced in the Community t .J Survey. Convenience Commercial - Convenience Commercial shopping is for the daily shopping ( .. needs of residents who live close to the stores. A convenience shopping area is usually anchored by a supermarket and contains a drugstore, laundromat, party store or other similar businesses. A convenience shopping area is proposed along Old U.S. 23 at Hyne Road. Another convenience center is proposed at the intersection of Old U.S. 23 and Spencer Roads. These centers, combined with services provided by the City of Brighton, will serve the convenience shopping needs of residents throughout the Township through the Year 2010. Communitv Shoppin~ - A second type of commercial development normally recognized by the Land Use Plan is a community shopping center. This type of shopping facility generally has a department store of general merchandise store with a cluster of smaller businesses. A community shopping center requires a larger population to serve and good highway access. However, as indicated in the Socio-Economic Chapter, these shopping needs are presently met, are within relatively convenient driving distance, and are anticipated to be met through the Year 2010 by services provided in the City of Brighton, City of Novi and other centers. General Commercial - These businesses serve passing motorists. Such uses include automobile service stations, and drive-in facilities, such as restaurants and car washes, motels and similar uses. The largest concentrations of General Commercial development are proposed along Grand River Avenue and Old U.S. 23. There is already substantial General Commercial development in these areas. 79 �Grand River Avenue, north of Hilton Road, also provides desirable sites for General Commercial development. Motorists wishing automobile service, motel rooms, eating places or other services will be attracted to such locations due to the drawing power of the City of Brighton and its proximity to an interchange with the I-96 Freeway. Office Commercial - The Office Commercial classification is intended to facilitate planned locations for grouped office facilities in an activity area of the Township. This is a preferred method of accommodating the potential need for office space instead of permitting such uses randomly throughout the Township. This classification, however, would permit commercial uses that are compatible with and related to office development subject to site plan review. One area is identified on the Plan for such use, that being located south of Spencer Road, east of Old U.S. 23. Office Commercial development need not have adverse effect on abutting residential uses. Because of this, such uses can be used as a transition between residential and general commercial uses, and between major thoroughfares and residential areas. Industrial Industry requires many special considerations on the part of the community before it will develop into a stable and sound land use. Among the most important prerequisites are utilities, good highways, abundant labor supply, availability of suitable land and proximity to markets. Brighton Township is in a good position to attract industrial expansion. The factors contributing to this are as follows: Fast and easy access via the I-96 and U.S. 23 Freeways for truck transportation, especially if improved interchange access is provided. - Presence of such major roads as Grand River Avenue and Old U.S. 23 traversing the industrial areas. - Availability of suitable land for industrial development. - Expanding labor force through an increase in population. - Proximity to industries in Livingston, Oakland, Genesee, Washtenaw and Wayne Counties. Three types of industrial areas are proposed m Brighton Township: Research and Development, General, and Specialized Industrial development. For the most part, the proposed industrial areas of the Township lie in the southern and south central portions of 80 7 �the community. r .•, r ..., ' Research and Development and Li~ht Industrial - There are 43 acres or about 0.2 percent of the Township consigned to this category. Industrial uses in this context are thought of as "clean" industry of a light, pleasant and nuisance free character. These are typified by small parts fabrication, research and development testing firms, laboratories or electronic firms. The physical appearance of these facilities is characterized by generous front and side yards, attractively designed buildings, landscaping and an overall neat, clean, unobtrusive appearance. These developments have high performance standards and may be clustered in industrial park type settings. Research and Development and Light Industrial land use is planned for the southern portion of the Township on the south side of 1-96 Freeway. In anticipation of an additional freeway interchange with U.S. 23, a second area for Research and Development and Light Industrial is proposed south of Hyne ( . Road, on the east side of Old U.S. 23. Other Research and Development and Light I Industrial areas are along north side of Grand River Avenue between Kensington Road and U.S. 23 Freeway. '; General Industrial - The proposed General Industrial area is primarily located in the southern portion of the Township, south of 1-96, and along Old U.S. 23 between Spencer !. and Hilton Roads. There are 201 acres, or 0.9 percent of Township recommended for this use. Access to the 1-96 and U.S. 23 Freeways is available through several major roads (Pleasant Valley and Spencer Roads) and it lies within easy commuting distance of the Ford Wixom Plant and other industrial uses. It is expected that automobile related industries and suppliers (e.g., Cars & Concepts) will tend to locate in Brighton Township and other outlying areas. Those industries that produce undesirable side effects should be strictly controlled by Brighton Township through use of industrial performance standards. Specialized Industrial - The General Motors Proving Ground (an automobile testing facility) presently occupies roughly 2,338 acres in the northeast portion of Brighton Township, extending to the east into Milford Charter Township in Oakland County. The nature of automotive testing is not such as to be a major income and employment generator -- rather it is a space consuming, specialized type of industrial activity with a very light "urbanizing" influence upon the community. So long as this use remains as such, only a 81 �limited amount of personnel in relation to its large area will be stationed or visiting the site, thus restricting potential in such areas as local service needs and income production. In its present form, the General Motors facility in Brighton township represents a rather stable but limited economic force. Public/Semi-Public For this category, containing approximately 490 acres, the majority of land is already occupied. The Public and Semi-Public uses will be discussed in the Community Facilities Plan Chapter. Public uses include Township offices, parks and schools. Future acreage needs and locations for semi-public land uses cannot be anticipated as these decisions are made by private groups each utilizing their own locational criteria. Certain semi-public uses like churches and cemeteries are shown as they also represent uses commonly included within this category and as their land use implications are generally related to nearby parcels. Recreation /Conservation If Brighton Township is to fulfill its increasing role as an optimum community environment with a full range of community services, recreation facilities are of utmost importance. Identification and preservation is of special importance since Brighton Township is endowed with natural recreational opportunities. The Land Use Plan incorporates an open space network- the Recreation/Conservation classification. It is necessary for a township to have lands available for recreational use, but it is also necessary to have land remain in its natural state untouched by any type of development. The value to the public of certain open areas of the Township is represented in their natural, undeveloped or unbuilt condition. It is recognized that the principal use of certain open areas is and ought to be the preservation. management an utilization of the natural resource base possessed by these areas. In order that this value may be maintained and this use encouraged, the Land Use Plan has established a district designed to regulate the density and location of buildings and structures and the use of parcels and lots, in order to protect and enhance the Township. Such assets are the Township's natural resources, natural amenities, natural habitats of wildlife, watershed and reservoir areas, public recreation areas, and the public health, safety and welfare. In do doing the Township may see a reduction of hardships and financial burdens imposed upon the Township through the 82 �wanton destruction of resources, the improper and wasteful use of open land, wooded areas and the periodic flooding and overflow of creeks and streams. Recreation Conservation areas are of extreme importance to a growing community. Not only do they meet the increasing opportunities afforded by increasing leisure time and are a source of health and pleasure, but also serve as a reminder that man can never put his natural habitat back. Approximately 3,185 acres or 14.6 percent of the Township's total land area is devoted to this category. , ' Rights-of-Way In Brighton Township, 1,849 acres of land were committed to this land use type. Such rights-of-way consist of the U.S. 23 Freeway and 1-96 Freeway, County and local roads, Hyne Airfield, and anticipated additional need of space for rights-of-way generated by future land development. It is recommended, however, that if Hyne Airfield is no longer I ' utilized as an airfield in future years, that it be developed along the lines of Suburban Residential use. Further discussion of future rights-of-way will be presented in the Trafficway Plan. Water Bodies Brighton Township contains many small lakes and various water courses consisting in r .• '·· total area of approximately 928 acres or 4.3 percent of the Township's overall land area. These figures are anticipated to remain relatively constant throughout the time span of the Land Use Plan. Conclusion Several basic influences have guided the development of the Plan: the existing land use pattern, the highway network, the feasibility of utility service areas, urban sprawl containment objectives, environmental limitations, land use proposals of adjacent municipalities and market dictates. However, as indicated in Table 21, more urban land beyond that projected as necessary through the urban land projection technique was provided. This technique is based on the premise of an ideal situation shielded from political, economic and environmental constraints. Its use lies in its function of projecting the minimum amount of land that can reasonably be anticipated to develop over a given period of time. Yet, other factors must be considered in land use plan development which 83 �will influence the amount of land provided. These factors as they penain to Brighton Township include the following: 1. Flexibilit,r. -- Ideally, when locating residential development in a land use plan, the amount of such proposed land use should closely correlate with anticipated population growth. However, it must also be understood that the ideals of land use planning do not necessarily correlate with the realities of zoning. For example, if several vacant areas appear to be competitive for future growth, because of such factors as potentially available utilities, proximity of existing development or good major road access, it is often infeasible from a zoning standpoint (i.e., considering the legal implications to limit growth to one of the areas just because population projections suggest that there will be sufficient land in that area alone to accommodate all future growth. Therefore, additional 2. acreage is necessary to provide a degree of flexibility in future land development. ' Neiihborhood Plannini, - Where appropriate and feasible, the Land Use Plan should encourage neighborhood-size residential developments. The neighborhood unit is an area which has all of the public facilities, services and other amenities required for family living. It is generally characterized by an elementary school or a park as a center. Ideally, no through traffic enters the area. It is thought of as an environment in which children and their parents ( or other age groups in some cases) can move freely and in safety without barriers to their activities. Anticipating sufficient acreage to accommodate viable neighborhood units may increase the amount of urban land provided. 3. Larie-Lot Residential Development. - Much of Brighton Township is suitable for only large-lot residential development so long as septic tanks provide the only means of sewage disposal which requires a larger land area. The Township also has significant areas of great natural beauty which can provide an excellent setting for this type of development. Moreover, an increasing number of families desire and can afford and appear to accept the expense of building and maintaining estate-type homes in semi-rural settings even considering building, land and energy costs. The Land Use Plan reserves specific areas for this type of development. 4. Natural Beauty and Recreation Areas. - Areas of natural beauty should be preserved wherever possible; and areas suitable for recreation should be 84 �,_.,_. _; -~ ' protected and intense development restricted. Development of such areas and adjacent areas should be controlled to reinforce the preservation of their natural character. Such a controlling device is providing additional acreage for development elsewhere in the Township. 5. Communitv Promotion. - to effectively service the needs and desires of Township residents while at the same time strengthening the Township's tax and employment base requires the promotion of a well planned and diversified economy. Often a community will attempt to attract additional commercial or industrial development if it finds itself lacking in this type of land use. This is I , I. done by providing more acreage for a particular use than it can reasonably expect to obtain. In this manner, a community can "advertise" that it desires a particular type of development and offers alternate sites for such development. f The foregoing Land Use Plan has suggested bow Brighton Township could develop. I l- This type of development and use of lands will not occur, however, if there are no guiding forces. Several methods may be used in conjunction to accomplish the basic measures of the Land Use Plan. These methods include: official adoption of the Land Use Plan, ,· Zoning Ordinance revisions, updated subdivision regulations, a capital improvements program, renewal of older areas, coordination of plans with other governmental agencies and the State, a program of public relations in order to make the general public aware of ( i • ·-~ the goals for Brighton Township, and encouragement to developers in the Township to adhere to the principles and objectives of the Land Use Plan. '· ~ 85 �-. TRAFFICWAY PLAN Introduction Highway systems and road patterns are developed to provide a fast and efficient means for the movement of people and goods within and through a community. Adequate transportation facilities are therefore a major consideration in a community's development. r ., Accessibility to other parts of a region is vital to the growth and development of all communities. As population increases and automobiles likewise increase, traffic problems j related to congestion and inadequate road design become apparent. Roadways are also a large land consumer. About 1,700 acres of Township land are used by rights-of-way. 24 It is of paramount importance that careful planning provide for the safe, congestion-free movement of people and goods. l , This study will examine existing highways, road patterns, air and rail facilities found in Brighton Township and the surrounding areas. Traffic volumes and traffic accident counts will be studied in order to determine the adequacy of the existing road systems and the location of any traffic hazards. Next, a future plan for transportation facilities is prepared to relate to proposed future land uses and the traffic generated from such ~ses. Existin~ Transportation Facilities Re~onal Settinfl Brighton Township is located in southeastern Livingston County. A significant amount of through traffic traverses the Township. Residents of municipalities west of Brighton Township traverse the Township when going into the Detroit Metropolitan Area. Regional traffic, between the Cities of Lansing, Howell, Ann Arbor and Flint also passes through the Township. Two freeways extending through Brighton Township, the 1-96 Freeway to Detroit and Lansing and the U.S. 23 Freeway to Flint and Toledo, are the principal carriers of this regional traffic. An interchange of the 1-96 and U.S. 23 Freeways is located within the southwestern part of the Township. 24 See Existing Land Use Analysis, Table 1, page 3. 86 �In addition. traffic also originates and has its destination within Brighton Township. Nearly 15,000 persons reside in the Township in 1990. In addition, there are numerous traffic generators in the Township, including: 7 . - Substantial residential development - Commercial and industrial uses developing along Grand River Avenue and Old U.S. 23 - Regional recreation facilities in Kensington Metropark Thus, not all roads provide the same function for carrying traffic. Motorists with their destination origins outside the Township will generally travel on regional thoroughfares. These highways are generally indicated as State routes and are engineered for fast moving traffic between major population centers. Roads which are designed to provide links between major land uses relating to employment, shopping and residential uses with the Township are considered as County Primary roads. Roads which provide access to abutting property are considered local roads. Re~onal Hiihways There are two regional freeways which traverse the Township, Interstate 96 and U.S. 23 Freeways. These major arterials provide quick access to other areas in the State. The I-96 Freeway connects the City of Detroit with the Cities of Lansing, Grand Rapids and Muskegon. The only U.S. trunk line route passing through Brighton Township is the U.S. 23 Freeway which connects the entire south central portion of the State with other regions via the freeway system. More specifically, the U.S. 23 Freeway connects Brighton Township directly with such population centers as Ann Arbor, Toledo and Flint. Approximately 5.8 miles of I-96 Freeway and 6.5 miles of U.S. 23 Freeway exist within Brighton Township (see Table 25). The traffic pattern in the Township is not limited to any major directional flow. Traffic evidence on these regional highways demonstrate heavy use in both north-south and east-west movements. There is one problem relating to regional highways in Brighton Township. This problem is one of accessibility to these arterials by Township residents. At present, local access to Brighton Township from I-96 is provided at Kensington Road, Pleasant Valley and Brighton Road (Main Street), and Grand River Avenue. However, there are no access points along that portion of U.S. 23 located in Brighton Township. One interchange is found north of the Township at M-59. The nearest junction south of Brighton Township 87 �is found in Green Oak Township at Lee Road. For a distance of approximately nine miles there are no interchanges. Thus, passenger or commercial vehicles destined for Brighton Township via U.S. 23 Freeway are without a direct means of entering the Township. This • I could impinge upon future business needing regional access from locating in the Township, r • the leading population and economic center of Livingston County. I ' Countv Primarv Roads The designation of a County Primary Road is made by using two criteria. The first I \.•., ,.., 1• is location ( e.g., they serve as connecting links between regional thoroughfares as well as other communities). A second criteria relates to the amount of traffic volume that may be carried by the road. r· The transportation network of any township would be adversely affected if it were without an adequate County Primary road system. The County Primary road system is established by the Livingston County Road Commission after approval by the Michigan Department of Transportation. By designating a road as part of the County I ' . Primary road system, the County can obtain Federal and State highway funds to help maintain said road. Table 25 lists County Primary roads. Taking an overall view of the County Primary road system in Brighton Township, a problem is the lack of unifonn road distribution and continuity. This is largely due to the Township's topography. The many lakes, pockets of muck soils and areas of steep slopes have produced circulation difficulties not evident in most southeastern ~1ichigan communities. These natural features impede straight-line road construction between traffic generators. Therefore, the typical grid street system, based on Section Line roads, is not possible. Few roads in Brighton Township continually follows any Section Line for any great distance. With the exception on Old U.S. 23 and Grand River Avenue, there are no direct north-south or east-west roads in the Township. Considerable meandering is required for anyone traveling in either direction. To some residents this discontinuity is an asset since through, transient traffic is reduced. Besides the topographic barriers to traffic movement evidenced in the Township, man-made barriers also present problems. Large land uses within the Township also prevent through traffic movement. In particular, Kensington Metropark and the General \1otors Proving Ground, located in the southeast and northeast portions of the Township respectively, are barriers to traffic movement. These two large land users also prevent an equal distribution of County Primary roads through the Township. Further, U.S. 23 88 �Freeway virtually divides the Township in half, thus preventing through traffic movement. County Local Roads Under the Michigan Highway Law, Act 51 of 1951, as amended, all roads under County jurisdiction other than Primary roads are considered County local roads. The County local roads are perhaps a more vital link in the transportation network than might be imagined. Obviously, if the local roads are in such poor condition as to impede good accessibility to the Primary roads, then the Primary roads and indeed the regional highways themselves are of reduced utility to the Township resident wishing to gain access to them. There are about 37.9 miles of County local roads in Brighton Township. As with the County Primary roads in the Township, their basic highway design problem is concerned· with road distribution and continuity. Trafficwav Characteristics The nature and effectiveness of any road system is governed by a number of factors, such as the condition of the road surface, traffic volumes and traffic accidents. All these factors are related when considering the adequacy of a road system. Surface Condition As noted above, there are roughly 12.3 miles of regional highways in the Township. The Constitution and statutes of the State of Michigan charge the Michigan Depanment of Transportation with the responsibility for planning, designing, and maintaining highway facilities within these rights-of-way. Data in Table 25 indicate the surface type of all County Primary and local roads in the Township. All together there are 31.5 miles of Primary Hardtop, eight miles of local hardtop and 29.9 miles of local gravel roads. There are no Primary Gravel roads in the Township. According to the Township's 1989 Community Survey results, nearly 81 percent of all the respondents felt that Township roads need improvement. Continual improvement and maintenance of the_County road network in Brighton Township is now and will be increasingly important as a greater traffic volume is experienced. 89 �... ' ' ' TABLE 2S ROAD INVENTORY BRIGHTON TOWNSHIP• ,-· . I - Road Designation '- Interstate Route Road Name 1-96 5.8 U.S. 23 TOTAL Primarv Hardtop I-~ I Commerce Grand River Hacker Hyne Jacoby Kensington Old U.S. 23 Pleasant Valley Spencer Stobart TOTAL Primarv Gravel None Local Hardtop Buno Culver Flint Hilton Legion Drive Pleasant Valley '. ' ' TOTAL Local Gravel Road Length (Miles) Buno Clark Lake Commerce Corlett Ford Hunter Labadie Larkins Mayfield McClements Muir Newman Pleasant Valley Seitz Skeman Spencer Taylor Van Amberg TOTAL TOTAL MILEAGE ~ 12.3 1.5 4.0 13 5.0 0.8 4.0 6.3 4.2 2.7 ...Ll 31.5 0.6 2.5 1.0 2.1 0.3 _Ll 8.0 3.8 0.8 1.4 1.0 0.3 2.3 2.2 1.7 1.8 2.2 1.1 1.5 1.8 0.4 0.6 2.4 13 ...1J '.!9.9 81.7 • Livingston County Road Commission, Livingston County Official Road Map, 1978. 90 �Traffic Accidents Large traffic volumes on paved or gravel roads do not necessarily mean such roads will become greater traffic hazards. The ability of any road to carry larger volumes of traffic is related to engineering design of the road, number of moving lanes, and number of ingress and egress points along the highway. However, larger volumes of traffic tend to accentuate traffic hazards. Table 26 shows the location of multiple accidents at road intersections during 1989.25 In the entire calendar year, there were 203 injury and/ or property damage accidents. There were no fatality accidents. Traffic accidents on the County road system within the Township also correspond closely to traffic volumes. Grand River Avenue, Old U.S. 23, Spencer Road, Pleasant Valley Road and ramps between U.S. 23 and 1-96 Freeways were most cited. The majority of the County road accidents which took place in the Township were rear-end collisions or vehicles which could not negotiate turns along bends in the road. Further, the greatest number of accidents occurred during periods of bad weather where slick or icy roads were evident. Traffic Volumes Traffic volume data for Brighton Township roads, where such data is available, is presented in Table 27. The most recent average daily traffic (ADT) counts during recent years for these roads are presented. All ADT data for 1-96 and U.S. 23 are as of 1979. As may be expected, 1-96 and U.S. 23 Freeways in Brighton Township carry the greatest volumes of traffic. Most County roads in Brighton Township are two-lane facilities. A significant question is how great must the traffic be on these roads to justify more than two lanes. Each road should be individually studied to accurately answer this question. Typically, however, a road that presently handles over 12,000 vehicles per day should be considered for expansion to four lanes. As evidenced by data in Table 26, Grand River Avenue is well above this level (and appropriately portions of Grand River are four lanes). Old U.S. 23 has reached this traffic volume plateau in vicinity of Grand River Avenue. Spencer Road also carries a significant amount of traffic. These roads should be given special attention in the Trafficway Plan. 25 Data from Livingston County Road Commission, October 1990. 91 �TABLE 26 INTERSECTIONAL ACCIDENT INCIDENCE BRIGHTON TOWNSHIP, 1989• INTERSECTION ' , L. FATALITY A~~IDENTS PROPERTY INJURY DAMAGE TOTAL Grand River /Hilton 0 7 23 30 Old U.S. 23/Grand River 0 4 14 18 Grand River/WB Ramp I-96 0 4 17 21 Hyne/Old U.S. 23 0 6 7 13 Grand River/Hacker 0 4 8 u Grand River /Pleasant Valley 0 2 2 4 SB U.S. 23/EB I-96 0 1 9 10 Spencer /Buno 0 l 8 9 SB U.S. 23/WB I-96 0 4 5 9 Grand River /Herbst 0 2 6 8 Old U.S. 23/Hilton 0 1 6 7 Grand River /Leland 0 3 4 7 WB I-96/NB U.S. 23 0 3 3 6 Spencer/Van Amberg 0 1 5 6 Old U.S. 23/Spencer 0 1 6 Old U .S. 23/Taylor 0 2 5 4 6 EB I-96/Pleasant Valley 0 3 3 6 NB U.S. 23/WB 1-96 0 1 4 5 SB U.S. 23/EB I,96 0 2 3 5 WB 1-96/SB U.S. 23 0 2 3 5 Old U.S . 23/Webber 0 0 5 5 Grand River/Pine Ranch 0 2 3 5 Total 0 147 203 (in Brighton Township) j \ .. I - t ' ~ 56 • ~ichael Gory!, Livingston County Road Commission, November 1990. Accidents as of Year 1989. 92 �TABLE 27 AVERAGE DAILY TRAFFIC (ADT) COUNTS BRIGHTON TOWNSHIP, 1978-1989• COUNTY PRIMARY ROADS AND STATE TRUNKLINES ROAD a Bend.ix Bend.ix Buno Commerce Commerce Commerce Culver Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Hacker Road Hacker Road Hilton Road Hilton Road Hilton Road Hilton Road Hilton Road Hilton Road Hilton Road Hunter Road Hunter Road Hunter Road Hyne Road Hyne Road Hyne Road Hyne Road Hyne Road Hyne Road Hyne Road I-96 1-90 [-96 !-96 1-96 1-96 1-96 INTERSECTION CROSS ROAD 24 HR TRAFFIC YEAR SOURCE East West North West Of Grand River Of Hacker Of Spencer Of Pleasant Valley County Line · Of Pleasant Valley Of Spencer Of Hacker Of Herbst Of Herbst Of Hilton Of Hilton Of 1-96 Of Kensington Of Kensington Of Kinvon Of Ola' U.S. 23 Of Old U.S. 23 Of Pleasant Valley Of Pleasant Valley Of Grand River Of Hvne Of Flint Of Flint Of Grand River Of Hunter Of Hunter Of Legion Of Old U.S. 23 Of Christine Of Hilton Of Hvne Of Corlett Of Hacker Of Hunter Of Hunter Of Old U.S. 23 Of Old U.S. 23 Of Pleasant Valley Of Grand River Of Kensington Of Pleasant Valley Of Spencer Of U.S. 23 Of U.S. 23 Of Spencer 1979 1979 1988 1989 1979 1979 1988 1986 1989 1989 1989 1986 1983 1989 1987 1986 1986 1988 1987 1987 1989 1989 1989 1980 1989 1989 1989 1979 1989 1988 1989 1988 1978 1979 1983 1987 1989 1989 1979 1986 1984 1989 1989 1989 1989 1989 Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission MDOT Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission MOOT MDOT MOOT MOOT MOOT MOOT MOOT At East South South East West North South North East West West East West East West North North West East East East West West West North North South West East East North East West West East East East West East West East 1761 1443 1509 364 910 771 2959 31687 22402 23832 24033 30862 8093 4869 3605 16103 14722 18088 7874 10968 7239 2166 6863 3706 6955 6276 7173 6896 6513 963 2650 1016 1301 1950 1759 2821 2372 3238 1113 44753 42900 75519 65556 70637 56786 32778 . Livingston County Planning Commission. September 1990 a. County Primary Roads and State Trunklines 93 �. -' I ' TABLE 27 (Continued) AVERAGE DAILY TRAFFIC (ADT) COUNTS BRIGHTON TOWNSHIP, 1978-1989• , ..... 1-i --~ COUNTY PRIMARY ROADS AND STATE TRUNKLINES .. I : ' ) ,~ ,..., I I ' I ,-I ' l I ' • - ROAD a INTERSECTION CROSS ROAD 24 HR TRAFFIC YEAR SOURCE 1-96 L On Ramp 1-96 L On Ramp I-96 Off Loop I-96 Off Loop I-96 Off Loop I-96 Off Ramp I-96 Off Ramp I-96 Off Ramp 1-96 Off Ramp I-96 Off Ramp 1-96 Off Ramp I-96 Off Ramp I-96 Off Ramp I-96 On Ramp 1-96 On Ramp I-96 On Ramp I-96 On Ramp 1-96 On Ramp I-96 On Ramp 1-96 On Ramp 1-96 On Ramp I-96 On Ramp Jacoby Jacoby Kensington Kensington Kensington Kensington Kensington Kensington Kensington Kensington Kensington Kensington Kinyon Lee McClements Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Northbound From Southbound From Eastbound To Westbound To Southbound To Eastbound To Westbound To Eastbound To Westbound To Westbound To Northbound To Northbound To Southbound To Eastbound From Westbound From Eastbound From Westbound From Eastbound From Eastbound From Westbound From Northbound From Southbound From West East North South Over North South North North North North South South East West North South North South North South North Between North South South U.S. 23 U.S. 23 Spencer Spencer U.S. 23 Grand River Grand River Kensington Kensington Pleasant Valley U.S. 23 U.S. 23 U.S. 23 Grand River Grand River Kensington Kensington Pleasant Valley Spencer Spencer U.S. 23 U.S. 23 Of Kensington Of Pleasant Valley Of Grand River Of Grand River 1-96 Of Jacoby Of Jacoby Of Kensington Park Of Larkins Of Spencer Of Stobart Of Stobart Of Grand River Of Rickett Of Old U.S. 23 Of Grand River Of Grand River Of Hilton Of Hilton Of Hyne Of Hyne Of McClements Spencer Of Spencer Of Spencer Of Taylor 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1898 1989 1898 1989 1983 1989 1982 1982 1989 1989 1982 1979 1979 1986 1986 1986 1989 1986 1988 1988 1989 1989 1989 1989 1986 1986 1989 1989 1978 MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission 9135 9003 2007 4762 4442 3720 6943 2221 3313 2789 1146 9627 9000 6556 3331 3618 2001 2228 4591 1985 4050 1192 1561 1095 9716 1400 3934 3663 4077 2889 4894 4345 1513 4502 1m 7230 421 12218 15340 11162 11036 7979 7986 6622 11907 11201 10965 3440 94 �TABLE 27 (Continued) AVERAGE DAILY TRAFFIC (ADT) COUNTS BRIGHTON TOWNSHIP, 1978-1989• COUNTY PRIMARY ROADS AND STATE TRUNK.LINES ROAD a INTERSECTION CROSS ROAD 24 HR TRAFFIC YEAR SOURCE Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Seventh Seventh Skeman Spencer Spencer Spencer Spencer Spencer Spencer Spencer Spencer Stobart Stobart Stobart Taylor U.S. 23 Whitmore Lake North South South North North South North South North South North South North South North South East East East West East East West East West West East West North South South Of Buno OfBuno Of Commerce Of Grand River Of Hyne Of Hyne Of 1-96 Of 1-96 Entrance Of Jacoby Of Jacoby Of Larkins Of Newman Of Spencer Of Spencer Of Brighton Of Brighton Of Old U .S. 23 Of Culver Of Kenicott Of Kenicott Of Old U.S. 23 Of Old U.S. 23 Of Old U.S. 23 Of Pleasant Valley Of Pleasant Valley Of County Line Of Kensington Of Labadie Of Hyne Of 1-96 Of Grand River 1980 1980 1989 1987 1979 1979 1987 1987 1986 1983 1981 1986 1982 1982 1989 1989 1986 1988 1985 1985 1989 1987 1989 1982 1982 1983 1986 1979 1989 1989 1979 Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission MDOT Road Commission 1605 1859 1569 4059 1010 1181 3129 4254 642 2958 1794 381 2072 1525 299 2611 544 8119 3927 4862 10300 9430 11605 400 2438 1689 3474 2125 432 22493 10544 95 �Rail and Air Facilities Rail Facilities There is one rail facility serving Township property located in the extreme southwestern section of the Township. This line, under the direction of the CSX Railroad, bas approximately one mile of track in the Township. From a major junction point in Plymouth, Michigan. this line travels through the Township towards the City of Lansing and the City of Grand Rapids. CSX, through its subsidiary lines, serves much of the State of Michigan. Ohio, Indiana, Illinois, Kentucky, Virginia and West Virginia. Via a line across southern Ontario, CSX also has connections at Buffalo, New York and the East Coast. Air Facilities r , There are currently no public airport facilities in Brighton Township. One small private airfield is located in the Township. Hyne Field, containing approximately 49 acres, is located in the northwestern portion of the Township proximate to Hyne and Hunter Roads. The airfield is surrounded by single-family homes and several large subdivisions. Trafficwav Plan The purpose of the Transportation Plan is to develop a system of trafficways that \\,ill adequately provide for Trafficway needs of residents of Brighton Township. Because of its permanent character, the existing road system must form the base for the future highway network and be based upon a set of recognized road standards. However, consideration must also be given to future land use patterns, the amount and type of traffic that will be generated by the land uses, correction of existing traffic hazards, and plans to the Michigan Department of Transportation, Livingston County Road Commission and road priorities set by the Township. A discussion of the elements outlined above follow. Standards The standards for the various types of roads correspond to those established by the Livingston County Road Commission. Chart 1 indicates the recommended road crosssection standards for Brighton Township. 96 �•• CHART 1 RECOMMENDED ROAD CROSS-SECITON STANDARDS BRIGHTON TOWNSHIP, LIVINGSTON COUNTY* r 16 1 -17' ~.I 33, 12 1 :t 12 1 16 1 -17 1 33 1 I Roads with curbs shall have 30' pavement face to face curb. LOCAL STREET 26 1 26 1 · (Parking Prohibited) MAJOR THOROUGHFARE 30 1 ~o· la' I 12' 12' I~ 30 1 50' (Parking Prohibited) SECONDARY THOROUGHFARE 86' k[,,· 1,,· o' 30' I,,· I,,· 1~ 0 . (Parking Prohibited) LIMITED ACCESS FREEWAY • Livingston County Road Commission, October 1990; Brandon M. Rogers & Associates, P.C., October 1990. 97 �The Livingston County Road Commission has established a policy of requiring at least 120 feet of road right-of-way width on all County Primary Roads. A 120 feet of road rightof-way width is also required on some County Local roads. 26 Culver, Bu.no, Larkin, Muir, Taylor and parts of Hunter Road have a right-of-way width of 100 feet. All subdivision streets are required to have a 66 foot right-of-way. The Livingston County Road < ......, Commission is requiring these road rights-of-ways so that when traffic increases and a I ~ County road must become multiple lane, a public right-of-way will exist. Brighton Township should require building setbacks that will coincide with these present County requirements. r .. Near Future Plans Commensurate with identifying existing trafficway characteristics and recommending road cross section standards is a need to define potential alterations to the existing road ) system. By incorporating future road improvements into the Trafficway Plan, Brighton Township may better program a Year 2010 road network in a coordinated and comprehensive manner. An assessment of future road improvements desired for Brighton Township is discussed below. Michigan Department of Transportation - The Michigan Department of Transportation (MOOT) has scheduled certain road construction projects for Livingston County which are to commence in 1991. The only improvement in the Township will be resurfacing of U.S. 23 Freeway between a point south of 1-96 north to M-59, a distance of 8.2 miles. In MDOT's 1990-1998 Long Range Highway Program to improve and expand roads, the only projects in or near Brighton Township are: ' ' 1. Resurfacing 1-96 Business Loop east of City of Howell to 1-96. (1991) 2. Intersection improvements at 1-96 Business Loop and Latson Road. (1991) 3. Protective purchase of right of way for future 4-lane boulevard for M-59 between 1-96 and U.S. 23 Freeways. (12.3 miles) 4. Widening (to 6 lanes) and resurfacing of 1-96 from Dorr Road to U.S. 23 interchange (6 miles). These roads include Labadie, part of Spencer, part of Van Amberg, Corlett, Maxfield, part of Hunter and McClements Roads. 26 98 �• • 5. Reconstruction of interchange at 1-96 and Milford Road. 27 MDOT, in association with the Southeast Michigan Council of Governments (SEMCOG), is continuing to evaluate merits of a new interchange and bridge improvements ,. ; along U.S. 23 Freeway. As far back as 1976 when the then Inter-County Highway Commission of Southeastern Michigan, in cooperation with the Livingston County Road Commission and Brighton Township, requested MDOT to consider a new interchange at the Hilton/Jacoby location, there has been continued interest. Most recently in 1989, MDOT asked SEMCOG to create and calibrate a traffic model using updated traffic counts from the Livingston County Road Commission. This work was completed and accepted by MDOT on March 23, 1989.28 Options being considered for freeway improvements include an interchange at Hyne Road and U.S. 23 Freeway, an interchange at Hilton Road with extension of Hilton Road from Old U.S. 23 to Jacoby Road, a full interchange being built at 1-96/Pleasant Valley Road, and a grade separation for Hilton Road_over U.S. 23 Freeway with a new 2-lane road from Old U.S. 23 to Van Amberg Road. Some right-of-way has been acquired at the Hilton/Jacoby location. MOOT expects to shortly meet with the Township to develop plans in greater detail. It is hoped that one or more of these improvements can be incorporated into MDOTs 10 year long range program. Livingston County Road Commission - The Livingston County Road Commission schedules future road improvements based upon available funding and priorities. No specific improvement schedule is available for Brighton Township at this time. Brighton Township - According to the Brighton Township 1989 Community Survey, the predominant feeling was that local Township roads and County roads are just not adequately maintained and most need improvement. Whereas the selection of County Primary roads for improvements or construction is primarily the choice of County government (with solicitation of opinions from local units government and with public hearings held under Act 150, P.A 1976 at which time a person has a chance to input on 27 Marsha Small, Community Coordination and Federal Compliance Section, MDOT, Nov. 13, 1990; 1990-1998 Long Range Highway Program - Improve/Expand Core Projects, MDOT, May 17, 1990. 28 William D. Swanson, Project and Plan Development Section, Bureau of Transportation Planning, MDOT, November 1990. 99 • 1 �_: any proposed project), the selection of local roads for construction is primarily the choice of the Township government. Livingston County Road Commission policy for local road construction requires the Township to provide 100 percent of the funding. Primary road construction is financed from Livingston County Road Commission funds. B r i g h t o n Township does not have specific road and intersection priorities that are in need of improvement. Virtually all of the Township's major roads require improvement . ..... Plannini: Recommendations The Brighton Township Trafficway Plan was developed to handle the transponation needs of the Township in the Year 2010. The planning recommendations contained herein , ,, are designed to reflect plans of the Livingston County Road Commission and the Michigan Department of Transponation where available. The planning recommendations are shown on Map 5 (following Page 137). A discussion on the plan components are discussed below. Freeways Freeways are pan of a nationwide system of limited access highways designed to carry transient traffic around, through or between urban centers with a minimum of conflict with local traffic. They have one function - to carry large volumes of traffic at maximum speeds. ,. They are multilaned and do not provide direct access to abutting propenies. The few intersections that are provided are generally grade separations that allow traffic to flow without interruption from other traffic control systems. The Freeway is perhaps the most desirable method of moving inter-regional traffic. However, traffic volumes in many instances will not warrant the expense of providing this type of facility. Therefore, some inter-regional .traffic must use major thoroughfares for travel. Brighton Township benefits by the presence of the U.S. 23 Freeway and the I-96 Freeway. The Trafficway Plan does not recommend any changes or improvements for either the U.S. 23 Freeway or 1-96 Freeway other than interchange improvements. The Plan recommends that a Hilton/Jacobv Road interchani:e be constructed in companion with the Jacoby Road extension (see Major Thoroughfare section below). Over two thirds of the respondents to the 1989 Community Survey desired an interchange with the U.S. 23 Freeway at various spots along its length located in the Township, 33% of total desiring an interchange at the Hilton/Jacoby alignment, 18.8 percent at Hyne Road. The proposed 100 �intersection location was chosen for several reasons. Such a location is proximate to the existin ~ major residential and business community base in Brighton Township and would be convenient in serving this area. Secondly, interchanges frequently act as a catalyst to intensive land use development. The proposed Comprehensive Development Plan demonstrates the intent of the Township to confine most of the land development towards the southwestern quadrant. Land use proposals for the northern area of the Township are categorized for agricultural and low density residential development. Installing an interchange near these areas will tend to act against preserving these less intensive land uses. In sum, the proposed site is desireable.29 The existing Pleasant Valley Road/1-96 interchange is also proposed for improvement. Presently, westbound 1-96 traffic may exist at Pleasant Valley Road, while this junction permits only Pleasant Valley traffic to exist east onto 1-96. It is recommended that this interchange also provide a westbound exit onto 1-96 and eastbound entrance ramp onto Pleasant Valley Road from 1-96. Major Thorou~hfares A Major Thoroughfare is often multilaned to provide for large volumes of traffic. Their main function is to carry large volumes of traffic between major land uses in the County, such as traffic between residential homes and industrial (employment) areas. They also provide access to the freeways and often augment the freeway when traffic volumes bern:een regions are not heavy enough to warrant a freeway. Route continuity is an important factor. Access to abutting land uses should be by means of a frontage or marginal access roads. The Major Thoroughfare designation on the Trafficway Plan is generally consistent with the major arterials recommended by the Livingston County Road Com.mission. There are presently three existing Major Thoroughfares with an east-west orientation; Grand River Avenue, Spencer Road and Hyne Road. Jacoby (Hilton) Road should also become a major thoroughfare due to its proposed interchange with the U.S. 23 Freeway. In addition, at present there is no direct continual east-west Major Thoroughfare near the The Hilton/ Jacoby Road interchange recommendation is also founded on the construction and extension of Jacoby Road between Pleasant Valley Road and Old U.S. 23. Should this not occur, alternative sites for interchange development with the U.S. 23 Freeway should be evaluated. Future possibilities for interchange development include Spencer Road to the south and Hyne Road in the north. 29 101 I I .l �• • center of the Township. Vehicles must either travel north to Hyne Road or south to Spencer Road for this purpose. Extending Jacoby Road across to.join Hilton Road would serve this end and help to reduce north-south traffic volumes on such roads as Pleasant Valley, Spencer and Old U.S. 23. Five routes are designated to act as Major Thoroughfares in a north-south orientation. They include Kensington Road, Pleasant Valley Road, Van Amberg/Maxfield Roads, Old U.S. 23 and Flint/Hunter Roads. No major thoroughfare additions are proposed for these ' ... ,... roads. Seconda:r:y Thorou~hfares Secondary Thoroughfares move traffic on a Township-wide basis and act as principal feeder routes to the Major Thoroughfares. Their main function is to carry large volumes of traffic and as a secondary function to provide access to abutting properties. There are two roads provided as Secondary Thoroughfares. Buno Road, Culver Road, Labadie Road and Spencer Road (between Kensington and Labadie Roads) are illustrated on Map 5 as the only Secondary Thoroughfares. These roads will facilitate east-west travel for the residents of the agricultural areas south of the General Motors Proving Ground property and residential areas south of Jacoby, as extended, and west of Van Amberg Road. ,., Collectors These roads are short in length and collect traffic within residential neighborhoods and channel it to the Major and Secondary Thoroughfares. Local property access should be only a secondary function of Collector streets. The roads proposed as Collectors include Muir Road, a segment of Van Amberg Road, Taylor Road, Larkins Road and that portion of Hunter Road between Hyne and McClements Roads. These roads will experience greater traffic volumes than other local roads. Taylor Road is shO\\'Il with a realigned configuration at its junction with Hyne Road. This is reflective of the current thinking of the Livingston County Road Commission. The remainder of the existing and future road systems would be designated as local streets to provide direct access to abutting property. The movement of traffic is a secondary function and through traffic should be discouraged from using these streets. 102 �Conclusion The Trafficway Plan shows an efficient system of roads by function and recommends .J several route relocations which, if substantially accomplished, will allow for greater ease of movement of people and goods within and through Brighton Township. The Plan is practical, being based on the existing transportation system and on proposals of State and regional agencies having the power to plan new roads. It is hoped that the agencies will give consideration to the Brighton Township's Comprehensive Development Plan when making decisions affecting traffic movement in or near the Township. 103 �COMMUNI1Y FACILITIES PLAN Introduction .-- A developing community bas recurring needs for new and improved community facilities and services. Community facilities are those facilities in public or private ownership which are provided for the benefit of community residents. As vital components ' .. \ ' ~ of the urban structure, community facilities add to the quality of life. Some facilities such as schools and police and fire protection are necessities while others, such as higher education institutions and cultural facilities (i.e., libraries, museums), are important and contribute to the desirability of the community as a place to live. Regardless of type, proper location and size of these facilities results in cost savings and optimum utilization. Thus, in order to insure that available resources are best utilized to the benefit of the taxpayer and the municipality alike, it is necessary to develop a well planned program for the development of services and facilities for public officials involved in the decision-making t. . process. This study is an analysis of basic data concerning the existing facilities serving Brighton Township. Community facilities analyzed include schools, police and fire protection, government administrative offices and libraries. A recreation inventory of indoor and outdoor facilities is also provided with identification of the facilities in and accessible to the Township. These facilities are reviewed as to their location and adequacy based on recommended standards developed by national agencies. These standards have been modified, wherever necessary, to more closely reflect the needs of Brighton Township. The Community Facilities Plan is coordinated conjunction with the Land Use Plan and Socio-Economic Study as future needs are estimated not only from existing population and development, but also according to future land use proposals and future estimates of population. Based on the analysis in this study, the Community Facilities Plan discusses the ability of these facilities to meet current needs and also recommendations relative to satisfying the Year 2010 needs of the Township residents. Facility Service Areas Within this study it will be necessary to evaluate each type of community facility in terms of its optimum size service area. This procedure will determine if a facility is adequate to meet future needs and what the magnitude of the future need will be. If a 104 �•• facility is currently serving that area, it must be detetmined how adequately the facility is currently servicing that area, and what the future need of that area will be. Two primary levels of service will be utilized in this study: the neighborhood and the Township, each of which is described below. The Nei2hborhood Every family understands to some extent the importance of the physical setting of its homes. However, the housing environment comprises an area greater in size than just the physical confines of the dwelling unit. It extends into area within which residents may all share common services, activities and facilities required in the vicinity of the dwelling. The geographic unit which includes those community facilities and conditions is the neighborhood. The size of a neighborhood is governed by the area required for its land use components; by the population required to support necessary community facilities and services; by the accessibility of such facilities and by the existence of suitable physical boundaries. The area and population which can be served by an elementary school form a reasonable basis for the size of a neighborhood. The neighborhood population will usually fall within a range of 2,000 (in rural areas) to 8,000 (in developed areas) persons. The geographic size of the neighborhood is limited by accessibility to the elementary school. Ideally, in urban areas, schools should be within one-half mile walking distance of each dwelling. This distance criterion does not hold true in suburban and rural areas of low density where school buses are used to service a greater geographic area. The existence of viable neighborhoods is a strong force for the development of individual and family life. Its acceptance implies that adequate housing does not solely consist of individual homes no matter how well planned or located. The neighborhood should be a self-contained residential area including the elements which comprise the housing environment. In addition to residential facilities these may include the following features: 1. Elementary School 2. Neighborhood Recreation (often shared with the elementary school site). 3. Local Streets (to discourage through traffic). In addition to these services usually provided on the neighborhood level, there has been a trend in recent years in urban areas toward orienting public facilities traditionally provided on a community-wide basis to the neighborhood level such as social service centers 105 �and neighborhood "municipal halls." However, in an existing suburban setting such as Brighton Township, the sparsity of development and accompanying low population densities negate the necessity of these services. The Township The Township unit is the other service area of community facilities. It is the unit of analysis for community facilities which serve all residents of the Township and which have to be evaluated in terms of their present service. Future facilities designed to serve Township residents should be planned so that they will provide for the maximum level of service to each resident. School Facilities Four school districts share jurisdiction over Brighton Township. These school districts and schools contained therein proximate to Brighton Township are shown on Map 4, Brighton Township Area School District Map. They are: Brighton Area Schools, Huron Valley Schools, Howell Public Schools and Hartland Consolidated Schools . . The Brighton Area School District incorporates roughly the southern two-thirds of Brighton Township's land area. The Howell Public School District encompasses land proximate to Clark Lake and Woodland Lake. Hartland Community School District primarily contains acreage north of Newman Road, east of Hunter Road. The Huron Valley School District includes only a small portion of non-residential land north of Stobart Road, east of Kensington Road which is part of the General Motors Proving Ground property. Since 1980, when the last Township Plan was prepared, there have been some district boundary changes as follows: 1. Property transfer to provide that all of north half of Section 6 to be in the Hartland Consolidated School District, and all of south half of Section 6 to be in the Howell Public School District. (Effective January 1989) 2. Property transfer to provide certain land north of Greenbrier, between Old. U.S. 23 and U.S. 23 Freeway to be in the Hartland Consolidated School District rather than in the Brighton Area School District. (Effective August 1989) Within Brighton Township itself are four school plants. Spencer Elementary School, located in the vicinity of Spencer and Van Amberg Road and the new Hilton Road elementary school on Hilton Road west of Old U.S. 23 are under the control of Brighton 106 �. I Area School District, whereas Lakes Elementary School and the Farms Middle School, both situated on Taylor Road south of Bitten Lake, are under the jurisdiction of Hanland Consolidated School District. Community planners are basically concerned with physical aspects of the school system. These include the location of schools, site size, student capacity and structural adequacy. Evaluation of the public schools within the service area of Township students will be made on the basis of these physical aspects. The importance of schools in the community was reflected in the Community Survey in 1989 when respondents stated that good schools were the most important aspects of Brighton Township based upon the two highest priority choices. 30 Existing Conditions Table 28 describes existing public school facilities available to Township residents and conditions of each. Map 3 shows those schools located in the Township. Data presented in Table 28 are discussed below. Grade Structure - There are variations which exist between different school districts. Among them is the organization of the school system which ( excluding kindergarten) may be divided into an 8-4, 6-3-3 or 5-3-4 grade system, or even a 6-3-3-2 system in which a junior college program is introduced into the traditional 12-grade organization. The grade structure systems offered to Brighton Township residents illustrate the variations. Brighton Area Schools utilize a 5-3-4 format which provides for the elementary school (K-5), middle school (6-8) and high school (9-12) organization. Howell Public Schools utilize the K-5, 6-8, 9-12 grade structure system. Hartland Community Schools use a 5-3-4 grade structure system which provides for an elementary school (K-5), a middle school (6-8) and high school (9-12). Regardless of grade structure type, a desirable criteria for any particular school is that it contain all the grades intended for that type of school. As indicated in Table 28, the Latson Road Elementary School, does not meet this criterion. Also, only grades 1-5 are available at Lakes Elementary School. However, beginning with the 1990-1991 school year, it will offer grades 1-6 instruction. 30 Brighton Township Community Survey. Question 11, November 1989. 107 �• BRIGHTON TOWNSHIP AREA SCHOOL DISTRICT MAP ,1. ! • I 1_; '· J ,i I ;·· I I_, \ __ N Brandon M. Rogers &Associates,P.C. ffi 0 ½ 1 January 1991 2 ---MILES 3 \l.\P 3 �_, Age of Structure/Structural Condition - Age is one indicator of the structural quality of a school structure. As a school ages, it facilities become run-down or obsolete and may eventually warrant replacement. As data in Table 28 demonstrate, most of the school buildings were constructed or renovated during the last decade. Several school plants have original construction dates prior to this time period but have had additions thereafter. With a $4.8 million bond issue approved in 1987 the Brighton Area School District upgraded all of its schools to code. By the Year 2010, those schools, or portions thereof, constructed before or in the early 1950's will be approximately 60 years old. It is important that the condition of those school structures in particular, as well as the others be constantly evaluated and, as is warranted, be replaced. At present, all school buildings are reported as being in sound condition. Existing Enrollments and Capacities - Enrollments and capacities play a crucial role in the determination of the adequacy of existing school facilities. It is undesirable to have the enrollment of the school exceed the capacity of the school at which it can efficiently operate. At the same time, it is not only inefficient for a school to operate far below capacity but it is uneconomical as well because of the fixed costs involved. Data in Table 28 reveals that four elementary schools serving Brighton Township children are over capacity (Horning, Lindbom and Spencer Elementaries in Brighton Area School District, and La.tson Road Elementary in Howell Public School District). One middle school is over capacity, McPherson Middle School in the Howell District. The three high schools serving Township children are all under capacity. School Standards The ability of existing school facilities to handle future enrollment can be evaluated through the application of school standards in conjunction with the criteria and judgments of School District officials. School standards set forth the minimum desirable requirements which school facilities and sites should meet to assure maximum operational efficiency and quality educational services to students. These standards indicate optimum enrollment sizes for schools, desirable site sizes, and the maximum service area for elementary schools, where bussing is not desirable. 108 _J l J �.. l ,. .. TABLE 18 EXISTING PUBLIC SCHOOL FACILITIES AVAILABLE TO BRIGHTON TOWNSHIP RESIDENTS. 1990- 9/ 0 ~ ll.BlG.HTQt:1. ARE.i SCHQQLSb } . Homw,g Road Eltmmtary 1. Ha111ki11s E/ememary 1. li11dbom Elementary 4. Spencer Elememary 5. Hilto11 Road E/eme11tary 6. Mil/tr Killdergartt11 Center 7. Scranto,, Middle School 8. Maltby Middle S chool 9. Brighton High S chool GradtJ l'ear Built 1- 5 J- 5 1- 5 1- 5 1- 5 Pre- School, K. A- Educ. 5- Bc 1977 1959, 1968 /950, 1968, 1987 Structural Co11ditio11 Academic Classrooms Sitt Si:t E11rol/me11ta 16 16 16 16 591 50/ 5/J 571 11 50 597 57/ 667 1,519 Capacity 1Mm1 1951. 1987 /910 , /9./0, 1950. 1968 1978 1961, 1971, 199/ Sow,d Sow1d Sow,d Sound Sow,d Sound Sow,d Sow,d Sow,d JOO lf.AR[LAND COti..SQLID.~[EQ S.C.fi.QQLSd K- 5 10. lakes Elementary 6- 8 II. Farms Middle School 9- 11 /1. Hartland High School 1977, 1990 1977, 1990 1971, 1990 Sow,d So,md Sound 16 474 516 11 J9 717 945 849 45 45 1,040 40 lf.QWEU. PUBLK. Kli.QQL~ JJ. Latso11 Road Elementary 14. McPherso,, Middlt School 15. Howell High School 19S0 196./, 1971 1980 Sound So,u,d Sow,d 10 51 JOO 601 754 1,615 600 700 1.000 10 15 146 6-8 9- /1 K- 41 5- 8 9- 11 /974 /991 u 14 550 550 500 550 500 600 615 765 1,100 10 40 10 JO 11 /0 JO 10 75 HURON VALLEY SCHOQLs_l Qoes 1101 jnd11dt Rrsidt11tial Artas of Brieli1Q11 [owmlrio witlri11 Qistrict bmmdarin • Compila1io11 by Brandon M . Rogers & Associates, P.C.. January 1991. •rourth Friday Coun1s, Septemb~r 1990 b Data from Marilyn Goodsman, Director of Communications & Partnerships, Brighton Area Schools, January 1991; also Application for Preliminary Qualification of Bonds, Brighton Area Sch, November 22, 1989. '51h Grade 10 be moved out'of Middle School when new elementary school is built on High School site in 1992. "Data from Scoll Bacon, Assistant S11perin1endent, Hartland Consolidated Sc hools, December 1990. 'Data from Richard Terres, Assis1ant Superintendent, llowell Public Schools, Jan. 1991. 51h Grade 10 be established in 1992. 1 glnformation from Pat Donahue, Assis1an1 Superintendent, Huron Valley Schools, December 1990. �.. l •. • TABLE 18 EXISTING PUBLIC SCHOOL FACILITIES AVAILABLE TO BRIGHTON TOWNSHIP RESIDENTS. 1990-91• GradtJ l'ear Built StruClural Co11ditio11 1-5 1-5 J-5 1-5 J-5 Prt-School, K, A-Educ. 5-Sc 1977 1959, 1968 1950, 1968, 1987 1974 1991 1952, 1987 1910. 1940, 1950, 1968 1978 /96J, J97J, 1991 Sow,d Sow,d Sow,d Sow,d Sow,d Sou11d Sowrd Sow,d Sow,d 16 16 16 16 591 501 5/J 572 11 50 J4 JOO tf.AR[LAt:!..D CO/::!_S.QLID.ffEQ S.ClJ..QQl,.Sd K- 5 JO. Lakts.Eltmmtary 6-8 II . Farms Middlt School 9- 11 11. Hartland High School /977, 1990 1977, /990 1971, 1990 Sowrd So1u1d Sound tJ.QIVf;_Ll,. PUB{,.[<; KliQQLst H. Latso11 Road Eltme11tarJ• U . McPherson Middlt School JS. Ho111tll High School 19S0 196-1, 1971 1980 Sou11d Sound Sow,d 51 ~ fJ.Rl(i.HTQt:!.. ARE.~ SCHQQLS.b I. Homwrg Road Eltmt11tary 1. Ha111ki11s Eltme11tary J. Lindbom Eltmtlllary 4. Spt11cer Eleme111ary 5. Hi/1011 Road Elemeutary 6. Mil/tr Ki11dtrgar1t11 Ct11ter 7. Scranto11 Middlt School 8. Maltby Middlt Sc/root 9. Brighto11 High School 6 -8 9- 11 K- 41 5-8 9- 11 Academic Classrooms Sitt Si:t E11rollme111a Capacity .lliilll 20 40 10 /0 597 571 667 J,5J9 550 550 500 550 500 600 6JS 765 1,100 JO JO 10 75 16 J1 J9 474 717 945 5J6 849 1,040 45 45 40 10 601 754 1,615 600 700 1,000 15 U6 u JOO 21 10 HURON VALLEY S.CHOQLSI Drrs 1101 j11c{11dr Residential Arras of Briel,1n11 Township wi1hi11 District bo1111darin • Compila1io11 by Bra11do11 M. Rogers & Auociates, P.C .. January 1991. •rounh Friday Counu, Sep1embu 1990 b Da1a from Marilyn Goodsman, Direc1or of Communications & Partnerships, Brighton Area Schools, January 1991; also Application for Preliminary Qualification of Bonds, Brighton Area Sch, November 22, 1989. '51h Grade 10 be moved out' of Middle School when new elemenlary school is built on lligh School site in 1992. ~Da1a from Scon Bacon, Assisrant Superin1endent, lianland Consolidated Schools, December 1990. 'Da1a from Richard Terres, Assis1an1 Superintendcnl, llowell Public Schools, Jan . 1991. 51h Grade 10 be es1ablished in 1992. 1 GJnforma1ion from Pat Donahue, Assis1an1 Superin1enden1, liuron Valley Schools, December 1990. �Table 29 presents recommended school standards for Brighton Township. These standards have been adapted from nationally recognized school standards and tailored to suit Brighton Township's individual needs. Not all space standards will be achievable due to natural limitations of the site or the ability of land, but where possible, minimum standards should be satisfied. Further, upon evaluation by the appropriate School District, some standards may be modified to meet particular educational goals and policies. TABLE 29 RECOMMENDED SCHOOL STANDARDS BRIGHTON TOWNSHIP• Enrollment Ca12aci!l'. Size Preferred a Site Size (acres) Minimum b Desirable C Site Size Service Radius (miles) (acres) Elementary (K-5) 400-800 9-13 5 .5 Middle School (6-8) 700-1,200 17-22 10 1.5 High School (9-12) 1,000-2,000 30-40 15 2.0 • Adapted by Brandon M. Rogers & Associates, Inc. from standards Education Association, April. 1980. by the National a Based on standards of five acres plus one acre per 100 students in elementary schools and ten acres plus one acre per hundred pupils in middle schools and 20 acres plus one acre per hundred pupils in high schools. b Assures desirable recreation space. c Desirable service radius standards do not apply in areas where students are bused to their respective schools. Three types of standards are presented in Table 29: enrollment size, site size and service radius. Optimum enrollment size indicates the capacity range at which school facilities are believed to operate most efficiently. Facilities which are too large may have a negative effect on the quality of education instruction the students receive, while facilities which have too small a capacity are uneconomical to operate. The school site includes not only the structure itself, but off-street parking and recreation as well. On elementary and middle school sites, only parking for teachers and 110 �supporting staff is provided. At the senior high school, parking also must be considered for students and the public attending school-sponsored activities. Site size standards are thus based upon the provision of space for these above described facilities. Site size requirements are often the hardest to meet where areas surrounding the school site are built-up, and the cost of acquiring propeny for expansion purposes may be prohibitive. Comparing the statistics in Table 28 to the standards outlined in Table 29, it becomes evident that all schools comply with the preferred capacity, size and service radius l , standards. In instances .where this distance is exceeded, students are bussed to their \,,., respective schools. n i; i,.,,; The Brighton Area School District recently passed a $59.8 million bond issue, the largest ever passed in State. In addition to the new Hilton Road Elementary School in Brighton Township, the District plans a new elementary school and bus garage in Green Oak Township. The said bond issue would partially remodel and re-equip existing elementary school facilities, build a new middle school, add to and remodel the Maltby ' - Middle School, Scranton Middle School and Brighton High School, improve the bus maintenance facility, as well as undernTite the new Hilton Road school. The existing Scranton Middle School would be convened to an administration building and community { ' education center when the new middle school is built in 1992-93 (at a site likely in Green Oak Township. The former Miller Elementary School, closed in 1984, was reopened in 1987 as a multi-faceted Kindergarten, pre-school, day-care and adult education/senior citizen facility. The District is in the process of redistricting attendance areas now that the new Hilton Road Elementary School will likely open in August 1991 for the 1991-92 school year. By such redistricting it is expected that all elementary schools will be under the desired 500 pupil enrollment level. f - The Howell Public School District passed a $25,040,000 bond issue in 1990. The former old Birkenstock Elementary School on Grand River Avenue west of Hacker Road, which previously served that part of Brighton Township generally west of Hunter Road, northerly of Hilton Road, has been sold owing to declining enrollments. Township school children now attend the Latson Road Elementary School on Grand River Avenue and Latson Road. Further, the Michigan Avenue Middle School has been closed and the former Howell High School has been convened to be the McPherson Middle SchooL About $3.5 million will be spend in the 1991-92 period to renovate this schooL When a new elementary school is built on the Howell High School site by 1992, the 5th grade will 111 �be moved out of the Middle School and placed in the Latson Road Elementary School and other elementary schools. Redistricting will also occur to relieve overcrowding at the McPherson Middle and other schools and eliminate need for portable classrooms. It is concluded that ample land and facilities for the foreseeable future will then exist for the Howell Public School District. For the Hartland Consolidated School District, future expansion plans, authorized by a $13,475,000 bond issue approved in March 1990, include adding four new classrooms onto the Lakes Elementary School, adding six new classrooms to the Farm Middle School, adding a new 700-900 seat auditorium, an auxiliary gymnasium, an expanded media center, six new classrooms to the Hartland High School, and purchasing land for a new elementary school and possible new middle school in Hartland Township as part of a 200 acre land purchase program. This site has been acquired at corner of Hartland Road and Dunham Road. The Hartland Village School, once a kindergarten facility, will continue to serve as a community education, day care, and latch key center for the District and will be serving that part of District in Brighton Township. Librazy Facilities A high standard of library facilities is important to providing an environment for social and cultural communication and achievement which is increasingly important in a rapidly changing technical and professional world. Because of this, library facilities should rank high on any community facilities program. The purpose of this analysis is to study the present library systems serving Brighton Township by measuring its quality and determining deficiencies to meet future needs. Existing Facilities At present there are no libraries located in Brighton Township. The nearest library available to the Township is located in the City of Brighton at 200 N. Main Street in the City's Civic Center. This facility contains about 20,000 volumes, occupying 2,900 square feet. Additional space and book volume is needed to meet the growing needs of the Brighton Area residents estimated in 1991 as being 25,000 to 30,000 persons. About 42 per cent of library users live in Brighton Township. The Brighton Library is part of the Huron Valley Library System which encompasses 112 . ) �both Livingston and Washtenaw Counties. The Library is open for 49.5 hours per week. Monday through Thursday the Library open during the hours of 9:30 a.m. and 8:00 p.m., and is closed on Friday. It is open on Saturday from 9:30 a.m. to 5:00 p.m. The Library also conducts special programs of interest to the local community. ~ Included is the Story Hour Program geared to preschool children. An infant and mother program directed towards child development is also conducted by the Library. The Library is supported by the City of Brighton's General Fund with some lesser amounts from Genoa Township and Brighton Township, and from State aid and County penal fines. 31 Also nearby and available to all Brighton Township residents is the Cromaine Library, located at 3688 North Hartland Road in Hartland. The Hartland Consolidated School District Boards acts as its operating agent and allocates separately voted millage to the Library which also receives allocation of County penal fines. I This facility is open for 53 hours per week. Monday, Wednesday and Friday it is • ' open during the hours of 10:00 a.m. and 6:00 p.m. Tuesday and Thursday hours are 10:00 a.m. to 9:00 p.m. Saturday hours are between 10:00 a.m. and 5:00 p.m. The Cromaine Library contains approximately 35,000 volumes in a 12,500 square feet building. A 9,400 square foot addition opened in September 1980. The library conducts I • numerous programs of interest including video cassette and audio cassette service, a preschool storytime program, cultural and educational programs for all age groups, and a 200 magazine library. A lot of the Library's service is generated from Brighton Township (26% of service area's population). 32 In addition to the above, library facilities are available to Brighton Township residents through the public school system. Every school in the Hartland Consolidated School District maintains a student library. After school hours are not available. In similar fashion, all schools in the Brighton Area School District have libraries with the Brighton High School library reserving evening hours during the school year. Howell Public Schools similarly have libraries in their elementary, middle and high school buildings. 31 Information from Clara Bohrer, Librarian, Brighton Library, January 1991. 32 Information from Sandra Scherba, Director/Librarian, Cromaine Library. 113 �Library Standards 7 I library standards have been developed by the American library Association which . j provide a basis for determining future library needs within a community. These standards ., indicate number of volumes required, service areas, amount of floor space needed, and I I desirable location criteria. Tables 30 and 31 provide more detailed information in regards to service area and library stock as they relate to population. Data in Table 32 indicate standard libra0 5pace requirements in relation to volume size. General site requirements are perhaps the most important to consider in library planning. Requirements for branch libraries may be cited as follows: Easily accessible Preferably on a major thoroughfare Located in or near a commercial or community center. Ease of parking is advantageous. A minimum of 20 years expansion of service and community growth should be possible. During the next 20 years there is a need for the Brighton library to expand services. With a present service population of upwards of 30,000 population, expected to substantially increase by Year 2010 (e.g., 40,000 - 45,000), there is a need for a library of at least 20,000 square feet and a book volume of at least 60,000 - 70,000. Based upon Act 24, P.A 1989, the concept of "district library" for the geographic area of the Brighton Area School District (See Map 4) is being considered. Under this Act a district library can levy its own taxes and issue voter approved bonds to cover its operating and capital improvement costs. The Howell library operates under this authorization. The Cromaine library, underwritten by a separately voted millage through the Hartland Consolidated School District, needs to be expanded since adult area space is crowded. There may not be sufficient space at the present library site and an alternate site for a branch may be necessary. The library has investigated the feasibility of convening to a district library under Act 24, however such action does not seem worthwhile since the relationship v.1th the School District is satisfactory. Yet if development does not continue to occur in the Hartland Consolidated School District to increase SEY (upon which the Library's one mill levy is based), then financial shortages could occur. 114 - I �TABLE 30 TYPES AND CHARACT'ERISTICS OF LIBRARIES• Area Served ' ' Recommended Population Served Miscellaneous Central Whole City or Municipality No Limit & Varies Should be within a block or two of main business and shopping area and convenient to main traffic and transportation aneries. Branch 1 to 1-1/2 miles 25,000 people Should be accessible. Sub-Branch Detached Areas and Smaller Cities Varies Not usually open every day or housed in a library-owned building. Can be in community buildings or schools or rented quarters. easily • American Library Association TABLE 31 RELATIONSHIP BE1WEEN BOOK VOLUME AND POPULATION SIZE FOR LIBRARY SERVICE• Population of Library Area Minimum Maximum 6,000 10,000 10,000 35,000 35,000 100,000 100,000 200,000 Volumes per Capita 3.00 2.50 2.00 1.75 Up to Volumes 25,000 70,000 175,000 300,000 • American Library Association NOTE: The minimum book stock of any library, as an independent unit, should be 6,000 volumes regardless of population served. 115 �TABLE 32 MINIMUM STANDARD LIBRARY SPACE REQUIREMENTS* Amount Floor Space (sq_. ft.) 5,000 + 1 sq. ft. for every 10 volumes over 5,000 Reader Space (sq_. ft.) 3 seats per 1,000 population@ 30 sq. ft. per seat Staff Work Space Csq. ft.) Estimated Additional Space (sq.ft.) Total Floor Space (sq_. ft.) 1,500 sq. ft. + 150 sq. ft. for each full-time staff member over 13 5,250 15,000 minimum • American Library Association Governmental Administrative Offices Community growth brings with it the need to increase the level of public sen,ices and consequently public employment. _A corresponding increase in employment \\!ill be necessary to administer the conduct of the typical municipal office. Analysis of future requirements is necessary to insure uninterrupted continuance of required public administrative services to meet increased demand for effective and efficient government. Existing Conditions Government administrative offices of Brighton Township are located in the Township Hall on Buno Road, north of Spencer Road. Located in this building are the offices of the Supervisor, Assessor, Treasurer, Clerk, Building Inspector and general office secretary. Public meeting rooms are also available at this site. There are approximately 5,520 square feet of floor space in this facility with a staff of 14 full-time and four part-time employees. 33 The Township Hall was built in 1985 to replace old facilities to the east at Buno Road, west of Pleasant Valley Road. The facility will need to be expanded to meet increasing service needs. 33 Information from Carla Chapman, Township Clerk, January 1991. Includes Township Supervisor, Township Oerk and Township Treasurer. One temporary secretarial position is classified as a full-time job. 116 �Standards The determination of standards for administrative offices depends a great deal on the particular community. Elements to consider include the structural adequacy and space requirements. Although it may be easy to see that the existing accommodation is overcrowded and/or structurally deficient to warrant replacement, it is more difficult to anticipate space requirements for the next 20 years as this involves projecting future positions and the space needs of personnel, equipment and storage. Other criteria to consider are future activities and functions to be housed by administrative offices. Ample area for new departments and agencies or simply for expansion must be provided. As a new building may have to serve for many years, space needs should not be underestimated. . Beyond the considerations discussed above, a general principle of administrative ; office planning may be outlined. In areas of small population or low density, all offices should be located proximate to each other centrally located and easily reached by the residents of the community. Local governmental offices should be accessible to the people who use them. Locating different departments at varied locations in the Township would prove inconvenient to those who need different services. In addition, municipal departments also require proximity among themselves, as the function of one may be in part dependent upon the work of another. Analysis of the operations of governmental agencies show that certain agencies have frequent contact, and administrative costs can be r, significantly lowered and efficiency increased when offices are close together. Recommendation As the population of the Township increases, so will the level and range of public services required. It will be necessary to increase the municipal office space of the Township. On a long range basis, space within the present Brighton Township facility will not be sufficient nor functionally adequate. As noted above, of primary importance to government administrative office planning is general accessibility to the public. In a community the size projected for Brighton Township with a population that is widely distributed throughout. it is desirable to group administrative functions in one area, commonly called a civic or community center development. Some of the benefits of a community center have already been mentioned. The grouping of public buildings is convenient to both governmental agencies and the 117 �Standards The determination of standards for administrative offices depends a great deal on the particular community. Elements to consider include the structural adequacy and space requirements. Although it may be easy to see that the existing accommodation is overcrowded and/or structurally deficient to warrant replacement, it is more difficult to anticipate space requirements for the next 20 years as this involves projecting future positions and the space needs of personnel, equipment and storage. Other criteria to consider are future activities and functions to be housed by administrative offices. Ample area for new departments and agencies or simply for expansion must be provided. As a new building may have to serve for many years, space needs should not be underestimated. ...' . ( I • , Beyond the considerations discussed above, a general principle of administrative office planning may be outlined. In areas of small population or low density, all offices should be located proximate to each other centrally located and easily reached by the residents of the community. Local governmental offices should be accessible to the people who use them. Locating different departments at varied locations in the Township would prove inconvenient to those who need different services. In addition, municipal departments also require proximity among themselves, as the function of one may be in part dependent upon the work of another. Analysis of the operations of governmental agencies show that certain agencies have frequent contact, and administrative costs can be (. significantly lowered and efficiency increased when offices are close together. I., Recommendation As the population of the Township increases, so will the level and range of public services required. It will be necessary to increase the municipal office space of the Township. On a long range basis, space within the present Brighton Township facility will not be sufficient nor functionally adequate. As noted above, of primary importance to government administrative office planning is general accessibility to the public. In a community the size projected for Brighton Township with a population that is widely distributed throughout, it is desirable to group administrative functions in one area, commonly called a civic or community center development. Some of the benefits of a community center have already been mentioned. The grouping of public buildings is convenient to both governmental agencies and the 117 �public in conducting business that r~quires visits to various departments. Development of this type also makes it possible to use joint parking facilities, janitorial services, and reference library facilities. The location of the existing municipal offices is shown on Map 3 on Buno Road, northerly of Spencer Road. Community centers are typically located on the fringe of more intensive development to take advantage of lower land values and also to prevent the interruption of any possible future business expansion. Its location should also be situated along a major thoroughfare and near the center of anticipated residential development. The existing location of the Township Offices complies with these requirements. Important decisions will have to be made about the size, shape and arrangement of buildings and their relationship in terms of circulation and appearance over the long term. The present site perm.its expansion on an accessible, visible site suitable over the next 20 years. Police Protection Police protection and law enforcement is a vital service that government must provide. As recorded in the Brighton Township Community Survey, 62 percent of the respondents agreed strongly or agreed somewhat that there were no police protection problems in the Township which would warrant expanded police services.34 The need for police protection arises from the number of crimes committed and reported. citizen relations with the department, and department relations with other aspects of community government. It is of great importance that adequate police protection be available in a community, especially if that community has valuable residential neighborhoods and industrial and commercial establishments requiring protection, and highways carrying high volumes of traffic that must be patrolled. Existing Conditions Brighton Township presently relies upon the services of the Michigan State Police, with a branch headquarters on east side of Old U.S. 23 between Spencer Road and I-96. During times of emergency they promptly respond. Contracted services v.ith the Livingston County Sheriffs Patrol ended in 1984 at which ti.me annual cost was $35,000, with a 34 Brighton Township Community Survey, op. cit., Question 29. 118 �weekend service option for an additional $30,000/year. However, while the County Sheriffs Patrols are not under contract for added services, the Sheriff's Patrol provides surveillance o County Roads. The concept of establishing a Township police department has been deferred owing to high cost. Standards Since no two communities are alike, specific standards for police equipment and facilities are not available. Because of the high number of variables that affect a police department (e.g., crime rates, department work load, relationship to county and state law enforcement bodies, type of areas to be patrolled), only broad outlines can be discussed. These standards are presented in Table 33. I \ - Generally, contact with the public is of secondary importance to police facility location. The location of stations is primarily determined by the characteristics of the area to be serviced and by the speed and efficiency of moving personnel and equipment into the service areas. Service areas in commercial areas and close-in densely populated areas are usually small and patrolled on a beat system whereas outlying districts comparable to Brighton Township are larger and covered by patrol cruisers. As noted in Table 33, the location should also be convenient to major streets in an area unbroken by natural or manmade barriers. TABLE 33 GENERAL POLICE FACILITY LOCATION STA.""IDARDS• I• \. 1. Should be near the geographic center of the service area near concentrations of commercial and industrial land uses. 2. Location should be convenient to major streets in an area unbroken by impassable barriers as freeways, railroads or rivers. 3. In smaller areas of population, facility should occupy one section of the municipal building or civic center. 4. Preferable to have police facility in separate building to insure that police business does not interfere with other government operations. 5. If facility is to be located within municipal building with other departments, location must be separate from other departments so public may have access to other depanments without passing through the police area. • Adapted from William I. Goodman and Eric C. Freund, Principles and Practice of Urban Plannin~. International City Managers Association, Fourth Edition, 1968. 119 �Police Protection Recommendation Brighton Township presently does not maintain an independent law enforcement department. By the Year 2010, due to the expected influence of high value residential, commercial and industrial development and concomitant population of about 24,000 persons, the Township might consider establishing a 24-hour on-line police depanment of its own. No set standards exists for the number of police employees required for adequate service and protection. However, recent U.S. Department of Justice figures indicate that communities containing a population of 10,000 -24,999 persons located in the East-North Central United States employ an average of 1.8 police employees per 1,000 population. 35 In the interim, the Township should attempt to increase the level of service provided by the State Police. Fire Protection The protection of life and propeny through the provision of a fire protection agency is a necessary municipal responsibility with the quality and sophistication of the agency being directly related to its facilities, fire fighting equipment and personnel training. In addition, the fire protection agency cannot be expected to accomplish its task unless it has the capacity to fight fires of more than minimal duration. Since fire protection facilities are major capital improvements, they should be carefully planned and located. Adequate coverage of every area of the Township is required as is quick response time to calls. The number and location of fire stations required in a community depends upon several factors including: the size and layout of the community, type and density of development in the community, age and condition of housing, type of building materials common to the community and the topography of the community among others. Natural and man-made barriers must also be considered. The overall quality of the fire department is rated on the adequacy of all the aforementioned fire fighting characteristics. This rating is transposed into insurance rates ( on a scale of 1 to 10) by various insuring agencies. A municipality with a low rating (high quality of fire protection services) will benefit its propeny owners with lower insurance costs U.S. Depanment of Justice, FBI Uniform Crime Repons, Crime in the United States. 1978, U.S. Government Printing Office, Washington, D.C. 1978, Table 55, pg. 232. Employment figure includes both clerical and professional positions. 35 120 �-~ . while a municipality with a high rating (low quality of fire protection services) will be adversely affected in this regard. At present, according to the Insurance Services Office, ,.. Brighton Township is rated 8, 9 and 10. The 10 rating indicates when a fire station is -. located more than 5 miles from any location. The 9 rating denotes when the location is 5 miles or less plus when a fire hydrant (on an approved water system) is within 1,000 feet. In the absence of a regional approach to fire protection services, each municipality must have the manpower and equipment to adequately afford protection to its residents and businesses from loss of life and property. To insure such protection, it is recommended that each community should have the ability to handle two fires simultaneously. r~ l '., Responses to the 1989 Township Community Survey reflected that about 61 percent of respondents agreed strongly or agreed somewhat that there are no fire protection problems in the Township which would warrant expanded services. 36 ; I ' Existin~ Conditions Prior to 1973, the Township of Brighton contracted for fire fighting services with the City of Brighton. Since that time, the Township has maintained an on-call volunteer fire fighting force. l ' The volunteer force consists of 42-49 people as of December 1990. As required by I ' the State of Michigan Fire Fighting Training Council, each member of the volunteer force has successfully completed 66 hours of course work in fire fighting. Additional training is I• provided through attendance in various training seminars. There are currently two fire stations which serve Brighton Township. They include the North Station located at Hyne Road and Old U.S. 23 and the South Station found at Webber Road near Old U.S. 23. The fire fighting equipment located at each is described in Table 34. The location of each station is shown on Map 3 following Page 79. The fire responsibility area for the North Station is primarily that area north of ' ;, Hilton Road as extended, whereas the South Station's area of coverage is considered to be '" _.: south of Hilton Road. Each station will, however, broaden their service area upon special circumstance. It should be recognized that the South Station is responsible for the Township's commercial core and is also responsible for the 1-96/U.S. 23 cloverleaf. Efforts to maintain the South Station at or near its present location is therefore of utmost 36 Brighton Township Community Survey, QJ!..G, Question 30. 121 �importance. Mutual aid pacts exist with the City of Brighton, Green Oak Township and Hartland _I Township. Fire Station While standards exist which indicate the desirable number of stations required, equipment and personnel needs, and optimum service areas, fire station needs should also be determined in relation to the layout of the Township, the location of various land uses, and the street system. The better the street system, the faster the fire equipment can reach its destination, and thus, the larger the area the station can serve. The standards in Table 35 indicate generally recommended service radii for various districts. Those districts with higher value uses such as commercial and industrial should be within 3/4 to 1-1/2 miles from a fire station, while residential uses may be from 1 to 4 miles from a station, depending upon the intensity of development. Fire Protection Recommendations It is anticipated that the existing fire station located at Hyne Road at Old U.S. 23 will be adequate to serve the Year 2010 population and businesses in the north and west central areas of the Township. Expansion and renovation of this station is being considered by the Township, with its replacement anticipated as the north part of the Tov.nship develops further. The South Station. intended to predominately serve those single-family residential areas south of Hilton Road and be readily accessible to higher density multiplefamily, commercial and industrial uses found proximate to Spencer Road and Old U.S. 23 and south of the I-96 Freeway, should also be continued. However, with additional high value district -development scheduled to continue in this area (i.e., office and multiplefamily areas designated on the Township's Land Use Plan proximate to Old U.S. 23 and Grand River Avenue), additional equipment may be necessary to insure sufficient coverage. Such is planned in 1992-1993 by the anticipated addition of a new 55 foot telesquirt truck and a combination rescue/grass rig. 37 One new 2-bay station is proposed to be constructed and equipped in the east area of the Township at northwest corner of Pleasant Valley Road and Buno Road. This facility 37 Information from Roger Young, Deputy Fire Chief, January 1991. 122 �TABLE 34 FIRE FIGIITING EQUIPMENT BRIGIITON TOWNSHIP* Station North I.' \ (, r~ i ! ' ', South Quantity Description Year 1 1,250 gallon/minute pumper with 1,500 gallon tank 1991 1 350/gallon minute pumper with 1,250 gallon tank 1975 1 Rescue rig 1985 1 Four wheel drive grass fire fighting unit 1979 1 1,250 gallon/minute pumper with 1,500 gallon tank 1991 1 350 gallon/minute pumper with 1,250 gallon tank 1979 1 Four wheel drive grass fire fighting unit 1962 i - • Interview with Roger Young, Deputy Fire Chief, January 1991. TABLE 35 FIRE COMPANY DISTRIBUTION STANDARDS• ,- i -. \ District and Required Fire Flow Optimum Service Radius in Miles from Engine, Hose or Engine-Ladder Companv High-Value District (Commercial, Industrial Institutional) 3/4 - 1-1/2 Residential District: Where there are buildings in the district three or more stories in height, including tenement houses, apartments or hotels. 1-1/2 ' - Same as above, but where the life hazard is above normal. 1 For buildings having an average separation of less than 100 feet. 2 For buildings having an average separation 100 feet or more. 4 • American Insurance Association, Fire Department Standards Distribution of Companies and Response to Alarms, Special Interest Bulletin No. 315, January, 1963. U3 • .J �is intended to serve those single-family residential areas east of U.S. 23, south of Newman Road and be readily accessible to more intensive development proximate Grand River Avenue. Toe location is shown on Map 5 (following Page 137). Such a location would conform to the recommended standards stated above. Equipment expected to be housed in this facility will be a 750 gallon/minute pumper with a 750 gallon tank, and a combination rescue/grass rig. Recreation Facilities Recreation facilities are one of a municipality's most utilized yet often unrecognized resources. Toe trend of more leisure time and rising incomes has generally created a greater demand for recreation facilities. Toe demand for recreation space varies between units of government. Generally, it is accepted that the demand for recreation space in urban areas is greater than that for rural, because more of the total land area in an urban setting is developed. Thus, they often have the least capacity for such facilities. In suburban areas, such as Brighton Township, the demand for recreation at both the neighborhood and community level may be less. This is essentially due to the low density and undeveloped characteristic of the Township. In the 1989 Township Community Survey predominant strong interest was expressed for having nature trails, bridle trails and bikeways (43 percent of all responses), and for parks and picnic areas (37 percent of all responses). 38 As Brighton Township continues to develop, the recreation needs of the Township will become more important. Development pressures will remove more and more land from the inventory of undeveloped acreage the Township presently maintains. Thus, the amount of land which could be utilized in meeting future recreation needs will diminish. Ultimately, to adequately address the future recreation needs of the Township requires that local officials develop a continuing program for meeting both present and anticipated recreation claims. It is the purpose of this section to survey the present recreational facilities the Township presently enjoys and suggest general recommendations on meeting future needs. 38 Brighton Township Community Survey, op. cit., Question 33. 124 �Inventmy and Analysis j l Brighton Township is unique in that it is proximate to a vast array of recreational lands and opportunities. Of particular importance are the regional parklands. The residents of Brighton Township find their recreational needs satisfied much more readily than residents of other municipalities due to their close proximity to thes~ facilities. Also many recreation and leisure time activities are often part of a homeowner's own property and there is little need to seek other areas. This is particularly true of the owners of lake property. The recreation facilities accessible to Brighton Township are next described. Re~onal Recreation Facilities - Regional recreation facilities afford residents of Brighton Township numerous recreational opportunities. ,-, I • Within the seven county SEMCOG region (i.e., Wayne, Oakland, Macomb, Washtenaw, Livingston, St. Clair and I ( Monroe Counties), there are over 50 regional recreation facilities containing over 80,000 fi acres divided among County, State and Huron-Clinton Metropolitan Park Authority ( J r .• :' I. J (HCMA) properties. (See Map 4) Of particular importance to Brighton Township is Kensington Metropolitan Park whic? occupies approximately 340 acres of Township land in the extreme southeastern section of the Township and extends easterly into Milford Charter Township. This HCMA park is accessible to Township residents and is anticipated to continue to function as a primary recreation activity center for Township residents in '' years ahead. The HCMA headquarters are located in this area of the Township at 196 /Kensington Road interchange. Commensurate with providing areas of recreational land is a need to provide in ! . those lands recreational activities desired by those seeking recreational opportunities -whether providing additional snowmobile trails in the Island Lake State Recreation Area or extra ball diamonds at Kensington Metropolitan Park. In this manner, the needs of the sportsperson will be met while assuring utilization of the parks themselves. A variety of recreational activities and facilities should be provided since each age group has its own special interests. The provision of recreational activities should also be based upon the anticipated demand or desire for certain types of activities. Inasmuch as most recreational ,__ , activities are undertaken during the summer months, it becomes important to plan for those activities which are anticipated to grow the fastest during the summer season to adequately meet future demand. As denoted in the Community Survey, there is a significant interest in development of nature trails bridle trails and bikeways. Thus, any further planning of 125 �recreation resources should include these items as well. In addition, Brighton Township is central to general boat launching ramps. Data in Table 36 that there are several such facilities available to Brighton Township residents within easy driving time. The magnificent recreation park facilities proximate to Township residents are depicted on Map 5. Township Parks - Second to the recreational benefits obtained through regional parks, are those provided at the local level. Table 37 indicates the different types of desirable recreational facilities and for whom they are intended which are typically provided at the local level. Included are playgrounds, playfields and community park. Playground facilities are presently provided at school sites by both the Brighton Area School District and the Hartland Consolidated School District for public use within the Township. Playgrounds exist at Spencer Elementary School, Lakes Elementary School and the new Hilton Road Elementary School (pending). However, it must be recognized that those persons residing in that area west of U.S. 23 and south of Spencer Road could utilize the playground existing at Miller Elementary School located in the vicinity of Spencer Road and Grand River Avenue in the City of Brighton. In addition, additional open space exists at Lakes Elementary, Spencer Elementary and the new Hilton Road Elementary areas. Continued effort by Brighton Township officials is important in securing easily accessible playground areas for the "under 12" age group. One such tool available to Brighton Township in acquiring recreation areas is through dedication of open space requirements as part of the Township's Subdivision Regulation Ordinance. Currently, this Ordinance through Section 403 (Subdivision Open Space Plan) provides an optional method of subdividing property to encourage the provision of open space and development of recreation facilities. Promotion of this technique to prospective developers of large subdivisions could result in a more desirable and efficient use of land and added recreational space to the Township's land use inventory. Further, under the new cluster housing option in the Zoning Ordinance, adopted in 1990, there is an opportunity to reserve open space for local residents' use. Playfield area within the Township is located adjacent to the Farms Middle School site and includes four ball diamonds and an open field area of over 20 acres. The Spencer Elementary School site also contains approximately 10 acres of land area which may be included under this category inasmuch the site presently contains a lighted ball diamond utilized by summer softball leagues. Ball diamond facilities are also found behind the U6 �TABLE 36 BOAT LAUNCHING RAMPS VICINITY OF BRIGHTON TOWNSHIP* YES 24 1,2,4,6 321 RO 2N SE 10 NO 18 1,4 252 RO 2N SE 22 YES YES 30 1,2,4,6 290 RO 2N SE 19 YES YES 50 1,2,4,6 sn RO 1N SE 32 4 NO 20 12 WO 1N 4E 9 M 12 2 YES 20 5 119 S? 1N SE 3 3 mi Not Lakeland M 12 2 YES 10 5 56 SP 1N SE 3 4 mi NE ol Pinckney M 12 3 NO 10 5 29 SP 1N SE 6 47-10 Chilson Pond (Brighton R.A.) 4 mi Nol Lakeland M 12 3 NO 2 5 100 F SP 2N SE 33 47•11 Hiland Lake (Pinckney R.A.) Hell M 12 3 NO 8 5 123 F SP 1N 4E 32 47-12 Goaling Lake (Pinckney R.A.) Hell M 12 3 NO 8 5 12 SP 1N 4E 32 LIVINGSTON COUNTY SIie No. ......,_ SHe Na,M & 9ocly of Water ol SIie r • i State .._ ,.._, Cew1ny ~-c.- 47•1 Lak• Ch•mun; 4 m, NW of Brighton L 12 47•2 EHi Crook•d Lak• 6 mi N of Lolkeland M 12 (ill 47.3 Woodland Lak• 1 mi Not Brighton L 12 47-4 Whltmor• L.ak• 3 mo SE or Hamburg M 12 2 47-6 Duck Lake (Gregory S.G.A.) 3 m, N of Hell M 12 47.7 Bishop Lake Campground (Brighton RA) 3mi N of Lakeland 47-8 Appleton Lake (Brighton R.A.) 47.9 Chenango Lake (Brighton RA) ~ YES 3 Sit~ '1Wlec• '81'1Uftf 1'ulN ...... Wet- w.,.,.. en• Co""°' a Ad,nl". ..... ._._ WASHTENAW COUNTY 81-1 Bruin Lake (PineM*Y R.A.) 1 mi SEol Unadilla M 12 2 YES 8 5 145 SP 1S 3E 2 81-2 Half-Moon Lak• (Pinckney R.A.; 1 mi Sol Hell M 12 2 YES 3,4 5 244 SP 1S 4E 6 81-3 Sugarloaf Lake (Waterloo R.A.) 1 mi SEol Waterloo M 12 2 YES 6 5 205 SP 1S 3E 31 Ford Lake 1 mi SEol Ypsilanti M 12 YES 50 6 1,050 JYRO 3S 7E 23 1 miSWof Unadilla M 12 2 NO 14 5 180 SP 1S 3E 3 YES 10 5 200 SP lS ,e 18 YES 57 6 261 CITY 2S 6E «6 SP 1S 3E 10 (ffl 81-" Joann L•k• (Pinckney R,,A 81-6 North Lake (Pinckney R.A.) 3 m, Sol Hell M 12 2 81·8 Gedde• Pond Huron Rover 3mi Eof Ann Arllor M 12 2 81·9 South Lake (PiMCM*Y RA) 2mi Sol Unadilla M 12 2 YES ' 5 193 2 mi SE ol Waterlco M 12 2 YES e 5 113 SP 2S 3E 6 1S 3E 29 i 81-10 Crooked Lake (Waterloo R.A.) 81-11 I ' , ..... , F 81·5 !- 1 I• YES Wlnnewenna lmpoundment 2 mi Eof Waterloo (Waterloo R.A.) YES B M 12 3 NO 15 5 500 SP s 24 SP 1S 4E 8 203 co 1S SE 11&12 SP 2S 3E 5 81-12 Plckaraf L:ake (Pinckney R.A.) 2 mi SEol Hell M 12 4 NO 12 81-13 Independence Lake 3miSWof Whitmore I.aka M 12 2 YES 10 81-14 Mill Lake (Waterloo R.A.) 3 mi Wot Chelsea M 12 3 YES 12 5 142 81-15 Cedar Lake (Waterloo R.A.) 3MIWof Chelsea M 12 2 NO 8 5 76 SP 2S 3E 9 81-16 Green Lake (Waterloo R.A.) 3 m, E of Waterloo M 12 3 NO 10 5 95 SP 1S 3E 27 81-17 Coyle Lake (Waterloo R.A.J 3 mlWof Chelsea M 12 4 NO 6 5 18 SP 2S 3E 9 81-19 Four MIi• Lake (Chelsea S.G.A.J 2 mi E of Chelsea M 12 3 NO 15 256 WO 2S 4E ' YES 25 RD 1S 4E 81-20 Portage Lake 4 mi SE of M 12 YES 2,4 ,6 644 F F Pinckney • Adopted from Michigan Boat Launching DirectOQ'., 1989-90. Michigan Department of Natural Resources. Footnotes and coding on Page 129. U7 �TABLE 36 (cont.) OAKLAND COUNTY ••• .... [El 63-1 Sn• N-Wfte, loilyOf ...., ..... L-llon St.te Map "-'tp Caut,Ny c-,. !tier Coot,ainete Tolloto,_ - - --- ·-· .... ..... F """· -14 RO 2N RO 2N F RO 3N 8E 13 F RO 2N aE 22 RO 3N 7E 13 RO 4N 10E 2 RO 4N 8E 28 144 RO 2N ae 6 90 RO 3N 9E Orchard Lake Orchard Lake L 13 YES YES 64 1,2,4,6 788 63-2 Union Lake Union Lake L 13 YES YES 32 1,2,4,6 445 6~ TacklH Drive Pontiac Lake 3 mi Nor Union Lake L 13 YES 20 1,4 640 63-5 Wolverine Lake 2 mi Nor Walled Lal<e L13 NO 15 1,4 241 ~ White Lake 3 mi NE or Highland L 13 YES YES 14 1,2,4,6 540 YES YES 34 1,2,4,6 soe YES 15 1,4 200 YES 15 1.2.4,6 NO 8 4 Croft 9E 8E 63-7 Lake Orlon Lal<e Orion L 13 SH Big Lake 2mlSEol Davisburg L 13 63-9 Long Lake 1 mi Wot Union Lal<e L 13 63-11 Crescent Lake 2mi s or Drayton Plains L13 63-12 Loon Lake Drayton Plains L 13 YES YES 10 1,2,4,6 234 0 RO 3N 9E 11 63-13 Squaw Lake 2 mi Wot Oxford L 13 YES YES 45 1,4 133 F RO SN 10E 29 F RO SN 11E 27 RO 3N 9E 7 AO 3N 8E 27 RO 4N 7E 30 63-14 Lakeville Lake 3 YES 3 F 21 Lakeville L 13 YES YES 29 1,2,4,6 460 3miWor Drayton Plains L 13 YES YES 18 1,2,4,6 419 63-17 c.dar Island Lake 7mi Eol Highland L 13 NO 6 1,4 134 63-18 Tlpalco Lake 4miWof Rose Center L 12 YES 15 1,2,4,6 301 63-20 Dodge Bros. Slate Pane 4 mi Eof L 13 YES 50 s 1.280 F SP 2N 9E 3 YES 80 5 640 F SP 3N 9E 18 (E] 63-16 Maceday Lake YES F No.4 Cass Lal<• Union Lal<e Pontiac Lake 4mi Nor Union Lal<e L 13 63-22 Alderman Lake (Highland A.A.) 2 mi NEol Highland L 12 4 YES 15 s 40 SP 3N 7E 23 63-23 Moore Lake (Highland A.A.) 1 m, Sor Highland L 12 4 NO ,o 5 92 SP 3N 7E 34 63-24 Lower Pettibone Lake (Highland A.A.) 1 m, Sol Highland L 12 3 NO 15 s 89 SP 3N 7E 34 63-25 Tffple Lake (Highland A.A.) 3 mi Eol Highland L13 3 NO 30 s 49 SP 3N 8E 30 63-26 Middle Straight.a Lake 3miWol Orchard Lake L 13 3 YES 10 6 171 TWP 2N 9E 18 63-27 Proud Lake (Proud Lake A.A.) 4 mi SE or Milford L13 YES 25 s 104 SP 2N 8E 20 63-28 Heron Lake (Holly A.A.) Sm, Eal Holly L13 YES 48 s 132 SP SN 8E 28 63-29 Crotch• Lake (Holly A.A.) 2 mi NE or Hoity L 12 3 YES 10 s 14 SP SN iE 23 63-30 Crystal Lake (Holly A.A.) 2mi Eof Holly L 12 3 YES 10 s 12 SP SN 7E 25 63-31 3 ml NEol Hoity L 12 4 NO 10 5 16 SP SN 7E 14 63-32 WIidwood-Vaiiey Lakes (Holly A.A.) 6 m, E or Holly L 13 2 YES 20 s 84 SP SN 8E 28 63-33 Graham LakH, South (Bald Mountain A.A.) 63-34 Trout Lake (Bald Mountain A.A.) 2 m, E of Lal<• Onon 3 mi Sor we Orion L 13 4 NO 25 5 18 SP 4N 11E s 16 s 3 F SP 4N 10E 24 63-35 Big Seven Lake (Seven Lakas SP) 3 mi NW or Hoity L 12 YES 12 5 170 F SP SN 7E 30 63-36 Dlcklnaon LM• (Seven LakN SP) 2 mi NWol Holly L 12 NO 20 5 44 F SP 5N 7E 29 63-21 (Pon~ac Lake A.A.) Holdredge Lake (Holly A.A,) YES L 13 F A F 128 �TABLE 36 (cont.) WAYNE COUNTY 82-1 Reid Memorlal Ramp Oelroit River Oetroil M 14 82-2 Huron River Mouth (Lake Erie Accoss) (Pt. Mouille S.G.A.) Belleville Lake 4 mi Sor Gibraltar N 13 1 mi NE or Belleville 82 Ecorse Munrcrpal Ramp Detroit -River Ecorse 82-5 Wyandotte Municipal Ramp Wyandotte Oetroil River 82-9 Ellubeth Perk Oetroil River 82-3 • (E] 82-7 ,-,, I \ i_. 82-8 , mi Sor Trenton Hamson Ave Riverfront Parl< Trenton Detroit River Riverside Park Detroil River Detroit Ambassador Brid;e NIA F CITY 2S 13E 6 N/A B WO 5S 10E 25 2,4,6 1,270 F RO 3S 8E 22 so 6 NIA F CITY 3S 11E 16 YES 59 6 NIA F CITY 3S 11E 20 YES YES 215 6 NIA F co 4S 11E 19 N 13 YES YES 34 6 NIA F CITY 4S 11E 18 M 13 YES YES 125 6 NIA F CITY YES YES 252 YES YES 60 M 13 YES YES 120 M 13 YES YES M 13 YES N 13 2 6 ' ,..... Using This Directory I, l l. This boal launching direc:tory is cosigned 10 aid usors or lrailarabie bo.lls. car-lop bo.lls, and c:anoos in locallng pJ.lcos 10 iaundl lhoir crall. ii lisls information conceming each launch ramp and rolalod raciUlies. such as parking, loilols, ale. II shoukl bo usod w,lh a Michigan ollicial transpor• tation map Gnd/or county maps as a guido. This directory inc:tudu boal launching lacililios oporatod by the Oepartmont ol Nalwal Rosourcos and thoso oporatocJ by counlio:, cilia: and olhor govommonta.l .igoncios which woro bulll with assistanco lrom lho Oepartmonl or Natur.if Rcsourcos. Not .ill 01 Michigan's boat launching racililies ara listed in lhe dlroctory. For example, many ol Iha boat ramps available within Nauonal Forests and al counly and city parl<s are nol lislod. Also commercial boal landings operated as businesses on private property are nol - listed. ..... • Stato Map lndox-Usod to loc.te Iha gonor.if vicinity of Iha silo on a Michigan official transportation map. Refers 10 index along the edgos of tho Slalo map. Ramp Cod-This number tella what 1ypo ol launching ramp tho :ilo usor can oxpocl lo linll al tho acco:: silo. It should bo nolod 1"'11 shoaling or obslructions may bo prosenl at any loc.l· tion. and boators should carefully evaluate ail waler depths before :aunching. The numbers mean: 1. A hatd-aurfaced ramp with sufficiont wale, deplh 10 acconvnodate roost trailerableboela. 2. A llanHurfacod ramp, in aroas of limited watw deplh, where launching and relri9ving of largosl boals may be dillicull. 3. A gravel-eur1aced ramp. 4. A ~ launching aroa. Sita Explanation of Column Headings l.., miles In a straight Uno, and dlreclion 10 lhe site lrom the noarost town. In some cases, you will hava to ask directions from the local townspeople 10 find lhe silo, or refor to counly maps available rrom Iha Oepartmenl of Nawral Resources. Also. wateh for Department of Natural R• sources signs indicaiing the direction and disWlc:e 10 an access site. ONR SIio No.-When contacting lhe Oapartmont ill>Out any ol Iha faciUiios hstod in this directory, ploaso make relorenco lo both lho s,te namo and ONA Sito Number. The symbol [E] In lronl ol s1Ie number dosignatas a barner-rroe rac11iIy. Site Name and Body of WaterSilos arc usually namod allor the lako or body ol water they ser,,o. In some c::isos, !hoy are named in honor of parsons contnbullng to tho recreational boaling program or physical iandmar ks, in wrllch case tho namo of lhc wator 1s tll.:;o g1von. n the ramp is located W1lh1n a Slalo Park (SP), Slato RccroaI10n Aroa (RA), SL.Ito Garno Aroa (SGA), or Wi1411lo A/ea (WA), tho name ol lhal unit ia alSo gtv,an. l.ocaliol>-lndicaloa the numbor of does not have an improvod ramp and is suila.ble for launching car-lop boats and ~ only. Courtesy Pier-An elavalod walk or platform (catwalk) for loading and unloading passengers. etc.. at lhe boat launc/llng ramp. Parking-This is tho number of at lho accoss s,to. Some boat ramps in Slate Parks and Slate Forest Campground$ are lor tho uso ol carnpors only and no park· ing is availablo lor non-<:amp!rlg boaters. panung placos available SIio Rul-To prevent ffllSuse or boat launching faciliU1s, it has boon necessary to make and enlorce rules to insww that faci~ties are usod ror lheir intended purposo. Tho coae lot lheso rules is as lollows: 2. Feo charged for use of a pubfte 3. 4. 5. 6. access site administered by Recrea• lion Division. Camping allowed. Sile closed to all swimming, wading and balhing. Stale Parl< ndes apply. A Slate Park entrance permit Is required. Special rules apply, suc:11 as spedal Closing hours, rules against consumption of alcoholic beverages, or others. Also, lhis dosignation is usod whoro lhe silo rulos aro established by an agency other than the Department of Natural Resources. Water Acres-This is the size of the lake in acres of surface area al the inland lake or lmpoundmenl NIA means not applicable and indicates siles on Great Lakes. rivers and streams. A lake lhal is round and 1/2 milo across is approximately 125 acres in sizo. Local Waterc:rall Controls-In addition to the general boating regulauons of Michigan. ii hu been necessary to make rulN 10 control certain boating activities on some bodin of water. The who has responsibilily for mainlaming and operating the boat launching s1Ie. Inquiries shoUld be directed to the appropriale administering unit listed below. RD - Recrealion Oivis,on Oepanment ol Natural Resources P.O. Box 30028 Lansing, Ml 40909 517-373-9900 SP - Patks Division Oepat1mont of Natural Resources P.O. Box 30028 Lansing. t.11 40909 517-373-1270 si= - Forest Management Division Oepar1ment or Natural Rosources P.O. Box 30020 Lansing, t.11 ~8909 517-373-1275 WO - Wildlife Division 08l)artment of Nalural Resources P.O. Box 30028 Lansing, Ml 48909 517-373-1263 l• Ue, eode means: A. Motor boats prohibited. B. Unlawful for Iha operator of a vessel to exceed a slow, no-wake speed. Higt,.speed boating and water skiing prohibiled. D. Higt-..speed boaling and water skiing pennitlod 11 :00 a.m. 10 7:30 p.m. only, Eastem Daylight Savings Time. E. Waler skiing pennitted 11 :00 a.m. to 7:30 p.m. only, Eastern D,iylighl Savings Time. F. Local watercrall controls other than those listed above. or controls listed abOVe apply only to a part of the body of water. For CUIT8fll and more complele information on Locaf Walerc:rall Controls, conlacl Law Enforcement Division, Oepanment of Natural Resources, P.O. Box 30020, Lansing. Ml 48909, or the Counly Shenff of the County in whic:h lhe iako is loc.llod. C. AdmlnlslrDtor-This column 1ndic:a1es VILLAGE CITY "TWP. COUNTY ] Operated by the respective local unit of govemment Town. Rango. Section-This provides a useful method lor localing a boat launching facilily on a county map, County maps are available from Iha Oepar1ment of Natural Resources, lnronnation Services Center, at 517373-1220. Most of the listed boating facilities are Indicated by a symbol on ONA county maps. Lake maps for many of Michigan's inland lakes can be purchased lrom Michigan Urnled Conservalion Club, Bureau al t.laps, P.O. Box 30235, Lansing, Michigan 48909. They also sell U.S. Navigalion Charts for lhe Great Lakes and adjac:enl waIerwaY5 and counly maps. (Thoso ~ Ate Subjecl to Change) 1. Sil• cloMd 11 :00 p.m. to 4:00 a.m. 129 �~ / .... , ·@ ~' ,, -- ' ~ •; ·@· ~ N : ,J ~I ~ ,.. •' .' -'l -.~ . ~ -- ... --~- ~-Cl,-.•.) ~ ·' . .· . , • ~ f • -;) - -:- •, ----h.:,, ,.s-: ,,- - r - . :ii ·1 • : • I ·1 ··•·i -i-- I • I •· /) !:~~-~- -·-.,-.. ·.... I --~ I 4:" ,, { _ , . · ;· ~ ! o, .r .....:.~_ ..., l':-•s i @] ·! -~. -- ,. • " ''" 'll t -·a;- ,,.. .\ i ·.: ~..: i. .~ i I l ( : --· ! -- J - I 4 �REGIONAL RECREATION RESOURCES LEGEND for Map 4 HURON-CLINTON METRO PARKS 3 'I 4 5 6 7 • Marshbank Indian Springs Kensington Huron Meadows Hudson Mills l\1ICHIGAN STATE PARKS ·' ' ' . 3 4 8 9 10 11 12 13 15 Bald Mountain Dodge Bros. #4 Pontiac Lake Highland Proud Lake Island Lake Oakwoods Lake Erie Maybury COUNTY PARKS 5 6 7 8 9 10 12 14 15 25 26 27 Independence Oaks Groveland Oaks Springfield Oaks White Lake Oaks Waterford Oaks Glen Oaks Orion Oaks Independence Lake Lyndon Lola Valley Bell Creek Middle Rouge Parkway CITY OF DETROIT 5 6 Rogell Golf Course Rouge Park Source: Adapted from SEMCOG, Major Parks in Southeast Michigan. June 1987. 130 �TABLE 37 DESIRABLE RECREATION STAND ARDS ., I Acres/1000 Population Desirable Site Size (acre) Recreation Facility Remarks Playground These are usually located adjacentto elementary schools to serve the entire neighborhood population, especially the pre-school and elementary school age groups 1.5 Playfield These are usually located adjacent to junior or senior high schools and are meant to serve the community with active recreation facilities for children of secondary school age (ages 15 to 19) 1.5 15-20 Community Park These are usually located in areas of panicular scenic value and are intended as active and passive recreation areas for families. They should include facilities for picnicking plus active sports such as tennis and/or softball. 2.0 25+ a 5-10 . ! * Adapted from standards by the National Recreation Association. a. Smaller community parks may be warranted when having passive recreation or scenic function. North Fire Station located at Hyne Road and Old U.S. 23. Additional playfield space · readily accessible to Brighton Township residents is also provided at the Scranton Middle School site in the City of Brighton, and the Brighton High School site. The Scranton 131 �Middle School site contains roughly 10 acres of recreation space divided between a ball diamond and lighted football field. Situated on the 75 acre Brighton High School site is an athletic complex which includes playfield, pool and track facility, among others. The total acreage of these facilities exceed the standards set by the National Recreation Association. The Township does not presently have a community park. However, as previously l., mentioned, included in the Township are Kensington Metropolitan Park and the Woodland Lake boat launching site administered by the Waterways Division, Department of Natural Resources. Inherent to these sites are facilities commonly found in community parks as picnic areas, boat docks, etc. Also, as denoted in the Land Use Plan (Table 24), approximately 3,165 acres or 14.5 percent of the Township's total land area is scheduled for ,.. Recreation/Conservation; a classification established to protect and promote sufficient land { L . ., for natural resource preservation and public recreation use. In tandem with the low density, large lot residential development character of Brighton Township, the community park needs of the Township are satisfied. Other Facilities - Other recreation facilities not considered within the previous categories are those provided by public or private concerns. Within the Township are three such areas: the property of the Livingston County Sports Association is Section 7, Lakeside Camp, and the property south of School Lake owned by the Garden City Methodist Church. Conclusions The Community Facilities Plan has outlined the type and extent of community facilities desired to properly service the residents of Brighton Township. Good community facilities enhance a community and raise its standards of living as well as provide greater security to investors in the community. The Plan is based on future anticipated population requirements; therefore, not all of the proposals must be immediately effectuated, but may be programmed to coincide with fiscal ability and future need. It is recommended, however, that land requirements be met by prudent purchase prices and availability. With careful planning and capital improvement programming and the cooperation of the various departments of government and the public, the community facilities needed by Brighton Township may be provided to the extent and in the locations desirable for optimum efficiency in use and operation. 132 �PLAN EXECUTION AND REVIEW Introduction Upon the completion of the Comprehensive Development Plan Update, the effectuation of the Plan assumes a major role. Implementation of the Plan may be carried out mainly through the three following processes: 1. Regulation and control of the use and development of property. 2. Provision by the municipality of public improvements and services. 3. Public understanding and acceptance of the Plan. '.., The adoption of the Comprehensive Development plan and the provision of a zoning I -• ordinance and subdivision regulations that are related to the Plan are legal controls which the Township may utilize to effectuate the Plan. The Public Improvements Program is a method of realizing the public improvements recommended in the Plan. In addition., the various government depanments and the general public may be made aware of the recommendations in the Plan and the logic for its proposals though a public relations program. Plan Adoption The State of Michigan statutes provide for adoption of all or part of the Master Plan (Comprehensive Development Plan) by the Planning Commission following a public hearing. Regarding the legal controls of an adopted Comprehensive Development Plan, the State statutes (Act 168, PA 1959) provide that: "Whenever the Commission shall have adopted the Master Plan of the municipality of one or more major sections or districts thereof, no street, square, park of other public way, ground, or open space, or public building or structure shall be constructed or authorized in the municipality or in such planned section and district until the location., character, and extent thereof '' . ~ shall have been submitted to and approved by the Commission." The importance of official adoption of the Plan as a measure for its implementation is evident in the above section. 133 �Codes and Ordinances Zonin~ Zoning is the division of a community into districts for the purpose of regulating the use of land and buildings, their height and bulk, the proportion of lot that may be covered by them, and the density of population. Regulations in the different kinds of districts may vary, but the regulations in the same district should be identical. Zoning is enacted under the police power of the State for the purpose of promoting health, safety, morals, and general welfare. The purpose of zoning is to assist in orderly development and growth. It is also used to protect values and investments. Because of the impact it can have on the use of land and related services, zoning must be related to the best long-range land use forecasts which is the Comprehensive Development Plan. Zoning is an instrument for effecting that part of the Comprehensive Development Plan relating to the use and development of privately owned land. Zoning is not only an effective tool for the implementation of the Comprehensive Development Plan; it is also of benefit to the individual in the community. It protects a person's home and investment in it against the harmful invasion of business and industry; it requires the spacing of buildings far enough apart to assure adequate light and air for health; it prevents the over-crowding of land beyond the capacity of streets and buildings; it facilitates the economical provision of essential schools and parks; and in many other ways aids in the development of a better community. Brighton Township's existing Zoning Ordinance is based on a Comprehensive Development Plan which has been amended over time to implement the proposed Plan. It must be pointed out that zoning is not static but must be flexible to meet the changing demands of society. Subdivision Controls It is obvious that whomever plans a subdivision or a site condominium project is planning a portion of the Township. In order to keep this development in harmony with Township objectives, the subdivision or parcelling of land must be guided by a public authority. Several direct benefits are realized from the guidance of land subdivision development by the local unit of government. By requiring the subdivider or developer 134 �to put in minimum quality utilities and improve streets, people who purchase the land are not later confronted with unforeseen added expenses. A subdivision or site condominium project with no physical improvements is not only detrimental to itself but also destroys the opportunity for satisfactory development of nearby land. In addition. long-range economy in government can be realized when improvements are provided by the subdivider. In its review of the land subdivision layout, the Planning Commission checks such features as the arrangement and width of streets, particularly as to conformity with the Trafficway Plan, the width and depth of lots; the provision of open space; the grading and surfacing of streets; and the sufficiency of easements for utility and drainage installations. This process of review is one of the major methods of implementing the Comprehensive I~ '-, Development Plan in Brighton Township. The Subdivision Regulations of Brighton Township implement the Comprehensive Development Plan. The regulations encourage the subdivider to use his imagination when developing a parcel of land. It is also their purpose to coordinate the development of adjoining parcels of land to establish a community rather than separate subdivisions with not relation to the community. Similar guidance is inherent in the Township's site condominium requirements. Public Improvements Pro~ram In general, the term "public improvements" includes projects of large size. fLxed nature or long life which provide new or additional public facilities or services. It includes such items as public buildings, parks, sewers, waterworks, and streets. Few municipalities are so fortunate as to have available at any given time sufficient revenues to supply all demands for new or enlarged public improvements. Consequently, most municipalities are faced with the necessity of making decisions as to the relative priority of specific projects and of establishing a schedule for their commencement and completion. The orderly scheduling of public improvements is accomplished best in relationship with a long-range Comprehensive Development Plan. In substance, the Public Improvements Program, also referred to as a Capital Improvements Program, is essentially a planned program for providing public improvements. In operation it proceeds on the basis of a priority list of capital items prepared against the background of current and anticipated demands and present and 135 �potential financial resources in the community. The Public Improvements Program should be considered a major planning tool for guiding public improvements of the municipality along desirable channels and for assuring that they proceed in a desirable manner. It is not a device to encourage the spending of more public monies, but rather a means by which an impartial evaluation of needs can be made, and a timetable established for the development of these projects which are authorized or contemplated. General Principles and Objectives Long-range programming of public improvements is based upon three fundamental considerations. First, the proposed projects must be selected on the basis of community needs. Second, the projects must be developed within the financial resources of the community pursuant to a sound financial plan. Third, the program must be kept flexible through periodic review and revision. Toe observance of these conditions implies the analysis of many factors within the municipality as well as an evaluation of the proposed improvements. Role of the Plannin~ Commission Municipalities have established different practices for the preparation of the longrange Public Improvements Program. It is essential that in the process of its preparation and development, the planning agency be given an input, including authority to review project proposals in order that it may determine if they conform to the Comprehensive Development Plan and in order to make recommendations with respect to priorities, special projects and methods of financing. Once the Planning Commission has adopted the Comprehensive Development Plan, it should annually prepare a Public Improvements Program which is a coordinated and comprehensive program of public structures and improvement for the next six years as to their priority, desirability and cost in this period. Final responsibility for adopting such a capital budget rests with the legislative body, which may accept or revise any of the budget recommendations in the light of legislative policies. Public Relations Departmental Liaison The planning program will continue to require coordination between the Township 136 �Board, the Planning Commission, other Township departments, school boards, officials of adjacent municipalities and citizen groups. The Comprehensive Development Plan is a means of assuring this coordination through its portraying of an overall view of long-range Township needs and potentials. However, the various concerned groups should continue to affect day-to-day liaison to adequately cope with current problems. Public Understanding and Support The necessity of citizen participation and understanding of the planning process and the Comprehensive Development Plan cannot be over-emphasized. A carefully organized public relations program is needed to organize and identify public support in any community development plan. The lack of citizen understanding and support could have serious repercussions in the effectuation and implementation of the planning proposals. The failure to back needed millage issues, failure to elect progressive minded public officials and litigation in public hearing and court cases concerning taxation, special assessments, zoning, and street improvements are some of the results of public misunderstanding and rejection of recommendations in the Comprehensive Development Plan. In order to organize public support most effectively, the Township must emphasize the reasons for the planning program and encourage citizen participation in the planning process. Public education can be achieved through an informational program involving talks, newspaper articles and preparation of simple summary statements on plans for distribution. 137 �H A " T L I, T w ' Iii 0 COMMERCE CITY ~:~,t~n! i~~~~~:J~~,:::':~~~~~:e I~~~. 1 shape 01 dimension . These prapa1als rtflect futur e land uu recommtndallans 8 do not "•ctuarily Imply shorr rono• rtzon lno proposals , 0 A < G A E E N COMPREHENSIVE DEVELOPMENT PLAN LAND USE ZONING r=·:-'.".:::±B I I \:;:::::::::::::::;:;:\ I B-2 . 8 · 3, 8 · 0S. R0. 8 · 1 SR&D 1-1 . NR ,-, PSP PSP RESIDENTIAL 1/2 140_000 so m I -- I ELEMENTARY SCHOOL MIDDLE SCHOOL GENERAL COMMERCIAL SECONDARY THOROUGHFARE OFFICE COMMERCIAL COLLECTOR - - - - - - PROPOSED EXTENSION/ REALIGNMENT ++I H-+-H-H t+ RAILROAD ~ GENERAL INDUSTRIAL 1111111111111 II SPECIALIZED INDUSTRIAL K;\;:;t~~¥~~;%;~ PUBLIC 8 SEMI -PUBLIC RECREATION / CONSERVATION ~ Brandon Rogers & Associates, P.C. Planning Consultants • A FREEWAY MAJOR THOROUGHFARE ~ RESEARCH 8 DEVELOPMENT ~;~~) r (",' -1 I:,..')',~.-~ ,~ II] TRAFFICWAYS CONVENIENCE COMMERCIAL I (1/2 ACRE) GOVERNMENTAL OFFICES FIRE STATION STATE POLICE POST LI BR ARY SP SINGLE FAMILY (15,000 SOFT) MULTIPLE FAMILY MOBILE HOME RESIDENTIAL l f ACRE) SINGLE FAMILY SMALL ESTATE ~~ •.ES * (2 b";:.rt .:.:,;:·: I rr.7.m .., COUNTRY ESTATE (5 ACRE) COUNTRY RESIDENTIAL RURAL ESTATE 110.000 so m I SUBURBAN t:t:=r:t:::tr:::tl MM•l ,lt M-l COMMUNITY FACILITIES 0 SCALE 800 1600 5 AIIOt'"ltU H\ t'I.A/1, NING lll \1\11._._,o.., JI 'I •• l'i'il TO\1\/NSHIP OF BRIGHTON 2400 3200 FEET LIVINGSTON COUNTV1 MICHIGAN �APPENDIX A BRIGHTON TOWNSHIP COMMUNITY SURVEY Tabulation Sheets Page Questionnaire, Summary of Results A-1 Brighton Township Community Survey Subarea Totals A-10 Question 8, Location of Work A-21 Question 11, What Aspects of Brighton Township are Most Imponant to You A-22 Question 28, Location of Needed Road Improvements A-31 Questions 34, Preferences for Community Development A-32 I l - 138 �SUMMARY OF RESULTS BACKGROUND INFORMATION --·················~••,-:• •....•.•. •:-,. L1 ·· 1/fe,·, ·. ~- ~ ." ;,:...1·• Commcrc:c;;;-~: -~ T.·'.:iP:t~~~" 1· =··~-ll., \ , I :l--•--:2'---': . ' I : • 1. ; ·I 1-~ ,I. '. :\ ;: •: •••.-v;.;;.1~1~• t· !: •· :> , •• 1. :: :: f-+: I - . J: •. - • --~;i li ¼! ·. 1··•• [·0: 1 1- Please indicate in which district on the following map you live. (This will help the planners to know where your ··- interests··and-problems are and how best to solve them.) 1. !.;.......:_..,J,....-_-:::;r-1~•,.;:.. .:;:.t:::_!,..._;;,_ .. I. ~ I : ·:c1-i~..;~~~\\:-! _;i~~~--: • I 1 /• • \ •• • . ' : • C-, , • I f-'"i I '· I •• ~ :•t.1f~~i•, • . : - -·•- ~ : -·7 -. -. , 1·, ~~ --. ~• TTT'i'"+iyr,c ··1 1~~~~-• ~......, --=!-l '- , ._ • .~!"='o:,:-.~-- . : . ' •,,,,.,., Hvnc •-<·-~ -·- • •- ~ - ' 'I I 1 - i •M I N • .- · I :) ~ :-I-: -::i,, ·- . I I 11t" -1.......i.I· =3 I --·=~--~ _,., ·;• I •• - ; ' I 11 • .-c•~· B R1•·• - -;-., .=J-~= ,__ .,c ~1:.....: .; .·D111,., .;-, ·4-~ : • --~-~ ·•• L'-J· ·,•;;•-:-1 • !•,\r~I~ ---- - ~ ; ~ ~ :.. .-~•••-=-V)1· --•,.....::~,..,,.::~ I , · • -" . . . _ ---•a_.,_.,._,,-~..,... . . J • - ·,' ' .a1 . ' • • ·:-:- =i -~ ~ -•;-~ ~~- -~ I -~~ . ' O .11 __,_ w I ··l.,~:J·,=--..!,_ -JQ ..;,_.;.,...., •1 :·. I --< •--~~ I • .~:-" ~--, .'.. Area Area Area Area Area Area •Ill·•··. •;.~:~~!.•: : ,---~:';. I ~:.,t.: . ' ,, ' ' j ~ • :• / • . •,,.._-:,.._"-~ : ~ ~ • •~1~~~;t:_==-::-; · · "' · ••---··-·t.,..., ..... , ' I - -- • --~, , ... I ..., '' ,. •l'( -~····~-- ; ..._ -·-. I · :P. .., ·~ t:-1•~•• : ,-;,- - . •. . ::,; I~-,:'{~ ::=: ::.-::::.:t:.J_·\_~~ill~ ,. ' • !-~ 1 1'·, ::.:.-. , ,.:.:.-t. Jccoby 1 1 · • ,, i ; • ..-,: ~f'-. ,... .. .. ~ · 1 -.lii ••••, .............. .,--:---,..--1~ -- -1·ar--:-- ... , . . ·-- 1 ·-· - • · ' , , . • • • ; . ,., • • ~ ,i;:• ...._ · 'Jj'" .,.-,. -,! '""' .. • :. -,) ' -- • •• -- . • •• 1 '• '.:\·i • '-',-o~•,t.,_.•'-.· :~\: • 1 I l:· 1:• ,r· :: • O' LJ:·- ~ •;i .., .. ·. I • ·-t ! '-r,,.. -. • ·r=-:~ \ o,. ..;+·.• : : ,, ' . ' . ·. 11 ......_ ~ i 1· . R I• G' . • I I ; ; . iSpcnc:er ' TOTAL •• 2. . ij • L 8-"<:••·---------·-· l . • 11 ..0E r: . ·E·-11 • .• • , bi. - .r- •• 1-1,-,--1 .- • ·m1 , I · ·1'•~- ,.......~ :..!.t, ·; 1 f.f.;, .1 \.t;_: ,·,.-= • •-; ,.. • /rJ\I . • ,~ I ·rn- - --.- ,1-Bj-·,. · 3. ) ) 22 37 1,944 o. Single Family House Multiple Family Unit Mobile Home ( ) 99.5 ( ) 0. 3 ( ) 0.2 When did ye~ move into your present dwelling? Less than 1 year () 5.5 ( ) 33.0 5 to 10 years Over 10 years ( ) 35.3 ( ) 26.2 Where did you live before you came to Brighton Township? Wayne County Oakland County Livingston County 5. 290 ) 389 ) 37 Grand River 1 to 5 years 4. ) Please indicate which description best describes your dwelling. I .... -:• • 1'ij _L/-L..i..i::7= • 1-• .~7-;.~... ·~ f.,~.·· ~,- • ss,:: .. ··=·.t• C 1/- ..... ::, J -= • 1'111 .. I ~ •••~,c~,.• 0 ~ ·•-- , Cl• ' - •~ --" ,17 " ·-"-·t· :· • -._.•·1~. .H --:--i- ·- • - ·'--·· ·". ' ..~ •• 1·-: ~t:::. > . 1::.·.!l1,- : I i - -0 • '.. . . _,,... ~ -t.1' ... 1~·-.: :~,,;. -~ ~:··~ ~--- ~ _g • ••• . i:.-.;, -<( 111·--:-.:·- •=11 ,I·-· , ·• J.: ;.l[.J••... ~~••lii_llli~•••••uii•~;"·' /,j/ '"'.° ~ • • . . • ~ -~ . 1-,- I ;·•.-.. ·.•.i: 6 - • .. ). !···••If_· ~ ·'.-~ · - ~ 1-·· ·-,~:Fr· , ~. .: ~•~••••'aia•• • •,-,.A • - • a• •• ·-•• •a•'b. •• A \ A ( ) 158 Area G ( B ( ) 132 Area H ( C ( ) 45 Area I ( D ( ) 177 Area J ( E ( ) 488 Other ( F ( ) 169 ( ) 2 1• 2 Washtenaw County ( ) 31. 3 Outstate ( ) 42. 1 Out of State If you were to move: - would you - would you would you - would you buy another home? rent an apartment? buy a condo? prefer a mobile home? Yes ...i5....5 Yes _Q_J Yes --1....5 Yes __!L.B No No No No ( ) 2.8 ( ) ( ) 0. 8 1• 8 If answer is yes, in Brighton Township? Yes I No 1,402 -ill (.IL 2% ) ___{18 %) - continued A-1 �6. ' How many person of the following ages live in your house? Under 5 years old Between 5 and 13 Between 14 and 17 Between 18 and 44 Between 45 and 64 65 and over ~ 7. Male years years years years 230 151 940 1;45 142 Female 167 268 132 1,084 726 184 Total 343 498 283 2,024 1,306 326 7.2 10. 4 5.9 42.3 27.3 6.8 If you have school age children now, please indicate how many and where they go to school. Number of Children Name of School No children Nursery Elementary School Junior High School High School College or Unive r sity 8. 176 ...513-. 29.5 -22.0_ll.3 Ji.5.L 23.3 ..2..ft.9- I 2 • 8 ...lBL 9.6 -2filL. 13.6 Where is the head of the household and spouse employed? Head of Household Location: Type of ~usiness or occupation: SEE SEPARATE TAB Spouse Location: .· ~.Type of , bus.i ness of .. occupation: Business at home: Self Employed: Employed Part-time: Unemployed: Retired: Business at home: Self Employed: Employed Part-time: Unemployed: Retired: - continued - A-2 �9. Please indicate where you and your family go for the following services and goods. (Multiple responses are permissable.) -- C1J 1.14 0 0 .µ .µ C Ul C Ul C 0 11) C1J ll) .;.I .c ...;C"I ITEM l,..j al 1.14 0 >, .µ ..., u 0 ~ .µ ..c: .. C"I l,..j • .., ll) l,..j .> ..; al ~lj.,i 'O C C1J 0 .µ C1J ll) l,..j l,..j C1J ..c: l,..j • ..; ~ .. C"I ll) l,..j 0 .~ .., 'O CJ l,..j 11) 0 0 0. l,..j ..-I .., ~ < ~ tll 11) ~ Ul C C 1.14 C1J 11) .-I al :c: < ~~ lj.,i lj.,i ll) ll) l,..j 0 0 0 C"I C1J >, .µ ..; C1J >, .µ ..; ...; . .... .......; > .µ :> z Cl 81 620 ...,> 0 u IC .-I .-I ll) 'O >, i:: >, .µ C1J .µ l,..j • ..; c., >, ll) l,..j 1.14 l,..j •..; c., u . u u 0 C1J 0 1507 184 167 61 90 1179 166 172 56 108 73 Clothing 949 147 151 56 122 44 1286 Furniture &Appliances 936 134 115 70 76 79 1012 Take-out & Fast food Restaurants 981 194 137 88 120 52 380 Auto service 928 150 115 60 78 103 301 1078 169 1.'.+8 98 80 106 594 970 15i 168 45 109 55 987 151 146 52 90 Groceries Pharmaceuticals Prescriptions & Banking Doctor/Dentist Emergency health care 828 C1J ll) l,..j .µ ..., -- 0. ro 0 l,..j l,..j (l) °' LI'\ (l) ..c: .µ I ~ 0 986 10 38 5 10 33 1126 Ory cleaning 885 13~ I 44 5L 103 34 304 Dinner out 92 . 17E 17~ Bi 129 75 440 15 15 5 Movies, Plays, Concerts 87E 10~ 11 ~ SE 133 3S 384 5 5 5 - continued A-3 �10. Are you satisfied with the availability and location of the above services and establishments listed in Question 9? Yes, I am satisfied () JJ.2 No, I am not satisfied because___.....,_....._____________ OPINIONS ANO PERSPECTIVES ON PLANNING 11. What aspects of Brighton Township are most important to you? (The following list suggests some features which you feel may or may not enhance the Township. Please indicate the three most important features by writing numb~rs 1, 2 or 3 for the priority of each in the blanks provided. Large home sites Rural atmosphere Good schools Low taxes Recreation ( ( ( ( ( ) ) ) ) ) Highway accessibility to shopping and jobs in region Security (police, fire) Sense of community with neighbors .,J The following statements represent opinions :>, ,-4 about planning related objectives and means "' ru §' ru i to achieve them. ?lease indicate for each statement how strongly you agree or disagree. 0, .,J ~ ~ ~ ~ ~ CJ) i CJ) rutJ .,J 6 8~ -c ~i ]] ( ) ( ) ( ) ru ~ ~ 0, 0, C ~ "' rn 0~ rn -~ .,J 0 CJ) 12. As a community, Brighton Township should try to maintarn a low density, rural 66. 1 12.0 6.3 8.7 7.0 atmosphere. 13. Concerning public services, is there a need in Brighton Township for: Full time nolice deoartment Area-wide aarbaae collection - ~ :2 ~ 62.5 11. I 8.6 11. 1 6.7 65.8 9.4 10.0 9.8 4.9 Improved volunteer fire department - 72,6 8.3 7.6 5,7 5.7 14 . Adequate public services are more important than low taxes . 15. More opportunities for apartments and townhouses should be provided in Brighton Township. 6.4 12.0 12. 5 61.5 7.6 17.3 9,9 10.3 19.6 42.9 - continued A-4 �16. There is a need for senior citizen housing in Township: - Individual living accommodations - Units with support services, congregate dining, etc. 25.7 12.0 13.8 23.7 24.8 38, 1 14.0 13.0 19. 1 15. 9 Comments or further explanation of the above items: 17. Brighton Township currently consists of pockets of residential subdivisions, undeveloped areas, commercial uses along Grand River Avenue and Old U.S. 23, gravel pits and portions of GM Proving Ground and Kensington Metropark. There has been discussion about the types of land uses which should be encouraged in the Township in the future. Your opinion on this land use policy is need. Please indicate your preferences for future land use development below. (Multiple answers permitted.) Single-family residential Preferred density: Large parcels - over five acres Moderate size lots - 2.5 acres Average size lots - one to two acres Small size lots - 15,000 square feet to one acre ( ) 46.0 33.5 39,4 25. 1 2.0 ( ) ( ) ( ) ( ) Single-family residential with same condominium townhouses and apartments ( ) 1. 1 New planned neighborhood shopping areas ( ) o. 1 Light industrial parks and research and development enterprises ( ) 5.7 Reservation of land having unique or special natural value Sand and gravel excavation ( ) 39,7 ( ) 7.4 - continued A-5 �Please indicate your agreement or disagreement with the following statements. -~ ' >, .j,J ,....., n::: ..c C'I (l) (l) l,,j C'I ,< C: 0 :.. ..,J C/) (l) (l) 3 (l) :.. E C'I < 0 (l) >, (l) ..-I 1--1 1--1 C'I C'I C: co ..c C'I 3 .j,J -C: (l) ..,J (l) 3 0 0 C: Cl~ co 1--1 (l) en E ro o 3 ...; 0 (Jl :.. • ..; .j,J (Jl Cl C/l Cl CJ:l (l) 0 C: z ,< -- -- - - -- - - -18. r • ( !. There should be a low density rural estate area (5-10 acre parcel size) in some portions of the Township. C/) 59.9 11. I 10. 1 11. 1 7.8 19. There is a need for housing for moderate income families and senior citizens. 29.5 7,3 13.2 23.2 26.7 20. Housing for moderate income families and 29,9 16.2 16.4 16.2 21. 4 senior citizens should be privat~ly sponsored. 21. There is a need for a balanced tax and employment base in the Township supported by commercial/office/light industrial uses. 22. The present type of commercial buildings 43.6 7.8 13. 8 13.9 20.9 being built in the Township are attractive. I , r ., 33.9 10.9 17.0 15.6 22.5 Additional comments: I , Certain roads and thoroughfares have traffic and access problems. Please indicate your agreement or disagreement with the following statements. ....>, C'I (l) (l) C 0 :.. :.. 0-, ,< .j,J C/) .j,J (l) .j,J ro ..c w ro :.. ..c 0-,3 ro w (l) (l) 3 l,,j .j,J E -C: C'IO ,< C/) 3 0 Cl ~ (l) 0 C: en E ...; 0 Cl Cl.l (l) >, (l) ..-I l,,j 0-, 0-, C: :.. (l) ro o (Jl l,,j • ..; ..,J Cl CJ:l 3 (Jl 0 C: :z ,< I 23. Traffic control should be improved along 80.: 8.8 6.9 3.2 o.8 Grand River Avenue. - continued A-6 �.µ >, ~ (l) (l) O"I C: 0 i... i... O"I J.J ~ Cl) (l) (lJ co .c: 3 .µ (I) i... E O"I 0 .µ rel (lJ co i... .c: O"I 3 - 3: 0 0 C/l C: ,,-j C: ~ Cl) (lJ (lJ Cl ::,:: E 0 a en (lJ >, (lJ,.... i... O"I O"I C: rel 0 C/l i... ,µ a cr.i •,-j 24 . Traffic control should be improved along 74.J 6.9 4.6 9.4 Old U.S. 23. 4.7 25. Local Township roads need improvement. 70.9 4.0 26. Private road development should be approved by the Township. 40.0 11. 5 11.8 19.7 1].0 7. 1 8.2 9.8 i... CJ 3: Cl) 0 C: z~ Additional comments: 27. Where would you like to see a new freeway interchange(s) in the Township? Pleasant· Valley Road and I-96 Spencer Road and U.S. 23 Hilton Road and U. S. 23 Hyne Road and U.S. 23 No new ones needed 28. 17. 6 ) 14.0 ) 33.9 ) 18.8 ) 15.8 ( ) ( ( ( ( What roads do you feel need ·improvement? ( Please be specific) SEE SEPARATE TAB - continued A-7 �Regarding community facilities, there are needs in the Township for governmental and recreational facilities. Please indicate your degree or agreement or disagreement with the following statements. >, ,j,J ..... Q) Q) 1.-4 O"I C: 3 0 Q) 1.-4 1.-4 E O"IJ.J ~ .c Q) Q) CJ) O"I 0 ~ CJ) >, Q) ,j,J Q) Q) 1.-4 1.-4 O"I 1.-4 O"I C: Q) co a, ..... co .c O"I 3 ,j,J -C: co 3 0 0 C: Q) fJl E -~ 0 Ci Ci ::.::: CJ) co 0 fJl 1.-4 ~ ,j,J Ci CJ) 3 0 29. There are no police protection problems in the Township which would warrant 150. 6 11. 4 7.5 17. 5 13. 1 expanded security services. 30. There are no fire protection problems in the Township which would warrant expanded services. 49.4 fJl C: z~ 11.9 7.6 16.7 14.3 7 I. l..., 31. 32. Emergency health care facilities are needed in the Township area. 172. 2 The Township should be progressive and initiate a recycling program and center. 52,3 8.8 6. 1 6.5 8. 1 6.9 6.4 8.8 23.8 Additional comments: 33. What kind of recreational facilities would you most like to see developed or improved in the Township? None Playgrounds Gymnasiums Indoor Community Center Swimming Pools Parks, picnic areas 34. ' - ( ) 1. 4 ( ) 8.5 ( ) 2. 5 ( ) 4.• 6 ( ) o. 5 Nature trails, bridle, trails, bikeways Tennis Courts Handball/Racquetball Others (pleas~ specify) ( ( ( ( ) ) ) ) 43. 1 2.2 0 ( ) 37.2 Please indicate in rank order your preferences by writing the numbers 1, 2, 3, etc. in the blanks below for those service which should be improved. SEE SEPARATE TAB Improvement of local roads Additional police protection Recycling center Additional fire protection Garbage and waste collection Other (please specify) ( ) ( ) ( ) (. ) ( ) ( ) - continued A-8 �35. Would you be willing ta pay additional taxes for the services listed in Question 34? Yes No 36. ()75.1 ( ) 24.9 Do you belong to any· organization that works ta improve conditions Yes~ No --13..:J. 37. Names of Group(s) __________ Have you tried to get any groups or Brighton Township officials ta do anything about some of the things you don't like in the Township? Yes~ No ..1.L..I What were the results of your effort? ____________ Name and address of group: Please feel free to make any additional comments. Thank you for your help in returning this survey and for your interest in Brighton Township's Planning Program and future.You are invited ta attend meetings of the Township Planning Commission which are held in the Township Hall, 4363 Buno Road, just north of Spencer Road near U.S. 23 Freeway, at 7:30 p.m. the second T_uesday of each month. BMRA 10/26/89 A-9 �,..... - ,. r I C • ' -- --·- -1 'J •• TABLE A-I BRIGHTON TOWNSHIP COHHUNITY SURVEY A guest ion 1lo. l 8 llo. 1 ilo. C i 0 No. Z2ni:~ ·i I. Total Responses 158 132 2. Residence Type - sing le faml ly - multlple - mob I le home 150 s 3 95.0 132 J. 3 0 2.0 0 Hove Into home - less than I year - 1-5 years - 5-10 years - 10+ years 22 45 66 25 14 . O 0 28,5 55 42 . 0 JO IS.8 7 0 0 4 I. 7 15 53.0 20 5.3 10 0 JJ.O 44.o 22.0 10 40 73 54 5.6 22.6 4 I. 2 30,5 Former res I d,;nce Co. - Oakland Co. - LI v I ngston Co. - Washtenaw Co. - Outstate - Out of State JO JO 83 10 0 5 22.0 22.0 60. I 7,2 0 3.6 15.2 37,9 39.4 J.8 0 3,8 10 15 20 0 0 0 22.0 33.0 44.o 0 0 0 J. 4. - 1/ayne s. 6. . u .,. 11> 0 " 20 50 52 5 0 5 100.0 0 0 .... 0 !t No. % I H G No. % No, % No. J % No. % 22 TOTAL No. 1i Other No. % I ;944 45 I 7/ 4118 169 290 389 45 0 0 100.0 177 0 0 0 0 100 . 0 488 0 0 0 0 100.0 169 0 0 0 0 100.0 290 0 0 0 0 100.0 389 0 0 0 0 100.0 0 0 37 0 0 100.0 0 0 22 0 0 100.0 0 0 37 0 0 40 168 145 135 R.2 5 34. 4 75 29.7 48 27 . 7 40 J.O 44 . 6 28.6 23.8 10 95 80 105 3,4 20 3,3 115 27 .6 150 36.2 110 5.1 29. I 38,0 27,8 0 12 15 10 0 32.4 40.5 27 .o 0 10 7 5 0 45.4 31. 8 22. 7 0 12 15 10 0 32.4 40.5 27 .o 107 642 689 511 35 45 77 5 0 10 20.3 130 26.2 165 4.5 173 2.9 15 0 5 5. 8 0 26,7 31, 33,8 70 35.5 65 0 3. I 1.0 0 0 0 20. I 70 41. 4 85 38,5 135 0 0 0 0 0 0 24. I 70 29.3 110 46.6 165 20 0 0 10 0 15 I 7,9 5 28.2 15 42 . 3 I 7 0 5.1 0 2.6 0 J.8 13.5 40.5 45.9 0 0 0 2 10 10 0 0 0 9.1 45.5 45.5 0 0 0 5 12 20 0 0 0 13.5 32.4 54 . 1 0 0 0 411 607 817 55 15 35 0 0 0 0 22 0 0 0 0 0 0 0 37 0 0 0 0 0 0 0 1,85 I 5 68 15 95.5 0,3 3,5 o.8 4.S 343 498 9.0 10.8 283 JS. I 2,024 28.8 1,306 II. 7 326 7.2 10.4 5,9 42.3 27.3 6.8 37 If I moved - buy another house - rent an apartment - buy a condo - prefer a mob I le home 138 5 10 0 90.2 129 0 3.3 6.5 3 0 0 97,7 40 0 0 2. 3 5 0 0 80.0 167 0 0 20.0 10 0 0 91,. 4 468 0 0 5.6 15 0 s 95.9 154 0 0 3. I 15 1.0 0 91 . I 285 0 0 8.9 5 0 0 98. 3 374 0 0 I. 7 5 10 0 96.l Age groups - Under 5 - S-IJ - 14-17 - I8- 44 - 45 -64 - 651 years 26 53 18 195 48 16 7. 3 I11. 9 5. I 54.8 IJ . 5 4.5 28 42 28 173 so 39 7.8 14 II. 7 26 8 7.8 118. I 45 IJ.9 43 10. 8 12 9.5 37 17.6 47 5.4 27 30.4 206 29. I 115 8. I 21 8.2 10. 4 6.0 45.5 25.4 4. 6 BA ].6 26 8.o 46 J.6 23 40.6 154 32.6 159 7.6 36 5.9 60 10 . 1, 72 5.2 52 34.7 341 JS.8 271 8, I 43 7.2 49 8.6 85 6.2 56 40.6 334 32.3 I 72 5.1 31 6.7 7 7 16 ] . ] 12 45.9 41 23.7 29 4.J 21 92 41 468 375 88 - Cont i nued - >• F E No. 0 I. 3 2.6 II. 37 0 0 0 S.6 3 12. 7 9 6 9.5 32.5 28 23.0 12 16. 7 6 37 4. 7 11,.1 9.4 43.8 18.8 9.4 5 10 12 39 32 IJ 100,0 1,936 0 5 0 3 99.5 0.3 0.2 5,5 n.o 35.3 26.2 21. 2 I 31. 1 42. I 1 2.8 0.8 1.8 �TABLE A-I (Cont.) BRIGHTON TOWNSHIP COMMUNITY SURVEY Zones B A Qu<!Hion 1. 8. Number or scl,ool a!Je children at s(.lioul - None - Nursery - Elementary - J . H. S. - H. S. - Co 11 ege Retired " '°" 9. (see attached matrixes) 10. Are you satisfied with aval labl llty and location of services and sales eHablishments In Tmsnship7 - Yes - No IJ I t. ..., 0 t No. % D No. % No. 68 35 20 20 15 0 110. 5 20.8 12 .0 12 .0 s.o 0 33 24 . J 17 12 . 5 27 19.9 19 14.o I 5 11.0 25 18.4 25 4J . 9 0 0 5 8.8 5 8.8 12 21.0 10 I 7. 5 25 15 24. I 138 25.0 5. I 60 10.8 27.9 15~ 28.0 I 7. 7 57 10. 3 15.B 25 '•· 5 9.5 II 8 21. 3 20 5 0 5 66.7 16. 7 0 16.7 20 5 0 0 80.0 20.0 0 0 10 100.0 0 0 0 0 0 0 18 8 0 0 69.3 30.8 0 0 10 10 0 10 3J . 3 33. 3 0 33.3 95 28 n. 2 22.8 so ]I . 11 28.6 62 92.5 7. 5 5 7S 31, 68 . 8 4JS 3 I. 2 60 87.9 12. I JS 8 '28•'• 20 Type of Oevelopu,cnt Preferred (see special tab) - Cont inut·il - •....' .... E % G F No. % No. % % SJ JS 27 24 26.6 8.3 24. 3 17.4 12. '• 11.0 66 38 60 44 JO 44 2 j. '• 13.S 21. J 15.6 10.6 IS.6 8 31,. 8 15 65 . 2 0 0 0 0 18 8 0 0 69.3 30.8 0 0 24 0 75.0 25 .o 0 0 67 . 6 33.4 202 29 87.4 12.6 235 130 64.4 35 . 6 JB.7 15. 7 22.1 15 74 I5 7.4 18 8. 8 '•S 79 32 58 ia J I H No. No. % 28 No. t 35.9 6.11 22 28.2 12 15.4 1 9.0 4 S. I 12 48 . 0 0 0 8 32.0 3 12 .o 2 8.0 0 0 5 4 I. 7 3 25.0 0 0 4 33.3 4 66.7 2 33.3 0 0 0 0 61 . 7 38.3 19 67. 9 9 32. I s Other No. % 28 7 14 B 3 6 TOTt;l No. _l_ 42.4 10 . 6 21. 2 12. I 4.S 9.1 573 220 453 249 186 264 4 100 . 0 0 0 0 0 0 0 "''64 29.S II . 3 23.J 12.8 9.6 13.6 location of c111ployment or head of household and spouse ( See speci a I tat,) Business at home Se If employed Unemployed w Jio. C No. i JI 5 55 8 0 29 18 24 9 0 19 72. 7 I, J41 27.J 397 77. 2 22.8 �------, •• J •• TABLE A-I (Cont.) BRIGttTON TOWNSIII P COHHUN ITV S'JRVEY Zones _ _ _A~----8~----,,,-- C __ _ __o_____.;c.E~_ _ _. .;.F_____c-'--____ H ~ - - - - ' ~ - - - - J ~___o_t_h_e=-r_ _ _T.:. .cO:. .,T. c,A...L_ .:, .Q=.:ue:. :s:. .:t. :. I:on : . ;-'--_ _ _ _ _ __ _ _ _ _N_o-'-.---'%'----_ _N_o...c.._%'--__N_o._ %_ _ No. % __ No. i,___...cNcco:.:.'--..::.%_ _.;.;.No;:;..:. .--'%'--_-'-N...:.o-'--._%;..___N_o...c._%-'-----N'-o_.'---'%___N_o-'--._%'--_---'N--'o'-'._ _ % 12. As a con•nun I t y , 8r i 9h ton Township should try to m,,lntaln a low dcnslty, ural atmosphere. - 13. agree stron9ly agree somewhat don't know disagree somewhat disagree strongly 0 63.3 IS.8 11. It 9. 5 0 65 56.5 29 25.2 6 s.2 10 8. 7 Ito 0 0 88.9 5 0 II. I 0 46.5 I 3.0 1.0 0 0 S It. 3 45 20 19 21 10 39. I I 7. It 16.S 18. 3 8.7 20 80 60.6 30 22.7 12 9. I 10 7.6 35 7~.5 0 0 20.s 0 0 82 52.2 320 25 15.9 IS 25 15 . 9 19 15 9.6 25 10 6.4 Its 7S. '> 3.5 50.0 )lilt 10. 7 2S 16 11. It 30 19 13. 6 25 20 I It. 3 Ito 69 30 27 13 120 ;•s.o 160 57.3 215 65.2 60 19 30 10 21.5 6.8 10.8 3.6 Ito 74.1 5.4 6.5 5.4 8.6 108 66.7 200 15 5 3. I 20 12.3 2 20 12.3 35 5.6 25 9 72.2 80 60 25 lio 30 34.o 25.5 10.6 ]2. I 109 74.o 1.0 6.5 10 140 25 29 26 It . s 5.9 10 . 6 II 9 20 0 6.9 S.6 12.5 0 10 15 50 27 73.0 15 0 0 0 0 0 12. I 3.0 4.5 10 27 .o IS. I 0 0 71. ~ 0 " 19.0 9.5 2 0 0 17 56.7 I, 161 210 5 16. 7 0 5 3 0 16.7 1.0 110 152 123 66.1 12.0 6.3 8.7 1.0 Concerning Public Services, there Is a need In Brighton for full-time Police Oepartmen t. - agree strongly agree somewhat don't know disagree somewhat disagree strongly Area-Wide Garbage Collect Ion: - agree strongly - agree somewhat - don't know - d I sagree somewha l - disagree strongly .,, 100 2S 18 15 115 72.8 2S 18 15.8 0 0 90 15 11. It 0 0 65.2 10.9 18 13.0 IS 10.9 0 0 0 0 IS 8 0 0 9 0 0 0 0 70 IS 10 46.J 20. I 310 30 28 I 8. I 8. 7 32 6. 7 30 0 ].It 20 1.0 0 78. '• 7.2 0 Iii.It 0 185 0 31 29 5 5.4 0.7 12.6 9.0 0 12.4 11.6 2.0 25 67.6 5 2. I 15 0 0 0 5. 3.0 12.8 7 0 0 9 0 S6.o 2S 67.5 lit 0 8 It 0 0 10.8 0 8 0 0 0 I 8 64. 3 II 11.0 10.0 11.6 10.lt 30 12 .o 84.5 200 6.9 0 I. 7 38 5 15 5.2 12 30 5 I. 7 71. It 21.6 51. 7 0 I. 7 3.8 0 63.6 36.li 19 62.5 0 II.I 5li. 3 1,041 0 18S 0 0 143 185 9 25.7 7 10 8.6 II.I 111 6.7 33. 3 1,067 16. 7 153 0 162 33. 3 159 65.8 9.4 20.0 0 0 0 5 0 10 5 3 61.1 16.7 15 0 0 It 0 0 22.2 0 9 26.5 5 lit. 7 S 14. 7 16.7 80 10.0 9.8 4.9 Improved Volunteer "'II Fi re Depa rt men l: o.,. - agree strongly - agree somewhdt don't know - disagree somewhat - disagree stron9ly 100 63.3 IS 9.5 23 lit. 6 0 70 0 12 7 90 69.2 40 31. 0 0 0 0 0 0 0 25 S5.6 IOI 77.1 6 13. 3 6.9 9 14 31. I 11 8.4 0 0 0 0 0 10 0 38 12.0 110 10 5.4 0 9.3 IS 7.6 20 It. 9 29S 35 - C.ontinu<"d - > ....N I 22 8.5 5 78.6 245 7. I 20 0 10. 7 3.6 0 I 3,6 4.3 10.7 0 It 6 0 0 14. 3 21. It 0 lilt. I 1,200 131: 0 12(, 9~; 9~; 72 .6 8.3 7.6 5.7 5.7 �TABLE A-I (Cont.) BRIGIITON TOWNSHIP COHHUNITY SURVEY Zones B A No. Question 14. % No. % No. E % No. agree strongly agree somewhat don't kn01, disagree some.ihat disagree strongly agree strongly agree somewhat don't know disagree somewhat disagree strongly 68 30 14 4).0 19.0 8.9 II ].O 22. 2 35 75 ]3.5 10 9.8 15 tit. 7 15 14. 7 I 7 16. 7 25 I]. 3 0 SB . I 0 8 18 . 6 70 10 G % 0 0 0 45 10 23.) Ito J 0 0 42. 4 305 68.S I IS JO. I 6. I IS 9.1 7.9 JS 8. 1 G 0 0 36 27.3 25 IS. 2 29 6.5 1,0 9.0 21,.2 5.5 9 15 23 25 9, 5 I 4.6 15.8 22 8 6.) 20 15. 7 )2 25.2 33 22. 8 62 42.8 23. 2 7. I 12 . 4 5S 14 35 . 0 5 3. I JO I 7. I 165 40. 2 50 3 I. 4 35 22.0 18 23 . 3 27 . 9 JB.7 19 43. I 28 16 . 3 9':i 0 11. 11 tlt .5 2. 9 29 51 3I . 3 311. 9 10 12 so.6 15 25.9 30 22.6 6 4. 5 25 18.0 22 16 . 7 0 5 JO . I 24.8 25 18.9 20 45 .5 2S 5 Sit 10 7. 6 0 0 60 )5.4 19.3 8.3 6.9 19. 9 14. I I. 4 13.2 51. 4 Bo 45 28 12 10 20 13.5 83 13 8. 8 59 20 I 3. 5 6 30 20.3 55 65 ltJ.9 215 7. O 24 40 33 ~o 37.9 18. 9 ..., 0 - Continued - w No. No. % % No. % No. TOTAi_ Other No. % J H No. :t No. % 19 61. 3 tltO 60.0 240 0 30 12. 8 20 15 6 . lt 20 8.5 Ito 29 12. 4 1,0 J0 . 6 50 18,6 20 7 . It 15 5.6 9 3.3 175 65. I 14. I 9.4 17.2 12 36.4 4 12. I 0 0 5.9 11 . B 5 7 II. 8 0 0 9 110. 9 5 22.7 16. I 0 22 . 6 0 8 36,4 0 0 0 20 0 0 12 0 62.5 1,086 0 135 0 )7.5 0 61. 5 7.6 II 3 6.11 212 220 12.0 12 .5 45 30 0 0 60 129 18.8 14 lt2.4 40.4 3 9. I Bo 25 . 5 23.2 62 58 65 25.0 49 19.lt 18 . 5 20.7 15 . 6 55 10 2 5 S 0 1t.5 9. I 22. 7 22.7 0 10 45 .5 0 0 9 3 0 0 8 26.7 0 0 296 171 176 17. 3 9.9 10.3 19.6 42.9 10 )3. 5 3 16. 7 7 23. 3 33S 734 There Is a need for Senior citizen housing In Township. J~!!_i v I dua I_~ Ac conw1.:>dd I I on s --- agree stronyly - agree son~what - do11't know - disagree so111e1v'1Jt - disagree strunyly -•. f % Hore upportuni ties for apartn~nts or to•mhouses should be provided In Brighton Township . - 16. No. 0 Adequate pub I IL services are more l111pona nt than low taxes. - IS. % C 8. 8 50 38 57 65 70 17 .9 I 3.6 20.4 14 42.4 4 12. I 12 36.4 3 9. I 0 CJ 110,9 IJ .6 tit 5 0 9 4 It). 8 I 5.6 0 28. I 12. 5 lt45 208 239 410 429 25."/ 12 .o I). 8 23 . 7 24.8 �,- .,.~ -. j TABLE A- I (Cont.) BRIGHTON TOWNSHIP COHHUNITY SURVEY Zones Question No. A % C B No. % No. E 0 % No. G f % No. % 3I. 3 12 . 5 0 3 I. J 25.0 165 45 43 37 40 50 . 0 1).6 13.0 11. 2 12. I 42.8 No. I H No. "No. TOTI\L No. % Other No . % J No. % No . % 30 20 5 26 29 50 . 0 12.5 3. l 16.3 18.1 100 15 27 43 40 44.4 6.7 12 .0 19. I 17.8 JO 40 45 39 41 15 . ,, 20 . 5 23. l 20,0 21.0 14 9 5 4 J 40 . 0 25.7 14. 3 11.4 8.6 12 10 0 0 0 54.5 45.5 0 0 0 18 45.0 554 203 0 0 l 4 35 . 0 . 189 277 3 75 . 0 231 5 12 . 5 JS. I 14.o 13 . 0 19. l 15.9 190 42.2 204 56.2 J60 57. l 74 42 . 8 25 )). ) 6J 50.0 1,611 46.0 % % 'l: (Cont I nued) 16 . Units with sueeo rt services - agree strong I y - agree somewhat - don't know - disagree son~what - disagree strongly 45 23 I7 40 18 15 Jlt. O 4 9. I 10 22.7 15 J4. I 0 0 50 20 0 50 40 32 . ) 1)8 42 . 7 J40 32.) 60 4) . 5 60 24.2 50 0 8 IJ.4 220 155 28. I 100 ,. . 5 0 46 . ) 32 . 6 21. I 0 5 5.1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5 2.9 0 0 0 185 23.3 0 0 0 36 . 6 72 41. 9 47 47 . 5 54.2 180 22.6 260 10 . 2 22 12 . 8 15 15. 2 ). I 90 I1111e d - II.) 0 3 I. 2 16. l 11.9 28.0 12.6 25 25.0 l 7 17.0 23 23 . 0 20 20.0 15 15.0 1,0. 7 65 JS 50 27 25 27 . I )5.7 19.3 I 7. 9 )2 4) 23 7 30 . 5 41.0 21.9 6.7 20 27 15 0 25 8. 5 8 4.7 2 0.7 0 10 ).4 108 )0 Preferences for future I and use deve I opmcn t : I 7. - single faml ly residential Preferred density : large parcel (over 5 acres) - moderate size lots - average size lots - smal I size lots 120 - - - ." "' - " v, ..., 0 sing le faml ly resldentlal with some tondomlnlums and apartments new planned nel globo rhuod shopping areas liyht industrial parks and research and development enterprises 37.8 32 I). It 0 '.}0 75 Bo 0 )6.7 J0.6 32.7 0 55 Bo 50 0 25 . 9 56.0 18.1 0 28 40 31 0 28 . J Ito . It 3 I. 3 0 0 20 15 0 0 57. I 42.9 0 25 25 18 0 )6.8 )6.8 26.5 0 661 776 0 0 0 0 0 0 0 0 JS I. I 0 0 0 0 0 0 0 0 0 2 O. l 0 0 0 0 0 0 0 0 0 200 5. 7 29.7 93 It) .2 201 27.0 65 0 0 lt94 Ito 3).5 39,4 25. I 1.,0 - reservat Ion of land having unique or special natural value 175 57 . B 144 39.7 245 JB.8 73 42.2 25 33 . 3 6) 4. I 26 4. l 26 15.0 25 )).) 0 50.0 I, 392 - sand and gravi:I excavat Ion 10 - - > I . i. ( (l n t 0 15 0 259 )9 . 7 7. ,, �TABLE A-I (Cont.) BRIGHTON TO~NSHIP COH11UNITY SURVEY Zones Quest ion 16. 19, 20. -v .,,., There should Le a ''"'area dens I ty rural estate (5 - 10 acre parcel size) In some portion ~ o f the Township. - agree strongly - agree somewlhlt - don't know - disagree some'"hat - disagree strongly There Is a need for housing for To•mshlp moderat e income faml lies and senior citizen s. - agree strong I y - agree somewholt - don't know - disagree somewhat - disagree strongly No. A % C B No. % No. i E 0 No. % No. % No. J % No. 't No . t so.It 20 SI . 3 4 10 . 3 ]. 7 3 9 23 . I 3 7,7 II S 68.5 272 20 11.9 JO 5, 4 42 9 5,4 lt8 9 15 8.9 29 6l1 , 6 7. I 10 . 0 II . It 6,9 100 10 14 IS 10 67. I 6. 7 9,4 10.0 6. 7 90 29 30 10 24 '•9 . 2 125 IS.8 '•S 16,lt 28 5, 5 It] I 3. 1 30 1ts.s 18.6 11.6 19.4 0 16 . 4 10. 2 I 7. I 10.9 30 81.1 2 5. 4 0 0 0 0 5 13.5 II 52.4 4 19 . 0 3 14 . 3 3 I 4. 3 0 0 50 20 19 IS 20 110 , 3 16 . I 15,3 12. I 16.1 22 15 25 25 30 18.8 12 . 8 21. It 21.lt 25,6 15 37 , 5 It 10.0 9 22.5 4 10.0 8 20.0 4S 26 . S 65 I 3 7,6 3I 23 13.5 59 ltlt 25.9 so 45 25,9 209 15.7 7.5 14. 3 12.1 so.s ~o 19 31 30 20 3 12. 7 20.7 20,0 13,3 75 10 40 50 45 34. I 1'10 It .5 0 18.2 10 22. 7 160 65 20.5 37. 3 0 2.7 42.7 17,3 15 44. I 4 11. 7 0 0 9 26.S 6 17.6 9 42,8 It 19.0 5 23.8 2 9.5 I 0.5 42.0 12.6 16.0 8. It 21. 0 25 25 25 20 30 20.0 20.0 20.0 16.0 24.0 4 9.S 15 35.7 14 33,3 5 I I. 9 4 9.5 45 15 25 32 40 80 75 80 Bo 94 19 . 6 18 . 3 19.6 19.6 23.0 (,0 ltl . I 20 I J. 7 19 13.0 25 I 7. I 22 15. I 70 28. I 12.0 15.7 20 , I 24, I 38.6 19 , 3 11.6 11.6 19.3 19 51 . It 4 10.8 3 B. I 4 10.8 7 18.9 10 47 .6 4 19.0 3 14.J 4 19 . 0 0 0 Housing for moderate lncon-.e families and senior citizens should be privat e ly sponsored . - agree strongly so - agree somewhat 15 - don't know 19 10 - disagree somewhat 25 - disagree strongly 28 . 7 9.6 15.9 20.4 25 . 5 - Continued - I H G Ila. 65 24 IS 25 0 "' Ot % 75 . 7 5,9 9.9 5,3 3. 3 "'0 > No. II S 9 IS 8 5 11 ..... F t 3). JO 39 50 60 100 50 30 29 50 Other No. % TOTA tlo . 1 S8.8 S. 8 II . 8 11 . 8 II. 8 963 179 163 178 125 59.9 II , I 10 . I II.I 7.8 IS 41 . 7 5 13.9 4 II . I 7 19 . 4 5 13.9 501 125 225 396 ltSlt 29.5 7,3 I 3.2 23.2 26.7 14 5 4 0 9 477 258 29 . 9 16 . 2 16.4 16 . 2 21. 4 20 2 4 It It 43 . B IS . 6 12. S 0 28 . I 261 259 )'ii �TABLE A-I (Cont.) BR I GIITON TOIIN SII IP COHHUN ITV SURVEY Zones A Quest Ion 21. 22. 23. 24. No. (, 8 No. % No. 15 There Is a need for a ba I anced tax and cn,p Ioyment base In the Township supported l>y convnerclal/ off i ce/11 gh t Industrial uses. - agree strongly - agree somewhat - don't know - disagree somewhat - disagree strongly 40 25 9 30 15 JJ . 6 21. 0 7,7 25.2 12 . 6 22 28 20 0 27.3 20 . 0 25 . 5 27.3 The present type of convnerclal bul ldlngs being bui It In Township are attract Ive. - agree strongly - agree womewhat - don't know - disagree somewh,H - disagree strongly 48 0 119 11 40 32 .4 0 JJ. I 7.4 27.0 30 10 25 15 30 Traffic control should be improved along Grand River. - agree strong I y - agree somewhat - don't know - disagree somewhat - disagree stron gly 130 10 0 15 0 83 . 9 6.5 0 9.7 0 Traffic control should t,., improved along Old U.S . 2 3. - agree strongly - agree somewhat - don't know - d.i sagree somewhat - disagree stron yly 116 4 10 11 0 82.3 2.8 7. I 7. I 0 C ,, - [ 0 No . I 0\ No. I H No. J No. Other No. % % No. % No. % 26.4 0 17.5 16.2 38,7 17 48.6 9 25 . 7 4 11. 4 3 8. 6 2 5.7 9 Ii] . 11 3 15.8 4 21. I 2 10.5 I 0.5 15 0 14 9 2 % % TOTAL No. % 37.5 0 35 . 0 22.5 5. 0 545 176 274 251 362 33.9 10.9 17.0 15 . 6 22.5 30 . 3 21. 2 12. I 0 36.6 768 31.9 9 19 . I 10 21. 3 4 8.5 9 I). I 59 30 20 18 25 38.8 19 . 7 I 3. 2 11. 8 16 . 11 120 40 69 70 85 31.3 I0.4 10.0 18.0 22. I 55 3'.l 24 25 19 35 . 9 19 . 6 15. 7 15.7 12.4 120 0 35 0 35 63. I 0 0 18.4 95 0 63 58 139 27.2 9.1 22. 7 13 . 6 27. 3 50 73. 5 15 22.0 0 0 0 0 3 411.0 83 9 52.9 205 0 5.7 12 . 7 i.s 15. 9 70 12. 7 114 117. 2 0 10.11 16.1 26.3 78 119.0 4 2.5 ].O 11 15 9.5 so 31.6 JO 55 20 75 60 25 . 0 19.6 7. I 26.8 21.,. 170 30 61 29 30 53 . I 9. 4 19.1 9. 1 9.4 I 4 43.8 5 15.6 1, 12. 5 5 15.6 4 12.5 10 50.0 2 10.0 11 20 .0 0 0 4 20.0 10 7 11 0 12 243 245 367 43.6 7.8 IJ.8 13 .9 20.9 68 10 5 0 0 81 . 9 12.0 6. 0 0 0 35 58 . 3 25 Ii I. 7 0 0 0 0 0 0 110 8 15 8 0 78.o 5.7 10.6 5.7 0 335 9'i . 11 205 83.0 I. 4 22 8. 9 5 11.2 2J 8.1 15 0 0 0 0 0 0 0 0 215 15 23 15 0 80.2 5. 6 8. 6 5. 6 0 2li5 li3 35 20 15 68.li 12.0 9.8 5.6 li.2 li8 64.9 15 20.3 11 l'i . 9 0 0 0 0 25 89,3 3 10. 7 0 0 0 0 0 0 5li 88.5 l ,'i70 161 8.2 5 126 2 3. 3 58 0 0 15 0 0 80.3 8.8 6. 9 3. 2 0.8 85 20 0 20 0 68.o 16 . o 0 16.0 0 33 4 2 4 0 76. 7 9.3 4. 7 9.3 0 122 5 I3 I5 I4 72.2 3.0 ].7 8.9 8.J 280 25 23 52 35 170 25 9 20 2 75.2 II.I 4.o 8. 8 0.8 252 10 17 23 10 80 . 7 3.2 5.4 7.4 3.2 35 100.0 0 0 0 0 0 0 17 4 0 0 0 77.1 1,252 I I .Ii 116 0 78 11. 4 159 0 Bo 74.3 6.9 4.6 9. li 4.7 0 JO 20 25 20 - Cunt i nued - • G f - -- -- - --···- - N--o. -- t. % 67 . 5 6. 0 5.5 12.5 8.4 115 70.6 15 9.2 4 2.4 l •l 6. l 19 II. 7 IS . Ii 0 0 Bo. I 19. I 0 0 0 27 4 0 4 0 137 �TABLE A-1 (Cont.) BR IGftTON TOWNSHIP COMMUNITY SURVEY Zones A Quest Ion 25 . 26 . 27. .. -0 "' 00 .... 0 28 . ------ No. % B No. % C No. % E D F No . % No . 285 68.7 40 9.6 3. li 15 8.4 35 40 9.6 113 15 9 11, 0 Jlt.8 9.9 6.o 9,9 0 1611 II 97 45 49 169 55 23.3 11.6 40.5 13.2 59 15 25 II 35 110. 7 10. 3 I 7. I 7.6 24. I 110 20 17 No. % No. 71 . J 9. I 11. 5 9. I 0 133 14 IU 10 0 80 . 0 49 15 25 40 9 35.5 10 . 9 18 . I 29 . 0 6.5 % Local Township , o.1 ds m, c d I mprovcmcn t . - agrete stron9ly - agree so11,.,,-,hJ l - J on ' l J..110-, - disagree sumc.ihal - disagree stron9ly 76 25 19 10 0 !,8.S 100 . 0 74.6 1'1 10 . 4 19.2 1'1.6 IJ 9- 7 7. 7 7 5.2 0 0 0 Pr ivate road deve lopment should be approved by l hte Township. - agrete stron9ly - agree so111c-,l1 a t - don't Jo.now - di sayree somewhat - disagree · strongly 90 15 16 19 0 64.J 10 . 7 11. 4 13 . 6 0 15 20 II . 8 15.7 21 50 . 0 9 21. 1, 5 II . 9 4 9.5 3 7. I 35 18. 7 15 13 . 9 12 20 . 7 30 17 . 9 125 23.9 25 13.4 15 13 . 9 8 13 . 8 10 6.0 85 35 18 . 7 10 9.3 0 40 23. 8 60 32 . I 18 . 5 44.4 :,o .o 1,0 I 7. I 20 48 23 32 15 25.9 118 23.8 28.6 Where is a new freeway lnterchanyte needed? - Pleasant Va lley Road and 1- 96 - Spencer Road and U. S. 23 - Hi I ton Road and u. s. 23 - llyne Road and u. S. 23 - No new ones neteded Location of Ro ad improvement . 77 60 . 6 10 1-9 5 3. 9 31, 4 2 4 0 0 8. 4 6.0 6.0 0 H % I No. J % No. % Other No. % TOTJI No. % 65 . 9 12 .o ,, . 2 12 .0 6.0 37 100 . 0 0 0 0 0 0 0 0 C 22 100 . 0 0 0 0 0 0 0 0 0 27 4 II . 4 0 0 0 167 121 140 69 105 45 4) 32 50 38 , 2 16.4 15.6 11.6 18.2 18 51. 4 5 1'1 . J 6 17. I 4 11. 4 2 5. 7 10 47.6 4 19.0 0 0 7 33. 3 0 0 15 42 . 9 5 14. 3 I 2. 9 0 0 14 40.0 651 89 43,3 7.9 6.7 7 .1 35.0 188 192 321 277 40 .0 11. 5 II . 8 19 . 7 17.0 60 21. 6 so 20.5 60 I 8.4 30 27 . 3 13 20.0 10 12. 5 440 17.6 16.3 25 9.0 66 27.0 35 10.7 45 40.9 15 23. I II I 3.8 JSO 14 . 0 95 18. 2 75 2 7. O 80 32.8 90 27 .6 35 31.8 25 38.5 15 18 . 8 850 33 _9 95 123 18.2 Eo 28.R 48 24 . 8 0 25 31. 3 472 18.8 0 60 18.4 0 0 0 0 38 13. 7 19.7 0 81 23.5 12 19 2:1. 8 395 15.8 (sec special taL) (011 l No. 68 . 6 220 1,0 4. 6 39 16 . l 16 6. 7 40 3. 8 20 9 for - G % i llUC d - 10.8 18 ,,, 0 18. 5 I) 0 (j ]7.1 1,211 JO . ':J 9. 8 7. I 8. 2 4. 0 �•• TABLE A- I (Cont.) BRIGHTON TO\JNSIIIP COHHUNITY SURVEY Zones Quest Ion 29. 30 . 3 I. No. A % B No. % C No. % ~ D No. % G F No. t. ------- N•:>. 49.4 11.9 22 100.0 0 0 0 0 0 0 0 0 37 100.0 1,358 166 0 0 0 0 115 0 0 123 0 0 120 72. 2 8.8 6.1 6. 5 6.4 52.6 9.2 J.6 21. I 9.2 20 55.6 3 8. 3 0 0 13 36 . 1 0 0 62.5 225 8J.6 10.6 1.9 5 10 8. 1 3.7 20 12.5 7.4 6.3 J.J 9 220 50 25 14 30 64.9 14.7 7.4 4. I 8.8 132 97. I 4 2.9 0 0 0 0 0 0 100 64.5 25 16 . 1 s.8 9 30 19.3 0 0 J/15 55 25 JO 90 37. 7 14.3 6.5 18. 2 23 . 4 165 66.o 30 12.0 I 7 6.8 ].2 18 8.0 10 Emergency health care facilities are needed in the Township area. - agree strong I y - agree somewhat - don't know - disagree somewhdl - disagree strongly 87 20 15 0 10 65.9 I 5. 2 II. J 0 7.6 105 82.0 7.0 9 5 39.0 7.0 9 0 0 24 57. I 4 9.5 0 0 10 23 . 8 4 9.5 I 5 I 91. 5 4 24.2 0 0 3.0 5 3.0 5 255 53 '17 1,5 30 59.3 12. 3 10.9 I0.5 7.0 100 17 13 ....00. 873 210 IJ5 295 253 172 30 25 JO 30 14 33.3 4 9.5 2 4.8 II 26.2 11 26.2 ),,- I 7 50 . 0 5 14. 7 3 8.8 0 0 9 26.5 44.2 8.0 9.2 12.9 25 . 7 46.5 16. 3 14.0 15.5 7.8 - Con t i n ue d - 10 47.6 3 14.3 0 0 8 38. I 0 0 110 20 23 32 64 60 21 18 20 10 10 50.6 11. 4 7.5 17.5 IJ. I 10 45.5 5 22.] 0 0 7 31.8 0 0 46 . 5 10 . 9 10.1 17.8 I 4. 7 20 779 176 115 269 201 15 46.9 4 12. 5 0 0 13 40.6 0 0 60 14 13 23 19 78 25 20 10 30 10 37.0 4 14.8 3 II.I 10 37 .o 0 0 54.5 18.2 2.7 9. 1 15 . 9 There are no fire protection problems In the Township which would warrant expanded serv Ices. - agree strongly - agree somewhat - don't know - disagree somewhat - disagree strongly 51.9 3. 7 6.2 24.9 13 .3 r0raL % 120 Ito 5 20 35 17 % Other No. % No. 46.9 6.7 13.4 19 . 6 13 . 4 80 6 I. 5 15 II. 5 0 0 25 19.2 ]. ] 10 53.2 210 15 13 . 7 25 11. 5 14.4 IOI 54 7. 2 J No. 47.9 105 15 . 3 15 12. J 30 44 6. I 18.4 30 42.9 22. I 10. I 7. I 17.9 74 19 16 20 10 No. % 60 JI JI, 10 25 44 . 7 ].9 2 5.3 9 23.7 7 18.4 I H No. There are no police protection problems In the Township which .iOlold warrant security service~ . - agree strong Iy - agree somewhat - don't kn ow - disagree somewhat - disagree strongly 3 No. % % % ].6 16.7 14.J �TABLE 11-1 (Cont.) BRIGIITON TOWNSIIIP COHHUNITY SURVEY Zones No. Quest Ion The Township should initiate recycl ln!J prugr<1111 a11J center. - agree stronyly 32. % No. i No. '.I; Nu. r C % It Other No. t TOT~L No. % 852 132 112 144 388 S2.3 8. 1 6.9 8.8 2).8 i.o 17.4 250 0 0 73 11i.o 135 15 0 I 5. I 1,095 I. 4 8.5 2.5 4.6 0.5 37.2 42.9 0 0 41 47.7 1,269 64 5 5.C 0 0 0 43.1 2.2 0 15 6 71. 4 28.6 35 91•. 6 l, 418 l169 2 5.4 75. I 24.9 22 100.0 0 20 6 80.9 19. I I J t No. % No. 52.2 6.5 9.7 22.6 9.0 150 43 )0 48 47 47. 2 13.5 9.4 15.1 14.8 105 63.3 12 7,2 0 0 15 9.0 )Ii 20.5 139 20 15 32 38 57.0 8.2 6.1 I). I l!;.6 125 37.1 I 3 ).9 20 5.9 7. I 75 51. 9 30 0 0 0 i 83.3 0 0 0 16,7 0 3.9 2.9 2.9 1.9 39.8 0 25 8 18 0 164 0 6.7 2. I 4.8 0 4).7 0 JO 0 12 0 169 0 8.3 0 3.) 0 46.8 0 35 0 15 0 116 0 9.3 0 4.0 0 )0.9 0 25 0 0 0 60 0 18.1 0 0 0 43.S 0 15 0 0 0 25 0 21. 4 0 0 0 35.7 15 0 0 12 0 I3 150 40.0 10 2.7 0 0 150 0 0 41.6 0 0 210 0 0 55.9 0 0 5) 0 0 38.4 0 0 JO 0 0 34.9 3 2.0 8.1 30 85.7 5 I 4. 3 % No. No. % No. % No. % a - agree some..-,ha t - don't know - disagree somewhu I - disagree stron~ly 95 20 0 10 30 61.3 12,9 0 6.5 19. Ii 45 39. I 5 "· 37 25 21. 0 0 40 34.8 Bl 10 15 )5 30 69.B 4 9. 3 5 II. 6 0 0 4 9.3 ,,. ,. 20 91.0 0 0 2 9. I 0 0 0 0 32 86.5 5 I 3. 5 0 0 0 0 0 0 Kind of recreational faciliti-,s most like to see Jev-,loped of Improved. )3. - None - Playgrounds Gymnasiums - Indoor Coinmun I t y Center - Swlnmlng Pools - Parks, picnic areas - Nature trails, bridle trails, blkeways - Tennis courts - llandball/Racquetball 34. (see attachment) 35. Would you pay additional taxes for municipal serv !Les 7 - yes - no 25 15 20 5 104 0 8.5 5. I 6.8 I. 7 35-5 109 15 0 15 18 0 79 0 8.2 6.1 7.4 0 32. li 20 20 5 15 0 25 16.7 16. 7 4.2 12.5 0 20.B I. 4 5 9.6 35 4. I 15 10 2.8 0 0 135 37 .2 0 20 15 15 10 205 37. l 5. I 0 98 14 0 40. 2 5. 7 0 25 10 0 20.8 8.J 0 158 43.5 I. Ii 5 0 0 245 47.6 5 l .O 0 0 105 55 65.6 34.J 104 24 Bl. 3 18.8 38 6 86. 11 13.6 I 31, 31, 79 . B 374 20.2 100 78.9 21.0 135 24 811. 9 l 5. I 144 140 50.7 49.J 300 75 Bo.o 18.7 131 30 8 I. l1 18.6 110 20 811.6 I 5. 3 40 90,9 4 9,9 130 34 79. 11 384 20.7 Bo 82.B 17.2 120 40 75.0 25.0 218 60 78. 4 94 21. 6 75 79.7 20.3 0 0 rn Oo you belong tu an organization that wur~s to Improve condltlo11 s 7 36. - yes - no - > ' \0 f1H1l i1nwd - 0 76 . 9 1,499 354 23. I �-·-, (_ ,. '---- ) TABLE A-I (Cont.; BRIGHTON TO\INSII IP COMMUN IT~ SURVEY Zones Question 37, No. A % B No, % C No. % E 0 No, % F No. % 375 95 79 ,8 20.2 % No. 1,5 67. I 22 )2.8 200 6li No. G % I It li'o. % 335 89.) 10.7 llo. J % No. i Other No. % TOU,L No. _ l Have you tried to 9ct any groups or Township officials to do a11ylhl119 about some of the th I ngs you don't II ke In the Township? - yes - no • I N 0 100 50 66,7 3J,J 95 JS 73, 1 26,9 ,. 35 89,7 ll'i 67 .5 10. 3 55 32.5 75.8 2'i.2 i.o 30 81.0 7 18.9 22 100.0 0 0 20 66.7 1,371 10 33. J 382 78,2 21. 7 �Brighton Township Community Survey Question 8 LOCATION OF WORK (six or more respondents) Location Total A B C 10 D F ZONE G H J 10 5 15 10 2 5 10 2 5 3 8 7 Southfield 68 Brighton 60 19 12 4 Dearborn 55 12 54 5 5 3 Oetroi t 7 8 9 Farmington Hi 11 s 51 10 5 3 2 5 14 7 5 5 5 8 Livonia 47 10 3 12 Ann Arbor 34 4 9 4 9 8 3 5 7 Plymouth 3 8 5 5 10 3 Ypsilanti 23 5 2 3 6 7 Wixom 33 32 9 7 5 Milford 20 7 Farmington 14 3 4 Ster] ing Heights 13 6 Westland 13 2 Romulus 12 2 Howel 1 11 Troy 5 16 E 15 5 7 2 8 3 8 4 2 7 3 7 3 2 5 11 3 2 2 5 Novi 9 4 Lansing Milford Twp. 9 8 Auburn Hills 7 G.M. Proving Ground Birmingham 7 6 2 Mi 1an 6 2 Redford Twp. 6 2 3 2 3 3 8 Other 2 2 3 4 8 3 2 2 2 2 3 4 4 4 2 Brandon M. Rogers & Associates, P.C. 1/22/90 A-21 �Brighton Township Community Survey Question 11 WHAT ASPECTS OF BRIGHTON. TOWNSHIP ARE HOST IMPORTANT TO YOU? Stated Priority, ( 1 - Highest Priority, 8 - Lowest Priority) (Percent of Res~ondents in Townshie) L Total Responses 5.7 5 3.7 15 1. 8 7 1.9 8 1. g 17. 0 4.9 3.3 1. 8 0.9 . 0.6 1 , 014 25.9 24.3 6.4 7.0 8. J 4.7 4. 1 745 27.3 29. 1 19.7 4.4 5.9 5.2 5 .1 3.J 858 Rural Atmosphere 44.5 26.0 18.0 4.7 3. l 2.6 1.2 Low Taxes 30.0 27.7 20.0 7,5 6.9 3.3 2.8 1.9 971 Highway Acessibility to shopping/jobs 24.2 . 28.3 26.0 6. 1 4.9 4.3 4.4 1.0 938 2. 1 26.3 25.6 5,6 5.6 7.2 5.5 2.7 657 Item Large Home Sites 28.3 2 35.15 3 21.3 Good Schools 42. 1 29.5 Recreation 19.5 Security (Police) 1 945 . ._ Sense of Community with Neighbors 1 , 281 Brandon M. Rogers & Associates, P.C. 1/22/90 A-22 Page 1 o ~ 9 �Sr i l>s;~ 1 ,,n Township Community Survey on 11 LARGE HOME SITES Priorit:z: 4 9 5 5 7 7 6 2 7 2 8 2 2 2 A 23 37 3 26 B 30 35 22 C 11 12 10 D 38 45 25 2 E 34 40 28 7 3 4 5 F 24 29 30 8 3 2 3 G 31 36 20 8 4 H 39 48 25 3 2 14 17 3 8 l3 7 4 Other 15 24 5 5 5 4 TOTAL 267 336 201 54 35 28.3 35.6 21.3 5.7 3.7 2 Zon e j Percent 4 4 9 4 2 3 17 18 17 945 1. 8 1.9 1. 8 100.0 2 2 A-23 Page 2 of 9 �Brighton Township Community Survey Question 11 GOOD SCHOOLS ·-, Prioritz: ~ 2 Zone ' . 4 A 40 30 3 20 B 36 25 13 C 15 10 6 D so 33 24 5 E 66 36 19 6 F 77 41 27 5 G 56 37 25 4 H 40 40 25 4 2 10 14 6 2 3 16 10 5 4 Other 21 23 2 4 8 TOTAL 427 299 172 50 33 18 a ., 6 1,014 Percent 42. 1 29.5 17.0 4.9 3.3 1. 8 0.9 0.6 100.0 6 8 5 7 8 4 2 7 8 2 2 2 3 4 5 2 2 l ; J 3 2 2 Page 3 of 9 A-24 �Brig ht on Township Community Survey Question 11 RECREATION .1 Priority 2 4 5 3 3 6 6 8 8 2 8 A 15 28 3 18 B 19 27 16 C 4 4 7 D 6 11 20 3 E 45 38 42 18 16 15 13 13 F 6 18 24 3 6 8 5 6 G 12 9 20 3 2 7 3 4 H 11 18 14 3 6 7 6 10 lJ 5 3 3 3 2 6 8 8 2 2 Other 11 22 7 3 5 6 TOTAL 145 193 1 81 48 52 60 35 30 19.5 25.9 24.3 6.4 7.0 8. I 4.7 4.0 Zone J Percent 7 9 3 2 3 745 0. 1 100.C Page 4 of 9 A-25 �Brighton Township Community Survey Quest ion 11 SECURITY (POLICE) Pr i o.-i ty ', Zone 2 3 4 6 8 2 A 20 27 15 7 5 3 B 32 27 17 3 7 3 C 10 12 4 D 16 14 20 4 2 2 ( .J E 57 49 39 12 16 17 17 11 r· F 28 26 22 3 3 5 6 6 !I - G 11 21 18 2 2 5 4 i. H 22 27 17 6 4 4 2 2 14 14 5 4 3 5 8 11 6 Other 16 22 6 3 7 3 2 TOTAL 234 250 169 38 51 45 44 27 Percent 27.3 29 . 1 19.7 4.4 5.9 5.2 5. 1 3. 1 • 6 7 2 J , .. I ; J 2 858 ·-' A-26 �Brighton Township Community Survey Question 11 RURAL ATMOSPHERE Zone 2 3 Priorit:z: 4 5 6 3 A 77 36 22 13 3 B 39 35 12 9 5 C 34 10 4 2 D 87 45 20 4 E 113 62 58 13 11 16 F 79 50 39 3 7 2 G 33 4 20 H 37 34 32 12 6 8 21 19 5 3 3 19 10 10 Other 31 28 8 TOTAL 570 333 230 44 . 5 26.0 18.0 J Percent 7 8 11 2 3 3 60 40 33 15 1 , 281 4.7 3. 1 2.6 1. 2 100.0 Page 6 of 9 A-27 �Brighton Township Community Survey Question 11 LOW TAXES Priority 2 Zone 4 8 5 6 11 5 6 7 2 8 A 37 35 3 14 B 36 25 18 C 9 9 8 D 33 23 27 3 2 E 65 47 43 13 14 13 11 12 F 21 36 29 5 5 3 3 3 G 15 20 21 3 9 2 2 H 24 32 20 21 12 8 6 18 11 3 4 4 15 10 4 2 4 Other 18 21 4 2 6 2 TOTAL 291 269 194 73 67 32 27 18 971 Percent 30.0 27.7 20.0 7.5 6.9 3.3 2.8 1. 9 100.0 J 2 2 I - A-28 Page 7 of a �Brighton Township Cormnunity Survey Question 11 HIGHWAY ACCESSIBILITY TO SHOPPING & JOBS IN REGION •• _j Priority 2 4 4 5 7 7 A 19 35 3 24 B 24 28 16 8 C 6 8 15 2 D 26 19 17 3 6 3 E 53 57 57 16 12 14 13 F 22 36 37 11 2 4 6 G 14 23 28 4 3 H 30 21 24 6 3 8 7 13 7 6 2 3 10 10 10 2 3 Other 16 15 9 2 5 4 2 TOTAL 227 265 244 57 46 40 41 9 Percent 24 . 2 28.3 26.0 6. 1 4.9 4.3 4.4 1. 0 Zone J 5 6 4 7 4 8 J 7 938 100.0 Page 8 of 9 A-l9 �Brighton Township Community Survey Question 11 SENSE OF COMMUNITY WITH NEIGHBORS 2 6 4 9 3 7 2 8 6 3 A 4 13 3 18 B 25 25 17 C 6 4 7 D 7 16 21 2 E 36 38 38 12 15 14 13 8 F 16 22 19 3 4 8 3 4 G 10 10 18 2 2 2 H 11 17 14 2 4 4 11 12 6 3 4 4 4 6 4 2 Other 11 12 4 4 3 2 2 TOTAL 141 173 168 37 37 47 36 18 Percent 2. 1 26.3 25.6 5.6 5.6 7.2 5.5 2.7 Zone ; Priority 4 5 4 2 ~, ',, I ' j I , 7 657 Page 9 of 9 A-30 �Brighton Township Community Survey Question 28 LOCATION OF NEEDED ROAD IMPROVEMENTS (10 or more cumulative responses) Road Total A B c D t 3 7 8 33 11 Grand River 129 24 8 Old U. S. 23 Taylor 74 40 5 8 24 Spencer 40 2 Buno Hyne 37 30 Pleasant Va 11 ey 19 Lai-kins 18 Culver 16 Parklawn 14 McClements 14 Hilton Van Amberg 13 12 Corlett 12 19 4 3 2 5 5 7 3 3 ZONE ~ G R 14 8 18 10 5 5 5 12 2 15 2 5 2 5 2 J Otner 5 2 4 2 10 4 11 5 8 5 2 8 4 5 7 15 7 7 5 3 7 5 3 2 7 14 3 2 4 2 6 Brandon M. Rogers & Associates, P.C. 1/22/90 A-31 �Brighton Township Co1TYT1unity Survey Quest ion 34 PREFERENCES FOR COMMUNITY DEVELOPMENT , ~ Item Improvement of Local Roads 1 34.5 Recycling Center . ~ ~ s Total Responses 25.6 19.2 9.6 7. 1 1.9 1. 1 1. 0 1, 39S 25.6 26.9 24. 1 9.2 10.0 . 2.8 1. 1 0.2 1 , 334 29.4 28.9 19.3 8.4 10. 1 1.7 1.3 1.0 1,302 Additional Pol ice Protection 18.6 26.0 24.5 16.3 9.8 2.] ]. 4 1.3 1, 190 Addit i onal Fire Protection 16.7 26.8 22.5 15. 1 10.5 5.3 2.7 0.3 1,225 Water and Sewer 26.7 26.0 16. 1 11.9 7. 1 8.2 3.3 1.0 453 Garbage & Waste Collection ( Stated Priority, ( l - Highest Priority, 8 - Lowest Priority) (Percent of Respondents in Townshie) 2 ~ b 3 5 7 ' Brandon M. Rogers & Associates, P.C. 1/22/90 A-32 Page 1 of 7 �Brighton Township Community Survey Question 34 IMPROVEMENT OF LOCAL ROADS Priority 2 Zone 4 17 5 6 6 2 8 A 27 30 3 17 B 49 36 13 13 7 3 C 23 16 10 3 1. 3 2 D 27 27 13 14 8 5 2 E 99 60 53 26 25 2 F 69 37 45 11 8 2 G 59 36 31 12 17 H 66 48 36 9 10 3 18 24 21 13 8 2 16 19 12 8 4 2 Other 30 25 18 9 5 2 TOTAL 483 358 269 134 99 27 15 13 1,398 Percent 34 . 5 25.6 19. 2 9.6 7. 1 1.9 1. 1 1. 0 10 0 . 0 1,848 26.8 1,483 21.5 799 11.6 643 9.3 213 3. 1 112 1.6 so J GRAND TOTAL 1,754 25.4 7 2 3 2 4 3 3 0.72 6,902 100.02 Page 2 of 7 A-33 �Brighton Township Community Survey Question 34 RECYCLING CENTER • 0 .J 2 Priorit:z: 4 5 16 8 Zone A 25 33 3 14 B 28 28 23 8 11 C 18 8 7 3 6 D 20 27 17 13 2 4 3 l, E 60 79 76 24 30 6 3 ' .. F 36 55 51 13 21 G 35 38 33 9 20 H 42 34 48 15 18 12 36 24 18 12 8 2 12 i2 5 2 Other 29 21 30 8 9 2 TOTAL 341 359 322 123 134 37 15 3 1 , 334 Percent 25.6 2.6.5 24. 1 9.2 10.0 2.8 1. 1 0.2 100.0 r, J I 6 4 7 3 8 2 2 2 Page 3 of 7 A-34 �Brighton Township Corirnunity Survey Question 34 GARBAGE & WASTE COLLECTION Priori t:t 2 4 8 A 25 34 3 16 B 33 33 12 10 13 C 4 14 8 6 6 3 D 18 22 9 13 8 4 E 74 89 68 23 33 3 F 69 44 23 12 20 G 38 30 30 9 18 H 50 48 52 38 24 12 7 13 10 6 2 Other 21 28 15 8 12 TOTAL 383 376 251 109 132 22 17 12 1,302 Percent 29.4 28.9 19. 3 8. 4 . 10. 1 1.7 1.3 1.0 100.0 Zone J 18 5 6 3 7 2 2 3 2 2 12 2 8 2 2 2 2 Page 4 of 7 A-35 �Brighton Township CortlTlunity Survey Question 34 ADDITIONAL POLICE PROTECTION Priority 2 Zone 4 5 13 4 6 3 8 A 19 27 3 16 B 20 32 18 19 11 C 5 12 15 8 9 2 D 13 17 15 8 5 7 4 E 35 63 67 44 25 2 2 F 29 39 37 23 11 G 32 31 31 26 10 H 12 38 46 12 12 3 2 24 22 19 21 12 2 4 10 12 16 12 8 2 Other 22 16 12 8 10 TOTAL 221 309 292 194 117 25 ··17 15 1 , 190 18.6 26.0 24.5 16.3 9.8 2. 1 1. 4 1.3 100.0 J Percent 7 4 3 2 Page 5- of 7 A-36 �Brighton Township Community Survey Question 34 ADDITIONAL FIRE PROTECTION ., Priority 4 18 5 5 6 3 7 2 2 8 A 22 30 3 15 B 24 35 14 19 14 C 5 14 18 6 8 D 12 23 13 11 6 5 E 38 65 52 44 39 3 F 10 36 48 20 14 2 G 27 35 34 18 11 H 22 38 42 27 12 12 18 20 15 10 8 9 9 9 2 2 2 2 2 Other 24 25 18 5 8 10 7 TOTAL 205 328 276 185 129 65 33 4 1,225 16. 7 26.8 22.5 15. 1 10. 5 5.3 2.7 0.3 iOO.O Zone J Percent 2 4 6 2 2 A-37 Pa?e 6 of 7 � 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 Brighton-Twp_Comprehensive-Development-Plan_1991 Creator An entity primarily responsible for making the resource Brandon M. Rogers & Associates, P.C., Planning Consultant Date A point or period of time associated with an event in the lifecycle of the resource 1991-06 Title A name given to the resource Comprehensive Development Plan Update Description An account of the resource The Comprehensive Development Plan for Brighton Township was prepared by Brandon M. Rogers & Associates in June 1991 with assistance from the Brighton Township Planning Commission Contributor An entity responsible for making contributions to the resource Brighton Township Planning Commission (consultant) Subject The topic of the resource Comprehensive plan publications Brighton Township (Mich.) Livingston 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/399c548568fc45c17772d2ec1e847e13.pdf 4369689e52b2c984cbf0d07d40dcd770 PDF Text Text -~~- -~~~ ,,. BRllDGEWA"Ir'FUl ~::: ~UilJDUJilJll4IJiliDuAJUl4PllwlwllUIIDQUOIIIPUiiUAl)lU@4JlllJlltJJiiiUU/JiUll*UlullDIOIIOilliilliildliia! �,- ., .-. ., •. .. Bridge\Vater To\Vnship General Development .Plan , If .-, If' .-.,. •Ir ... FROM THE LIBRARY OF/ Plann'.ng & ZJn:n~ Center, Inc~ June 1992 Prepared by the Bridgewater Township Planning Commission in consultation with the Washtenaw County Metropolitan Planning Commission �BriJgewaler ~own~hip BRIDGEWATER, MICHIGAN 48115 September 1992 Bridgewater Township Residents - Friends: Over a year ago Bridgewater Township began to review its 1980 General Development Plan. Over 300 Township households helped us by completing a survey in December. Many other people attended one or more meetings of the Planning Commission. And some citizens simply contacted Planning Commission members to express their concerns and desires. Your input was valuable and helped shape our thinking. Information on development over time, as well as maps showing physical characteristics of the land, the water, the vegetation and current uses also gave us guidance as to what seems possible in the future for our Township. This report details the choices your Planning Commission made and the direction it chose. The Bridgewater Township Board adopted the Plan June 13. This General Development Plan for Bridgewater Township is a guide to future development. It is not a zoning map or a zoning ordinance. Rather, it is to be used as a broad base to guide future zoning decisions. Because the General Development Plan deals primarily with long range needs, it is a reference to guide developers, businessmen, farmers and other residents and the Township's elected and appointed officials as they carry out their responsibilities. The Township contracted for technical assistance in the preparation of this report from the Washtenaw County Metropolitan Planning Commission. Their staff deserves a special thanks for going "above and beyond" to help the Planning Commission accomplish this plan. - Also most deserving of thanks are the members of the Planning Commission - Gabe Dull, Mark Iwanicki, Heidi Cobb, Gerald Marion, Wade Peacock, Alwin C. (Charlie) Wahl, Jr., and Leonard Dayss. Their hard work (and patience with the chairman) made possible an excellent report in a reasonable amount of time. Now comes the test of our work. This report should serve you - the residents of Bridgewater Township. If it doesn't serve you, come back to the Planning Commission with your suggestions. When it does help you, let us know so we can build on those good aspects. Sin~/iA James Fish, Chairman Bridgewater Township Planning Commission �• BriJgewaler :Jown6~ip BRIDGEWATER, MICHIGAN 48115 •.. • ! •~ ·~ • •• • • Resolution I, Karen Weidmayer, Clerk of Bridgewater Township, Washtenaw County, Michigan, hereby certify that the within General Development Plan and Map was adopted by the Township Board of township of Bridgewater, at a regular meeting held on June 15, 1992. All members of said Board were present. I further certify that Member Parr moved adoption of said plan and that Member Harlin Fraumann supported said motion. I further certify that the following members voted for adoption of the General Development Plan and Map: Douglas Parr, Supervisor; Karen Weidmayer, Clerk; Harlin Fraumann, Treasurer; Andrew Poet, Trustee; and Victor Mann, Trustee. Signed:+ a. u/.itkc:;:J Karen A. Weidmayer, Clerk Bridgewater Township �Table of Contents Introduction Purpose of the General Development Plan ....................................... 3 Why Plan? ................................................................ 3 Use of the Plan ............................................................. 3 The Planning Process ....................................................... 4 County Setting .............................................................. 6 Regional Setting ............................................................ 6 Citizen Survey ............................................................. 9 Survey Summary ........................................................... 14 The Plan Plan Format ............................................................... 19 Goals, Objectives, Strategies .................................................. 19 Agriculture ................................................................ 21 Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Environment .............................................................. 27 Residential ................................................................ 32 Commercial ............................................................... 36 Industrial ................................................................. 39 Circulation ................................................................ 41 Community Facilities ....................................................... 44 General Development Plan Land Use Categories ................................. .47 General Development Plan Map ............................................... 49 Implementation ............................................................ 50 Supporting Data and Analysis Population ................................................................ 55 Population Projections ....................................................... 57 Household Size/Households ................................................... 57 Housing .................................................................. 57 Income Characteristics ...................................................... 57 Employment ............................................................... 61 Existing Land Use .......................................................... 61 Sewer & Water .............................................................64 Existing Zoning ............................................................ 65 Soils ..................................................................... 65 Topography ............................................................... 65 Slopes .................................................................... 65 Watersheds ............................................................... 70 Woodlands ................................................................ 70 Wetlands ................................................................. 70 Groundwater Recharge Areas ... . ............................................. 70 Circulation ................................................................ 74 Schools ................................................................... 75 Police .................................................................... 75 Fire ..................................................................... 75 �-ill • •Ill : Introduction Purpose of the General Development Plan Why Plan? Use of the Plan The Planning Process County Setting Regional Setting Citizen Survey Survey Summary �Purpose of the Plan Use of the Plan The purpose of this document is to revise and update the existing Bridgewater Township General Development Plan which was adopted in map form in 1980. In the last twelve years many changes have occurred within the Township and neighboring communities that have had an impact on Bridgewater Township. To effectively tailor planning policies and development guidelines to these changes, it is necessary to establish a written and graphic statement concerning development goals and objectives for the Township on a periodic basis. The planning process that was followed in the preparation of this plan accomplishes that task. The plan serves many functions. First, as a general statement of the Township's goals, it provides a single, comprehensive view of what the Township desires for the future. Secondly, the plan serves as an aid in dayto-day decision-making. The goals, objectives and strategies outlined in the plan, guide the Planning Commission and Township Board in their deliberations on zoning, subdivisions, and capital improvements. The Plan provides a stable, long-term basis for decisionmaking. In effect, it forms an agenda for the achievement of goals and objectives. Why Plan? The primary objective of planning is to guide future events to achieve a better environment in which to live, work and play. In other words, the purpose of planning is to aid citizens and public officials in making decisions about the future. The comprehensive plan document and map are the products of the planning process which attempt to balance community goals in order to guide the growth of the Township. The plan is not a panacea or "cure all" for potential conflicting desires of citizens and Township officials. Rather, it is a long range statement of general goals and objectives aimed at the unified and coordinated development of the Township. As such, it provides the basis upon which zoning and land use decisions are made. Bridgewater Township General Development Plan A third function the plan serves is providing the statutory basis upon which zoning decisions are based. The Township Rural Zoning Act (P.A. 184 of 1943, as amended) requires that the zoning ordinance be based upon a plan designed to promote public health, safety and general welfare. Finally, the plan functions as an educational tool. Background studies and analysis form the basis for various plan elements (along with the goals and objectives). In addition, the plan provides a statistical view of the economic, demographic, cultural and natural make-up of the Township. This analysis, coupled with a statement of development goals and objectives, gives citizens, landowners, prospective developers and adjacent communities a clear indication of the Township's vision of the future. Page 3 �The Planning Process Planning is an ongoing, cyclical process. (Figure 1) It is inherently dynamic, fluid, changing. In general, the planning process is an attempt to answer a series of questions: • What do we have I anticipate? ❖ In viewing planning as a cyclical, ongoing process it becomes'possible to make the plan a "living" document one which is flexible enough to meet changing conditions and yet firm enough to provide stable, long term guidance to decision inakers. In so doing, the planning process can become an integral part of the decisionmaking process. Research and analysis of existing conditions (population, housing, transportation, environmental, etc.) and identification of problems and opportunities. • What do we want? ❖ Determination of the Township's development goals and objectives, the Township's vision of the future. • How do we get there? ❖ The general strategies that can be utilized to create the conditions the Township desires. • Getting there. ❖ Adoption/initiation of recommended strategies to implement the plan. • Is the plan working? ❖ Page 4 Analysis of implementation results to determine if the plan is accomplishing what was originally desired. Bridgewater Township General Development Plan �• FIGURE 1 THE PLANNING PROCESS - WHAT DO WE HAVE? - RESEARCH & ANALYSIS - I WHAT DO WE WANT? • GOALS & OBJECTIVES - IS THE PLAN WORKING? - PLAN MONITORING • • GETTING THERE - PLAN IMPLEMENTATION· - HOW DO WE GET THERE? - STRATEGIES - Source: "The PLAN FOR PLANNING". Coffl)rehensive Planning Program. City ol JANESVILLE, WISCONSIN. Bridgewater Township General Development Plan Page 5 �County Setting Regional Setting Bridgewater Township is located in southwest Washtenaw County. (Map 1) Although community orientation is heavily weighted toward Clinton, Manchester, Saline, Ann Arbor and Washtenaw County, many other factors serve to define other orientations. The State of Michigan is currently divided into 13 planning regions. Bridgewater Township, located within Washtenaw County, is part of Region 1 commonly known as the South-East Michigan Council of Governments (SEMCOG). The Region consists of Wayne, Macomb, Oakland, St. Clair, Monroe, Livingston and Washtenaw Counties. (Map 1) Historically, the center of this Region in terms of population and economy, has been the City of Detroit. The Township is approximately equal distant from Jackson, Adrian and Ann Arbor and is divided by the Clinton, Manchester, and Saline School Districts. Close access.to US-12 and M-52 provide direct access for residents to Adrian, Clinton, Saline, Tecumseh, Ann Arbor, Ypsilanti and Wayne County for working and shopping. The Township itself is considered rural with a historically agricultural base. Bridgewater's picturesque topography has favored residential use and over the last three decades the Township has seen the number of residences double as the land is increasingly viewed as rural residential. Pressure for residential growth is expected to continue with agricultural uses remaining steady or declining. Page6 Although there is considerable influence from the SEMCOG Region on the Bridgewater Township area, Region II which includes Jackson, Hillsdale and Lenawee Counties has a significant regional influence when evaluating statistics relevant to place of employment and regional shopping patterns. Bridgewater Township, while not located on the extreme fringe of the SEMCOG Region, like its neighbor Manchester Township, still identifies with overlapping school districts, telephone exchanges and retail shopping centers located outside the SEMCOG region. Given the Township's geographic relationship to both SEMCOG and Region II, Map 2 identifies those areas outside of the SEMCOG region which are especially significant to Bridgewater Township residents. Bridgewater Township General Development Plan �MAP 1 County & Regional Setting Bridgewater Township General Development Plan Page 7 �MAP2 Bridgewater Township Regional Location Page8 Bridgewater Township General Development Plan �Bridgewater Township Citizen Survey In December of 1991, the Bridgewater Township Planning Commission mailed out 742 citizen surveys to all Township property owners of record at that time. Six hundred and eighty (680) surveys were actually received by Township residents. Forty four and a half percent (44.5%) or 303 surveys were returned. The survey was intended to gage the sentiment of residents and property owners on issues relating to planning and development. The following is a summary of the survey results as well as the raw answers to the survey itself. Care should be taken in interpretation not to assume that the survey results are representative of all Township residents and property owners, but representative of those Township residents and property owners that actually responded to the survey. Bridgewater Township General Development Plan Page 9 �Bridgewater Township Citizen Survey "' IX> ~ 5 A. General Information A1. Please cirde the number of the school district in which you live. 3. Manchester School District 38.0% 4. Don1 know 3.2% 1. Clinton School District 41.9% 2. Saline School District 15.5% A2. Please cirde your zip code: 48158 49.1% 48176 10.7% A3. Please answer the following for yourself and your spouse (if any). Age Sex 1=Male 2=Female Self 17-90 Avg. 50.0 M:215 F= 76 Avg. 21.7 Spouse 21-81 Avg. 48.7 M:44 F= 181 Avg. 16.8 A4. # Years Bridgewater Resident 49236 36.7% # Years Property Owner in Bridgewater 5. Other 1.4% Other 3.5% (48115, 48130, 49230, 49286) t/ if Renter # Years Education Completed (12=High School Grad., 16--College) Avg. 18.0 19 H liS. ~ S&l1.. + 2.2% 48.9% 41.4% 7.5% Avg. 13.8 yrs. Avg. 15.5 9 H liS. ~ S&l1.. + 2.3% 52.8% 36.9% 8.0% Avg. 13.6 yrs. On the lines provided, record the number from the list below that best describes your occupation (and your spouse's occupation). SefftSJ)ouse 01 . 02. 03. 04. Professional 20.0%119.2% Managerial 10.9%14.0% Skilled Laborer 17.7%110.3% Unskilled Laborer 5.8%13.1% B. Residential Attitudes B1. Which of the following are reasons that you continue to live in Bridgewater Township? (Cirde all that apply.) a. b. c. d. B2. ~ Quality of schools 21.4% Close to work 21.7% Affordable housing 17.4% Close to friends & family 31.4% B3. e. f. g. h. Like the community 49.8% Low taxes 13.0% Like rural living & the natural environment 78.3% Other 10.0% Circle the number that best describes how you feel about the rate of residential growth in Bridgewater Township. 1. Much too fast 20.0% b:l ::s. p,. 05. Farmer 12.2%12.7% 09. Student 1.0%11.3% 12. Unemployed .7%11.3% 06. Sales .7%13.6% 10. Houswife 4.8%124.6% 13. Business Owner 6.8%5.8% 07. Clerical 1.4%18.0% 11 . Retired 15.3%112.5% 14. Other .7%/.5% 08. Service Worker 2.0%/3.1% 2. A little too fast 25.0% 3. About right 48.0% 4. A little too slow 5.0% 5. Much too slow 2.0% Which lot size or density (number of houses per acre) would you prefer? (Cirde all that apply.) ~ IX> a. More than one house per acre 4.3% b. One house on 1 acre 16.7% c . One house on 2 acres 27.4% Ii ~ ~ ~ .;· i..,e.. B4. ~ ...,0 ~ ~ ::9 IX> 1:1 On what size parcel is your residence located? (Circle one number.) 1. Less than one acre 6.1% 2. One acre, but less than two 13.3% 3. Two to five acres 16.7°Ji t:I BS. d. One house on 10 acres 42.1% e . Other 14.7% 4. Six to ten acres 10.2% 5. Over ten acres 53.7% If more single family residences are added, where would you prefer they be located? (Cirde all that apply.) a. Near the Village of Clinton 44.5% b. Near Bridgewater 28.8% c. In undeveloped areas suitable for development 30.8% d. Other area 10.7% · I ----------··- I �- t:l:I ::i. p.. B6. ~ •.-----------., .• In general, do you feel that the right of the Township to regulate should come before the rights of the private landowner? (Cirde one number.) ~ ..,~ 1. Yes, always 6.0% 2. Yes, but only when the general welfare of the township can be shown 14.2% ;;3 ~ t:l c.o ..,2'. f( B7. t:l ~ "'~ ..,0 ~ Sl. ::si ~ If residential development is to continue in Bridgewater Township, which of the following would you like to see. (Cirde all that apply.) a. b. c. d. e. f. E.. t:l 3. Each case must be considered individually 38.2% 4. No, generally not 27.4% 5. Never 14.2% Large lot residential , as it is presently occuring 38.6% Higher density residential development near the Village of Clinton 19.4% Higher density residential development near Bridgewater 14.0% Single family homes dustered together, leaving open space undeveloped 18.1% Don't want more residential development in the Township 34.4% Other 6.0% C. Commercial Attitudes C1 . Which describes how you view commercial (retail and service) businesses in Bridgewater Township? (Cirde one number.) 1. Not enough 23.1% 2. About right for the size and character of the community 71.7% 3. Too much 5.2% C2. Where would you like to see future commercial growth located to serve the citizens of Bridgewater Township? (Circle all that apply.) a. Along US-12, near the Village of Clinton 40.8% b. Austin Road near Bridgewater 28.8% c. Along Bartlett Road 3.3% C3. Cirde one number from each column to identify the village and the city where you conduct most of your business. Villages 01 . 02. 03. 04. C4. d. Inside the Village of Clinton only 14.7% e. Don1 want more commercial development in the Township 32.1% f. Other area 3.3% Cities Manchester 31.7°,6 Clinton 48.5% Bridgewater 15.2% Other 4.6% 10. 11. 12. 13. 14. Ann Arbor 51.6% Tecumseh 14.5% Saline 22.2% Adrian 8.1% Other 3.6% Cirde the number that best descibes how you would feel about a small shopping center ( 4 to 6 stores) located in the Township. 1. Strongly 12.1% in favor 2. Somewhat 18.2% in favor 3. Neutral/ 19.9% no opinion D. Industrial Attitudes D1 . Which describes how you view industry in BridgewaterTownship? (Cirde one number.) 4. Somewhat 16.8% opposed 1. Not enough 18.0% 2. About right for the size and character of the community 73.0% 3. Too much 9.0% D2. '"1:1 ~ ........ Where would you like to see future industrial growth in the Township? (Cirde all that apply.) a. b. c. d. Near the Village of Clinton 33.4% Near Bridgewater 24.1% Don't want more industrial development in the Township 46.5% Other area 3.0% 5. Strongly 33.0% opposed �'ti ~ .... t.:) E. Natural Resources E1 . Which of the following best describes how you perceive the Township's natural resources (woods, wetlands, creeks, etc.)? (Cirde one number.) 1. 2. 3. 4. E2. An asset to the community that should be protected by local government 49.0% A limited resource of increasing value 22.6% Solely the responsibility of the property owners 26.2% No particular value 2.2% Should the Township consider special protective measures for any of the following? (Cirde all that apply.) a. b. c. d. Raisin River 59.5% Saline River 44.5% Wetlands 44.5% Woodlands 47.5% e. Groundwater 61.2% f. Lakes 51.5% g. Natural Open Spaces 41.1% h. Other 13.9% F. Agricultural Attitudes F1. How many a(!eS do you farm or lease? (Cirde one number.) 1. 10 - 39 acres 15.4% F2. 3. More than 100 acres 16.5% 2. 6 - 10 years 14.3% 3. More than 10 years 77.8% In your opinion, what do you consider needs more protection by the Township? (Circle one number.) 1. Agricultural land 22.1% 2. Open Space 7.4% 3. Both 48.8% 4. Neither 1 nor 2 21.7% G. Transportation G1. How many members of your household are employed outside the home? _ __ 1 =36.8% 2 =52.3% 3 =6.8% 4 : 4.1% G2. Cirde the letters which best identify where employed members of your household work. a. b. c. d. e. f. 0:, ::i. f ~ 4. Do not farm 54.2% If you presently farm 80 acres or more, how long do you plan to keep this land in agricultural production? (Circle one number.) 1. 1 - 5 years 7.9% F3. 2. 40 - 100 acres 13.9% Bridgewater Township 8.7%126 Wayne County 12.4%137 Oakland County 1.3%14 Livingston County .7%12 Jackson County 2.3%17 Lenawee County 11.0%133 g. Monroe County .7%12 h. Ann Arbor City 27.4%182 i. Ypsilanti City 10.7%/32 j. Saline City 19.7%159 k. Milan City .7%12 I. Chelsea Village 2.3%17 If one or more, continue with G2. If none skip to GS. m. n. o. p. Dexter Village 2.3%17 Manchester Village 8.0%124 Other Wash. Co. Areas 10.7%132 Detroit City 1.7%15 q. Other 12.7%138 ID ~ ,-,3 G2a. On the line beside each location you cirded at G2, please record the number of household members employed there. G3. Cirde the roads typically used by members of your household on the way to and from work. 0 ~ 1:1 ..,2'."' a. US-12 43.8% ~ b. Austin Road 52.2% c. Clinton Road 18.7"-' ~ e:.. d. Schneider Road 21.1% e. Parker Road 18.4% f. Other 14.4% t:, ~ ..,0 ~ ~ ::9 ~ G4. How far do you and each employed member of your household drive (one way) to work? (Cirde as many as apply and record the number of persons in your household who drive that distance.) a. 0-2 miles 4.3%113 b. 3-6 miles 12.4%137 c. 7-12 miles 19.1%157 d. 13-20 miles 26.8%180 e. 21-30 miles 26.8%180 t-w-.-w-1---:a-t:-l f. 31-40 miles 9.0%127 g. Over 40 miles 11.0%133 t:-- C-t: �~~-- -. -. ,--. • , ~, t:o ::t GS. f 1. Excellent ~ ~ ~ How would you describe the gravel roads in the Township? (Circle one number.) G6. .7°-' 2. Very Good 4.4% 4. Fair 39.7% 3. Good 25.0% 5. Poor 30.2% Would you support an additional millage to improve gravel roads in the Township? (Circle all that apply.) ~ ; a: a. b. c. d. "0 ~ ::, <I> a No 68.9% Yes, by increased property taxes 9.0% Yes, by special assessment based on road frontage 14.7% Yes, by other funding 8.0% t, ~ 0 "0 ..~ H. Miscellaneous H1. In general, how do you feel about the annexation of Township property by the Village of Clinton? (Circle one number.) ::, "d 1. In favor of 10.1% annexation ;- ::, 2. NeutraV 46.5% no opinion H2. Are you in favor of sewer and water being extended into the Township from the Village of Clinton? H3. If you have been a Township resident for 5 or more years, please rate how you feel the following categories have changed. Road Conditions Sarne 52.9% Better 10.2% Much Better .9% Privacy 4.9% 36.0% 56.9% 2.2% 0% Crime 4.0% 28.0% 64.0% 3.0% 1.0% Traffic 26.0% 44.4% 27.4% 1.3% .9% Natural Environment 6.3% 31.5% 57.7% 4.0% .5% H4. Would you support an additional property tax millage to improve police protection in the Township? HS. Would you support an additional property tax millage to provide trash pick-up in the Township? H6. Should the Township encourage and support the development of a public park or recreation area within the Township? (Circle one number.) H7. HS. 2. No 57.0% 1. Yes 21.7% 1. Yes 23.1% 2. No 78.3% 2. No 76.9% 3. Uncertain 23.0% Circle the number that best describes how you would feel about the building of a waste water treatment facilty to accomodate existing and future growth in Bridgewater? (Circle one number.) 1. Strongly 6.4% in favor 2. Somewhat 10.8% in favor Additional comments on Township issues: Taxes= 30.1% = Growth 29.2% Roads= 16.8% ....to 2. No 67.9% Worse 24.0% 1. Yes 20.0% "' ~ 1. Yes 32.1% Much Worse 12.0% -- "d 3. Opposed to 43.4% annexation Government= 13.3% = Clean up 5.3% Services =5.3% 3. NeutraV 26.3% no opinion 4. Somewhat 21.5% opposed s. Strongly opposed 35.0% �Bridgewater Township Survey Summary Residential Attitudes Commercial Attitudes • 23.1% of the respondents think there is not enough commercial business in the Township. • 78.3% of the respondents continue to live in the Township primarily because they like rural living, the natural environment and living close to family and friends. • 48.0% of the respondents feel that the rate of growth is about right. • 42.1 % of the respondents prefer a lot density of one house on 10 acres, while 53. 7% of the respondents live on parcels of 10 acres or larger. • 44.5% prefer more single family residences to be added near the Village of Clinton, while 30.8% • 71.7% believe there is adequate commercial busi- ness in the Township. • 40.8% support future commercial growth along US-12 near the Village of Clinton. 32.1 % do not want any more commercial development in the Township. • 48.5% consider Clinton as their Village of choice when conducting business, while 51.6% consider the City of Ann Arbor their City of choice when conducting business. prefer single family residences to be located in undeveloped areas suitable for development. • 49 .8% responded negatively to a shopping center in • How the residents feel about whether the Town- • 30.3% responded favorably to a shopping center in the Township, while 19.9% are neutral or have no ships rights to regulate should come before the rights of the private land owner: 38.2% feel each case should be considered individually, while 27.4% feel that the Townships rights generally should not come before the property owners. the Township. op1mon. Industrial Attitudes • 18.0% of the respondents feel that there is not • 38.6% would like to see large lot residential devel- opment to continue as it is presently occurring, while 34.4% don't want any more residential development. Page 14 enough industry in the Township. • 73.0% feel that local industry is about the right size and character for the community. Bridgewater Township General Development Plan �need protection by the Township, while 22.2% think neither need protection. • 9.0% feel that there is too much industry in the Township. • 46.5% do not want anymore industrial develop- ment in the township, while 33.4% would like to see future industrial growth located near the Village of Clinton. Transportation • 27.4% of the respondents work in the City of Ann Arbor; 19. 7% work in the City of Saline, and 12.4% in Wayne County. 8.7% work in Bridgewater Township. Natural Resources • 49.0% of the respondents describe the natural envi- • 26.8% (80 people) drive 21-30 miles one way to work, while the same percentage drives 13-20 miles, one way to work. 11.0% (33 people) drive over 40 miles one way to work. ronment as an asset worth protecting. • The following percentages reflect those respon- dents who favor consideration of protective measures to preserve natural resources in these geographical areas: Groundwater - 61.2%, Lakes 51.5%, River Raisin - 59.5%, Woodlands - 47.5%, Wetlands - 44.5%, Natural Open Spaces - 41.1%, Saline River - 44.5%, Other - 13.9%. Agricultural Attitudes • 54.2% of the respondents do not farm, while • 39.7% describe gravel roads in the Township as fair, while 30.2% describe them as poor. • 68.9% are not in favor of an additional millage to improve gravel roads. Miscellaneous • 43.4% are opposed to annexation, while 46.5% were neutral or had no opinion. 67 .9% are opposed to sewer extension from the Village of Clinton. • Residents living in the township for more than five years feel the following: 13.9% farm or lease between 40-100+ acres. • 77 .8% presently farming 80 acres or more plan to keep their land in agricultural production for more than 10 years. • 48.8% think that agriculture and open space Bridgewater Township Gi)neral Development Plan Page 15 �Road Conditions: 52.9% same, 24.0% worse. Privacy: 56.9% same, 36.0% worse. Crime: 64.0% same, 28.0% worse Traffic: 44.4% worse, 27.4% same Natural Environment: 57.7% same, 31.5% worse • 78.3% of the respondents do not support an additional millage to improve police protection, while 76.9% oppose a millage to provide trash pick-up. ❖ Clean Up: Clean up and beautification of community. ❖ Services: Comments about utilities, sanitation, recycling, water treatment. ❖ Government Related: Comments about annexation, property assessments, ordinances. • 57.0% say they do not support the use of tax dollars for a public park or recreation area within the Township. • 56.5% are opposed to the building of a waste water facility to accommodate future growth in Bridgewater. • General comments can be broken down according to the following citizen concerns: Taxes: 30.1%, Growth: 29.2%, Roads: 16.8%, Government: 13.3%, Cleanup: 5.3%, Service: 5.3%. Page 16 ❖ Taxes: "Too high." "Not enough services for money paid. " ❖ Growth: "Like the community the way it is. " ❖ Roadstrraffic: included comments about police. Bridgewater Township General Development Plan • • • • • • • • • • • �I •ill (ill • • • The Plan Plan Format Goals, Objectives, Strategies Agriculture Open Space Environment Residential Commercial Industrial Circulation Community Facilities General Development Plan Land Use Categories General Development Plan Map Implementation �Plan Format Goals The following pages outline the development goals and objectives of the Township. These goals and objectives were established through the planning process. During this process, the Township Planning Commission solicited public input on the problems and opportunities facing Bridgewater Township. This was accomplished through public meetings and an opinion survey which was mailed to residents throughout the Township. The Planning Commission then analyzed the responses and formulated goals and objectives designed to address the issues raised during that process. Goals should be viewed as long-range statements that are reflections of the Township's underlying values and desires. They are typically more general in nature. Next, the Planning Commission considered various strategies designed to achieve each objective. The lists of strategies following each objective are not exhaustive or mutually exclusive. They provide a broad range of options, some more feasible than others, that can be used to reach goals and objectives. They should each be viewed as one piece of the puzzle - an interlocking series of planning actions that together form the basis for eventual achievement of the development goals of the Township. Finally, it should be noted that some strategies may not be feasible given current political, legal, economic or practical reasons. While this may prevent implementation of some strategies immediately, considerations of these options in the future by the Planning Commission is possible. (Figure 2) Bridgewater Township General Development Plan Objectives Objectives are shorter term, more specific statements which are designed to partially achieve the goals. They can be thought of as one step towards meeting the goal. Strategies Strategies are specific actions which can be taken by the planning commission and board in their efforts to achieve each objective. They are definitive statements aimed at achieving specific objectives. Through this goal-objective-strategy format, a direct link has been established between Township desires (goals, objectives) and the actions necessary to achieve them (strategies). (Figure 2) In doing so, a more realistic appraisal of plan elements (goals, objectives) is anticipated. The results will be a clearer realization of the actions necessary to achieve desired goals. Page 19 �_, FIGURE 2 111ft PLANNING FRAMEWORK E 1- llf GOAL I ~ OBJECTIVE I STRATEGY Page 20 I - - I ~ - OBJECTIVE I I STRATEGY STRATEGY I I STRATEGY Bridgewater Township General Development Plan •llf •1111 • : •111 • �'1 If " "-II .. "(Ill Ill -Ill Ill • Identify prime agricultural areas within the Township where long term agricultural operations are currently located and can reasonably be sustained into the future. • Maintain zoning provisions and language that promotes agriculture as a permitted and principal use . . • Support the use of innovative zoning approaches to protect prime agricultural areas. • Support and maintain P.A. 116 Farmland appli- Agriculture Goal cations, iflocated within areas designated for agricultural uses. • Discourage the fragmentation ofland parcels Support stable agricultural areas and operations in Bridgewater Township. within rural areas. Where parcels can be split, promote zoning and platting techniques that will minimize the effects on land consumption. Objective Land Use decisions should be made with the intent of supporting existing, long term agricultural operations. Strategies • Consider forming an Agricultural Lands Com- mittee to explore and determine an interest or need to preserve prime agricultural land. Bridgewater Township General Development Plan • Consider organizing a land trust for the preser- vation of prime and unique agricultural land. Objective Discourage non-agricultural developments in active agricultural areas keeping conflicts between agricultural and non-agricultural activities to a minimum. Page 21 �Strategies • Establish zoning language that highlights the incompatibility of residential sprawl and agricultural operations. • Encourage rural non-farm residential uses to locate in clusters in order to better provide necessary rural services. zoning classification in accordance with the General Development Plan or a General Development Plan amendment. • Consider reduction of residential densities in prime agricultural areas in conjunction with innovative zoning techniques that provide incentives to protect and preserve prime agricultural land. • Where possible, establish permanent buffers of open space between urban/suburban areas and active agricultural areas. • Revise the zoning ordinance and amend the map to include an "overlay zone" of environmentally sensitive areas in which safeguards and protective measures would be required of all development within the overlay zone. • Prohibit rezonings or zoning ordinance amend- ments which allow the encroachment of suburban activities into active agricultural areas. • Amend the zoning ordinance to permit and en- courage residential clustering and flexible zoning requirements to preserve and protect agricultural land and open space. • Proposals for residential subdivisions and site condominiums should be rezoned to a residential Page 22 Bridgewater Township General Development Plan ,•. • • •1111 • • "'Ill •.. �~ '1 -II Ill • • ~ Objective Support related commercial and support activities which promote long-term agricultural areas and operations. Strategies • Maintain provisions and language in the zoning ordinance which permit farm implement, bulk feed and fertilizer operations as conditional uses in planned agricultural areas. Objective Educate residents regarding land use activities that could have negative impacts on the agricultural economy. Strategies • Promote and organize community wide forums which address relevant land use and environ mental issues. • Establish an information network between local officials and residents, through newsletters, and bulletins. Bridgewater Township General Development Plan Page 23 �rivers, ground water recharge areas, unusual topographic features, and steep slopes. • Amend the zoning map to include additional areas in the Resource Conservation District based on the identification of important natural resources or fragile lands. • Develop site plan design standards within the zoning ordinance that require maximum protection of environmental elements in the design process. Open Space Goal Support an open space system which through preservation, enhances the rural and agricultural character of the Township. Objective Support the protection of open space systems which encompass natural resources and fragile lands. • Revise the zoning ordinance and amend the map to include an "overlay zone" of environmentally sensitive areas in which safeguards and protective measures would be required of all developments within the overlay district. • Consider the use of Public Act 116 Open Space Easement applications, or a land trust to protect and preserve unique open space areas. • Develop a separate natural features protection ordinance. Strategies • Gather, maintain and update information re- garding all important natural resources and or fragile lands including but not limited to: wet lands, wooded areas, watersheds, streams, Page 24 Objective New development activity should be designed and oriented to take advantage of and preserve and protect the open space areas formed by streams, rivers, lakes, Bridgewater Township General Development Plan • • • •Ill Ill •Ill •'_. • • • �~ • • •II II •II ~ -"" ", valleys, woodlands, wetlands, steep slopes, and other natural features. Strategies Strategies • Require maximum retention and dedication of open space during site plan design, review and approval of projects. • Amend the zoning ordinance to permit and en- courage residential clustering and flexible zoning requirements to preserve and protect open space. • Restrict new development, through zoning, in areas that have been identified as having fragile lands or important natural resources. • Revise the zoning ordinance to require that a set percentage of a residential, commercial or industrial development, or the lot area of commercial and industrial lots be maintained as "open space." The percentage of open space would be in addition to existing landscape and transition strip requirements . • Develop design standards within the zoning ordinance, that through the site plan review process can be referenced so as to maintain or preserve fragile lands. • Utilize existing fragile lands or existing natural resource areas as buffer zones of open space between adjoining land uses, (i.e. housing units and agricultural operations). Objective Support open space areas and/or buffers that reduce noise, visual blight, and conflicting land uses. • Review and revise the Township zoning ordi- nance as necessary to permit and encourage alternative development designs which maximize open space (cluster housing, zero lot line construction). • Encourage the acquisition of easements on lands which are oflimited development potential, that would serve to ensure the protection of important natural resources or fragile lands (i.e. wetlands, flood plains, etc.). • Revise the zoning ordinance to create incentives for developers to provide and maintain open space areas (bonuses including residential density, floor area ratio or set back reductions). Bridgewater Township General Development Plan Page 25 �Objective Objective Support an open space network along the River Raisin that encompasses its tributaries, associated wetlands, flood plains and other natural features. Promote and establish a community awareness program within the Township that accentuates the need for open space and the natural environment associated with it. Strategies Strategies • Support continued enforcement of the current State and National wetland and flood plain protection statutes and regulations. • Promote and organize community wide forums which address relevant land use and environmental issues as they relate to open space preservation. • Consider amending the zoning ordinance to require larger setbacks from the River Raisin and its tributaries. • Establish an information network between local officials and residents with newsletters, and bulletins. • Explore the feasibility of natural river status for the River Raisin. • Encourage maximum open space retention and protection of tributaries, wetland and flood plain areas during the site plan design, review and approval process. • Explore public and private sources to finance acquisition and maintenance of public open space easements of property along designated tributaries. Page 26 Bridgewater Township General Development Plan .-, • • • • �-Ill "II • Revise the zoning ordinance to include perform- ance standards for uses which have potentially harmful environmental side effects. • Establish separate overlay districts for fragile lands and natural resource areas, outlining in the zoning ordinance specific performance cri teria for their use. • Prepare and adopt separate site plan review cri- teria which address specific environmental considerations and safeguards. Environmental Goal Protect and preserve the natural resources and features of the Township. Objective Minimize the negative impact of development on the environment. Strategies • Create and distribute standards in a developers information packet that explains Township policies and gives clear guidance on how to follow them. • Increase code enforcement inspection efforts to assure compliance with development guidelines. • Amend the zoning ordinance to permit cluster development and other innovative designs which minimize lot coverage, maximize open space and allow flexibility in accommodating environmentally sensitive areas. • Revise the zoning ordinance to require prelimi- nary site plan meetings between developers and Township officials. Bridgewater Township General Development Plan Page 27 �~ Objective Promote the protection of ground water resources from contamination and/or degradation due to potentially harmful development or land use activities. Strategies Continually update and maintain existing groundwater recharge data and base maps for use during the development review process. • Encourage the donation of ground water recharge areas to the State, Township, or a land trust. • Within the zoning ordinance, create separate site plan review criteria which incorporates ground water protection measures for developments that are of a nature that could potentially have impacts on the ground water supply. • Promote the acquisition of easements to prevent development of groundwater recharge areas. • Revise the zoning ordinance to include specific protection criteria within the existing frame work of the schedule of zoning district regulations and supplementary district regulations. • Within the zoning ordinance create an overlay zone with separate ground water recharge area protection measures which, in addition to general zoning district restrictions, must be met. • Establish subdivision, site condominium and/or planned residential development guidelines which regulate development within groundwater recharge areas. • Establish zoning ordinance language which prohibits the use of injection wells for the disposal of hazardous waste. • Encourage deed restrictions of ground water recharge areas during site plan review of proposed developments. Objective Promote the protection of wetlands from encroachment and/or degradation due to potentially hannful development or land use activities. Strategies • Amend the zoning ordinance to include a sepa- rate wetlands protection section within the supplementary district regulations which clearly details the need for the State of Michigan Department of Natural Resources (MDNR) permits prior to any development/filling activities. • • .,• w: .• , •-• 1111 •.. 1111 Page 28 Bridgewater Township General Development Plan Ill �~ '• • • • •.. -II -Ill II • Update and maintain accurate wetland data and base maps for use in the development review process. • Within the zoning ordinance create an overlay zone with separate wetland protection measures which, in addition to general zoning district restrictions, must be met . • Establish subdivision, site condominium and/or planned residential development guidelines which regulate development within wetlands. Objective Restrict development and land use within flood plains areas, including associated water ways. Strategies • Continue enforcement of existing state and federal laws concerning flood plain management. • Within the zoning ordinance create an overlay zone with separate flood plain protection measures which, in addition to general zoning district restrictions, must be met. • Establish a technical review process, to be con- ducted during site plan review, with the purpose of reviewing new developments for their impact on wetland areas . • Establish subdivision, site condominium and/or planned residential development guidelines which regulate development within flood plain areas. • Encourage deed restrictions of wetlands areas during the site plan review process. • Encourage the acquisition of easements to prevent development of wetland areas. • Encourage the donation of wetlands to the State, • Revise the ordinance to include a flood plain development section in the supplementary district regulations which clearly detail State of Michigan restrictions and sets forth Township regulations regarding development within flood plain areas. Township, or a land trust. • Within the zoning ordinance, create separate site • Revise the zoning ordinance to have specific setback and protection measures within the existing schedule of district regulations and/or supplementary district regulations. Bridgewater Township General Development Plan plan review criteria which incorporate flood plain protection measures. Page 29 �• Encourage deed restrictions of flood plain areas during the site plan review process. • Within the zoning ordinance, create separate site plan review criteria which incorporates woodlot or forest area protection measures. • Encourage the donation of flood plain areas to the State, Township, or a land trust. • Encourage the acquisition of easements to pre- vent development of forest areas. • Encourage the acquisition of easements to prevent development of flood plain areas. • Encourage deed restrictions of forest areas during the site plan review process. Objective Encourage the conservation of woodland areas. Strategies • Within the zoning ordinance, create an overlay zone with separate woodland protection measures, in addition to general zoning regulations, which must be met. • Revise the zoning ordinance to include specific protection criteria for woodland areas within the existing framework of the schedule of zoning district regulations and supplementary district regulations. • Encourage donation of forest or woodlot areas to the State, Township, or a land trust. Objective Limit development on steep slope areas throughout the Township. Strategies • Within the zoning ordinance, create an overlay zone with separate steep slope protection measures, in addition to general zoning district regulations, which must be met. • Within the zoning ordinance adopt site plan • Establish site plan review criteria for subdivi- sions, site condominiums and/or planned residential developments aimed at protecting large woodlots. review criteria which specifically details performance requirements for the development of steep slopes. • Encourage the acquisition of easements to prevent development of steep slope areas. Page 30 Bridgewater Township General Development Plan • �' I "Ill 1111 II II II • Encourage deed restrictions of steep slopes during the site plan review process. • Encourage the donation of steep slope areas to • Establish zoning language which prohibits secondary gravel and/or accessory operations, i.e. asphalt plants, concrete plants and similar operations. the State, Township, a land trust or conservancy. • Consider an overlay zone technique which exam- Objective Reduce the negative impact of sand, gravel, and other extractive operations. Strategies ines the sphere of influence or impact of sand and gravel extraction operations on existing land use activities. • Increase code enforcement/inspection efforts to assure compliance with development guidelines. • Maintain Township ordinances regulating min- ing, excavation, stockpiling, quarrying, processing and the dumping/disposal of off site soil and/ or comparable material. • Work closely with the Washtenaw County Road Commission in evaluating haul routes and the associated long-term impacts to roadways and adjoining land use activities. • Maintain Township efforts which require existing sand and gravel operations to obtain a conditional use permit for continued operation along with approved restoration plans. Objective Oppose sanitary landfills of any type or classification. Strategies • Maintain Township policy which emphasizes the incompatibility of sanitary landfills with longterm land use goals. • Establish adequate facilities for recycling along with educating Township residents to the longterm benefits of reducing the waste stream vs. inefficient use of landfill space. • Evaluate the adoption of"sunset provisions" which would set time and/or unit extraction limits for sand and gravel operations. Bridgewater Township General Development Plan Page 31 �• Support the incorporation of site planning into the project design process. • Encourage a mixture of housing types when and where appropriate (i.e. near the Village of Clinton boundary). • Consider design standards within the zoning ordinance which will accommodate accessory uses or home sharing opportunities as an alternative way to address emerging housing needs. • Encourage the location of new residential devel- Residential Goal Consider residential development that is compatible with the Township's agricultural and rural character and meets the needs of its residents. opments adjacent to existing public facilities and service investments (utility systems, schools, and recreational opportunities). Objective Limit residential densities to not more than 1 dwelling unit per acre outside of potential sewer service areas . Objective Support adequate and affordable housing for the existing population, anticipated population growth, and households with special needs. Strategies • Support efforts to rehabilitate existing housing. • Support the use of cluster housing in the design Strategies • Support and maintain zoning provisions and language which stipulate a maximum density of one dwelling unit per acre in the Rural Residential Zoning District. • Require residential uses to locate on soils which can permanently support on-site utilities, of residential areas. Page 32 Bridgewater Township General Development Plan • • •w • :_, • • •Ill • • I �minimizing the need for future municipal water/ wastewater utility extension or the need for a package treatment facility. • Amend the zoning map to accommodate Subur- ban Residential only in accordance with the General Development Plan, and only upon receipt of a rezoning petition. • In accordance with the General Development Plan, maintain and support a Rural Residential Zoning District (one dwelling unit per acre). • Rezoning of additional land to Rural Residential will be in accordance with the General Development Plan, and only upon receipt of a rezoning application. • Amend the zoning ordinance to include language and provisions that encourage residential developments of two or more dwelling units per acre to locate, as a first priority, in areas that can be served by municipal sewer and water. • In the near future, create a joint preliminary and final development review process with the Village of Clinton, that facilitates intergovernmental input prior to annexation, when annexation is a prerequisite to providing municipal services to a · proposed development. • Amend the zoning ordinance to permit and en- courage residential clustering and flexible zoning regulations to preserve and protect agricultural land and open space. Objective Consider locating suburban residential (1-4 dwelling units per acre) in areas that are as a first priority, located within a potential area to be served by municipal sewer and water. Strategies • Amend the zoning ordinance to include provi - sions for a Suburban Residential Zoning District (1-4 dwelling units per acre). Bridgewater Township General Development Plan • Coordinate planning efforts when large projects are located along political boundaries and can effect more than one governmental unit. Objective Support innovative housing and site design which increases open space opportunities and decreases negative impacts both visually and physically between the built and natural environment. Page 33 �Strategies • Amend the zoning ordinance to permit and en- courage cluster, single family attached, zero lot line, and semi-attached dwellings within suburban residential areas (two to four dwelling units per acre). • Amend the zoning ordinance to require a pre- preliminary site design meeting between developers and the Township Planning Commission for the purpose of soliciting comments regarding innovative housing designs and site layout. • Through the zoning ordinance, develop stan- dards to serve as a guide for developers which outlines the Townships vision of what innovative housing is. • Ensure that development proposals adequately reflect necessary right-of-ways to accommodate planned road improvements, or extensions in the site plan approval process. • Review set back/yard requirements to provide for better project/site design. Objective Minimize the conflicts between rural non-farm residential uses and agricultural operations. Page 34 Strategies • The extension of municipal utilities should be limited to properties within a potential or planned sewer service area. • Consider forming an Agricultural Lands Com- mittee to explore and determine an interest to preserve prime agricultural land. • Consider the reduction of residential densities in prime agricultural areas in conjunction with . innovative zoning techniques that provide incentives to protect and preserve prime agricultural land. • Amend the zoning ordinance to permit and en- courage residential clustering and flexible zoning regulations to preserve and protect prime agricultural land and open space. • Proposals for residential subdivisions and site condominiums should be rezoned to a residential zoning classification in accordance with the General Development Plan or a General Development Plan amendment. • Amend the zoning ordinance, establishing design standards requiring buffers of open space between rural non-farm residential uses and intense agricultural activities. Bridgewater Township General Development Plan ., ., ., ., ., .-, • • • • �, , , -"II "• •Ill Objective Minimize residential sprawl by discouraging premature fragmentation ofland parcels within rural areas. Strategies • During the site plan review process for subdivi- sions, site condominiums, and planned residential developments (PRD's) establish provisions for open space which is held as common space in perpetuity, not available for further subdividing. • Amend the zoning ordinance to permit and en- courage residential clustering and flexible zoning regulations to preserve and protect prime agricultural land and open space. RES . OF CALEB BROWN. sec 5 BRIDGE WArER TP MICH • Rezone property to residential zoning districts only as it conforms to the General Development Plan and not for the purpose of economic speculation. • Investigate the adoption oflot split regulations within the zoning ordinance . Bridgewater Township General Development Plan Page 35 �under the commercial zoning district. Those commercial uses not typically associated with an agricultural/rural environment, should be removed or categorized as conditional uses. • Re-evaluate conditional uses permitted in agricul- tural districts, to ensure that they are compatible with rural areas versus being more suited to commercial or light industrial zoning. Objective Commercial Consider new commercial developments with the first priority being that they are located within areas with the potential to be served by municipal sewer and water. Strategies Goal Consider commercial activities that meet the needs of Township residents and are compatible with and required by a rural and agricultural lifestyle. Objective Consider compatible commercial uses that are associated with agricultural operators. Strategies • Amend the zoning ordinance to include language and provisions that encourage commercial developments, as a first priority, to locate in areas that are served by municipal sewer and water. • In the near future, create a joint preliminary and final development review process with the Village of Clinton, that facilitates intergovernmental input prior to annexation, when annexation is a prerequisite to providing municipal services to a proposed project. • Update and amend the zoning ordinance to establish a comprehensive list of permitted uses Page 36 Bridgewater Township General Development Plan -•1111 Ill • • • • • • • • �• •II II II II II II II • • ~ Coordinate planning efforts when large projects are located along political boundaries that can effect more than one government. • Work in conjunction with the Washtenaw County Road Commission to discourage curb cuts for individual commercial projects and to encourage combined drives, and service drives. • Support and maintain a commercial zoning district on the zoning map and language and provisions for a commercial district in the zoning ordinance. • Develop performance standards to be included in the zoning ordinance for commercial uses, which have potentially harmful environmental side effects associated with them. • Accommodate rezoning land to commercial only upon receipt of a rezoning petition and when in accordance with the adopted or amended General Development Plan. Objective Provide adequate safeguards to minimize the negative impacts of commercial activities on roads, adjacent land uses and the environment. Strategies • Revise the zoning ordinance to require a prelimi- nary site plan/design meeting between developers and Township Officials. • Ensure that development proposals adequately reflect necessary right-of-ways to accommodate planned road improvements, or extensions in approved site plans. • Prepare and adopt a separate site plan review ordinance, that is more comprehensive and addresses environmental concerns. • Prepare an information packet for developers that outlines Township policies and gives clear guidance on how to follow them. • Increase landscaping/visual barrier requirements in the zoning ordinance between commercial establishments, adjacent properties, and right-ofways. • Revise the zoning ordinance and amend the map to include an "overlay zone" of environmentally sensitive areas in which safeguards and protective measures would be required of all commercial developments within the overlay zone. • Increase code enforcement/inspection efforts to assure compliance with development guidelines. Bridgewater Township General Development Plan Page 37 j �Objective Prevent "strip development" for commercial land uses along roadways. Strategies • Develop standards or guidelines which detail graphically what the Township's "vision" of a given corridor is to be (i.e. US-12, Austin Road, Clinton Road, etc.). • Establish "Area Plans" for designated corridors within the Township to ensure balanced, welldesigned development. • Review set back/yard requirements to provide for better project/site design, service drives, and innovative parking layout. • Work in conjunction with the Washtenaw County Road Commission to reduce the number of curb cuts permitted for individual commercial developments and to encourage the use of combined drives and service drives to serve adjacent properties. • Revise the zoning ordinance to increase land- scaping/visual barrier requirements between commercial establishments and adjacent properties and right-of-ways. • Amend the zoning ordinance and map to include a "visual ov;rlay district" which would include separate landscaping and screening guidelines for a given corridor. • Consider the relationship of adjacent land uses during the site plan review process, encouraging service drives, combined curb cuts and coordinated parking areas to ensure a cohesive appearance. • Revise the zoning ordinance to require prepreliminary site plan/design meetings between developers and Township officials. Page 38 Bridgewater Township General Development Plan ., • • •.. •Ill • • • • • ~ �~ ---II II II II • " " and provisions that encourage light industrial developments to locate, as a first priority, in areas that are served by municipal sewer and water. • In the near future, create a joint preliminary and final development review process with the Village of Clinton, that facilitates intergovernmental input prior to annexation, when annexation is a prerequisite to providing municipal services to a proposed development. • Coordinate planning efforts when large projects Industrial Goal Consider light industrial development that is compatible with the rural and agricultural character of the Township. are located along political boundaries that can effect more than one governmental unit. • Support and maintain a light industrial zoning district on the zoning map and language and provisions for a light industrial district in the zoning ordinance. • Review all permitted light industrial uses in the Objective Consider new light industrial developments with the first priority being that they be located within areas with the potential to be served by municipal sewer and water. Strategies • Amend the zoning ordinance to include language Bridgewater Township General Development Plan zoning ordinance to determine if they are compatible with a rural and agricultural community. Those that are not should be removed or categorized as conditional uses. • Accommodate light industrial uses only upon receipt of a rezoning petition and when in accordance with the adopted or amended General Development Plan. Page 39 �1111 Objective Provide adequate safeguards to minimize the negative impacts of industrial activities on roads, adjacent land uses and the environment. Strategies • Revise the zoning ordinance to require prelimi- nary site plan/design meetings between developers and Township officials. • Ensure that development proposals adequately reflect necessary right-of-ways to accommodate planned road improvements, or extensions in approved site plans. • Prepare an information packet for developers that outlines Township policies and gives clear guidance on how to follow them. • Increase landscaping/visual barrier requirements in the zoning ordinance between industrial establishments, adjacent properties and right-ofways. • Revise the zoning ordinance and amend the map to include an "overlay zone" of environmentally sensitive areas in which safeguards and protective measures would be required of all industrial developments within the overlay zone. • Develop standards or guidelines which detail • Consider the relationship.of adjacent land uses during the site plan review process, encouraging service drives, combined curb cuts and coordinated parking areas to ensure a cohesive appearance. • Develop performance standards to be included in the zoning ordinance for uses which have potentially harmful side effects to the environment. • Prepare and adopt a separate site plan review ordinance, that is more comprehensive and addresses environmental concerns. graphically what the Township's "vision" of a given corridor is to be (i.e. US-12, Austin Road, Clinton Road, etc.). Ill Ill Ill Ill • Establish "Area Plans" for designated corridors within the Township to ensure balanced, welldesigned development. 11111 • Review set back requirements to provide for • -Ill better project design, service drives, and innovative parking layouts. • Increase code enforcement/inspection efforts to assure compliance with development guidelines. Page 40 --Ill -Ill Bridge'l"ater Township General Development Plan Ill �• Work in conjunction with the Washtenaw County Road Commission and the Michigan Department of Transportation to do the following: II -II II II II II II II reduce the number of curb cuts for individual developments. ❖ encourage the use of combined driveways and service drives to service adjacent properties. • Prepare an information packet for developers that outlines Township policies and gives clear guidance on how to follow them. II II ❖ Objective Circulation Goal Encourage a transportation network which facilitates an efficient internal movement of vehicles and pedestrians within the Township and into the surrounding regional transportation network. Objective Minimize development on Township roads. Strategies • Revise the zoning ordinance to require preliminary site plan/design meetings between the developer and Township officials. Bridgewater Township General Development Plan Retain unpaved roads where appropriate in rural areas of the Township. Strategies • Pursue designation of natural beauty road status for appropriate unpaved roads throughout the Township. • Direct road improvement funds toward maintain- ing and upgrading existing paved and unpaved roads. • Explore alternative means of funding circulation improvements via communication by Township officials with appropriate county, state and federal agencies. Page 41 �Objective Strategies Reduce and keep to a minimum the number of curb cuts on major roads in the Township (i.e. US-12, Austin Road, Clinton Road, etc.). • Review setbacks/yard requirements for all zoning Strategies • Inventory and assess all potential traffic hazard • Revise the zoning ordinance to require prelimi- nary site plan meetings between developers and Township officials. • Work in conjunction with the Washtenaw County Road Commission to r·educe the number of curb cuts permitted for individual developments and to encourage service drives to serve adjacent properties. • Develop corridor specific area plans which re- quire designated performance standards, including minimal curb cuts for proposed development projects. • Put together a developers information packet that outlines Township policies and gives clear guidelines on to follow them. districts to provide for better project/site design, service drives, and innovative parking layouts. locations: roads, intersections, bridges. • Coordinate with the Washtenaw County Road Commission to assure that the proper right-ofways are acquired for road improvements, and for new developments. • Require developer fin~ncing of road extensions/ improvements to service new developments with subsequent dedication of improvements/extensions to the public. • Study the need for and consider adopting a private road ordinance. Objective Support alternative means of transportation. Strategies Objective Support improved circulation patterns, alleviation of potential traffic hazards, and the reduction of congestion on major roads. Page 42 • Require construction of public sidewalks in residential developments of more than one dwelling unit per acre. Bridgewater Township General Development Plan - �• Encourage a network of rural bikeway routes in appropriate locations throughout the Township. • Allow adequate car pool facilities in appropriate areas of the Township. RES. OF" -Z. , T . STARR . :sec. ~ 1 . l/,.ID.Elltl,.T E/lf ".,,cw Bridgewater Township General Development Plan Page 43 �• Consider, when needed, contractual arrange- ments with the Washtenaw County Sheriffs Department to provide added police protection as residential development increases. • In relation to the Townships general police pow- ers, maintain and update (when growth dictates) a zoning administrative function regarding both regulation and enforcement. Objective Community Facilities Goal In conjunction with school district administrators promote long-term planning for school sites or facilities to accommodate future student populations. Strategies Maintain current public facilities and support the improvement of services which accommodate the needs of all Township residents. Objective Provide for fire and police protection for the entire Township. Strategies • Prepare and adopt site plan review provisions, which address the impact of new and expanding residential development on local school system capacity. Notify the appropriate school district when various projects are approved. Objective Recognize and preserve areas of historic significance throughout the Township. • Evaluate service area needs to ensure adequate fire protection for Township residents. • Continue mutual aid agreements with adjacent communities. Page 44 Strategies • Inventory and document significant historic buildings and features as they exist within the Township. Bridgewater Township General Development Plan �-II .. .. "" " • Amend the zoning ordinance to include site plan review criteria for historic Township buildings, residential properties, farmsteads and other features that may be impacted by new or expanding development. • Consider historic preservation standards under the supplementary regulations section of the Township zoning ordinance. Objective Promote recreational opportunities for Township residents. Strategies • Coordinate recreational opportunities through the County Parks Department and the area school districts. • Encourage the dedication of parkland or other natural resource lands during the site plan review process for all major developments. Objective Encourage solid waste recycling facilities that meet current and projected Township needs. Strategies • Monitor existing conditions concerning solid waste issues. • Cooperate with existing State, County, and local groups to plan solid waste facilities. • Through local education, establish effective recy- cling operations to reduce the solid waste stream. Objective Within the Township, consider adequate package treatment facilities or the extension of municipal water and/ or sewer only where such services are required for specific land use activities and to protect the health, safety and welfare of the residents of Bridgewater Township. Strategies • Acquire detailed information from the Villages of Clinton and Manchester in regard to the capacity of their waste water treatment plants. • When appropriate, consider establishing a water/ sewer district map. • The expansion of an established water/sewer district should only be done after a comprehensive evaluation of the currently adopted General Development Plan. Bridgewater Township General Development Plan Page 45 �• -.. "" General Development Plan Land Use Category Definitions The land use categories, as decribed below, are a direct reflection of the goals and objectives as stated within the General Development Plan. Based on stated goals and objectives, it is intended that the General Development Plan Map will guide the community's decisions regarding future growth and development. There are nine planned use categories designated on the General Development Plan Map. (Map 3) The following section details the definition and intent of each category. Agriculture Planned agricultural areas are intended to accommodate and support stable, agricultural areas and operations in appropriate areas of the Township. The conservation of important agricultural lands is a primary goal of this land use designation. Rural residential land use within this district is considered reasonable where it does not threaten or conflict with viable agricultural operations. Recreation Areas within the Township where recreational activity is considered the primary long-term use of the land. The property may be under either private or public ownership. Bridgewater Township General Development Plan Low Density Rural Residential (1 dwelling unit or less per acre) This land use designation is intended to provide singlefamily housing in areas with soils that are suitable for on-site septic fields and domestic water wells. It is designed to preserve the rural character and natural features of the Township and accommodate low density single-family housing in areas not intended to be serviced with municipal sanitary sewer and water. Low Density Suburban Residential (1-4 dwelling units per acre) This land use designation is intended to provide a range of housing opportunities for the existing population along with anticipated future population growth. Depending on the timing of development and its location to municipal sewer and water, it may exist at density levels ranging from 1 to 4 dwelling units per acre. This residential category is designed to preserve the rural character and natural features of the Township, while at the same time tries to anticipate areas that might be served by municipal sanitary sewer and water. Suburban Residential will create a suburban character at densities greater than 1 dwelling unit per acre. While, the emphasis in this area is on single-family detached units, the township encourages and supports innovative housing design (attached, cluster, etc.) to ensure retention of open space and the protection of natural features. Page 47 �Commercial This land use designation is intended to provide suitable locations for general retail, service and office establishments. These types ofland uses shall be compatible with the overall agricultural and rural residential character of the township. Concentration of these areas, within the Bridgewater hamlet area is desired to provide a more focused community center. Municipal (public) sewer and water is considered a prerequisite for new commercial development. Light Industrial Lands designated for this category are intended to serve the needs of intensive commercial, research and light industrial operations. The grouping of these types of uses and prevention of an influx of incompatible uses is intended. Municipal (public) sewer and water is considered a prerequisite for new light industrial uses. Public and Quasi-Public Areas designated for public and quasi-public uses provide for establishments which are purely governmental as well as joint publir/private facilities. The location of these areas and the necessary utilities to serve them are dependent on the function each facility serves. Page 48 Important Natural Resource Areas These are areas that are considered as predominant and important resources selected to be shown on the General Development Plan Map. This category highlights the River Raisin and its surrounding wetlands, and significant woodlots, Iron Creek and its surrounding wetlands and woodlots, and Columbia Lake, Joslin Lake, Schaffer Lake and their surrounding wetlands, woodlots and creeks. Not all significant natural resources and fragile land features are shown on the General Development Plan Map. The resources shown on the map in this category were considered very dominant natural resource features in the Township. Other natural resource and fragile land features are shown on the various Natural Feature and Fragile Land Overlay Category Maps. Natural Resource/ Fragile Lands Overlay Categories Lands designated within overlay categories are considered to be an important natural resource area and/or fragile land. Performance standards for the development of such areas are proposed to be outlined within the zoning ordinance and followed during the design phase of a development project. During the review process careful consideration should be given to the long term impacts of development within these locations. The overlay categories include woodlands, wetlands, areas of steep slope, and areas of ground water recharge. Bridgewater Township General Development Plan �FREEDOM ~- - - c,·::•c-=,,-==ccBEc"M "';IS= =';== =c;===;,f-- \ rw~ :: , f==-,=-:==~== ======~ •\ ------ -,- - ~ ~ MAP3 _\\ ~ v,._ C'~~:i! ~ GENERAL DEVELOPMENT PLAN D ,.,....,.. I I ~ t [I] LOW DENSITY RURAL RESIDENTIAL U :..,J r .:~.... ,;r,,L; I I D LOW DENSITY SUBURBAN RESIDENTIAL (1- .. U.lJ ?ER ACRE) I Lj 0 z ~-.c::"•=··· ,, - A.GRICULTURE RECREATION CJ COMMERCIAL LIGHT INDUSTRIAL PUBLIC B QUASI PUBLIC ~ IMPORTANT NATURAL RESOURCE AREA - II II "" MAJOR ARTERIAL MINOR ARTERIAL 19 < ,,< ."' < (? ~ ~ LI ::: ~ WIL LO W ; COLLECTOR This map does not show the OVERLAY CATEGORIES which ore a portoflhe Genera/ Devo/opoment Plan as shown in the text.The OVERLAY CATEGORIES are available at this scale on separate sheets. Overlay Categories: I I:; 11 I. STEEP SLOPE 2. WOODLAND 3 , WETLAND 4. GROUNDWATER ~ ;o ~ 29 0 X CERTIFICATION DRA IN This is to certify that this is the Bridgewater Townsh ip General Deve lopement Pion adopted by the Bridgewater Township Planning Commi ssion on June 8, 1992 TOWNS HIP CLERK -- -+------- -+- - t? LENAIV[[ Cu1;,.,,r1 BRIDGEWATER TOWNSHIP Bridgewater Township General Development Plan CL 1N10-Y HACK it/ WASHTENAW COUNTY METROPOLITAN PLANNING COMMISSION Page49 �Implementation The general development plan serves as the broad framework within which the Township will guide future land use. Implementation of this plan will require the ongoing efforts of Township officials, Planning Commissioners, Board of Appeals members, neighboring agencies and Township citizens. The effectiveness of the plan therefore relies upon the diligence with which its provisions are acted upon. The various tools available to implement the provisions of the plan (goals and objectives) have already been listed as the strategies available to achieve each objective. These strategies are, in effect, the options available to the Planning Commission and Board as they move to act upon the Goals and Objectives of the Plan. Specific strategies (options) available to the Township for implementation of the general development plan include but are not limited to the following: • Existing Township Ordinances ❖ ❖ Zoning Subdivision • Building Code Provisions Page 50 • Adoption of separate Township ordinances ❖ Ground water recharge ❖ Slopes ❖ Wetlands ❖ Woodlands ❖ Site plan review • Existing State Laws ❖ Downtown Development Authority Act (P.A. 197, 1975) ❖ Conditional Land Transfer Act (P.A. 425, 1984) ❖ Natural Rivers Act (P.A. 231, 1970) ❖ Inland Lakes and Streams Act (P.A. 346, 1972) ❖ Soil Erosion and Sedimentation Control Act (P.A. 34 7, 1972) ❖ Local River Management Act (P.A. 234, 1964) ❖ Farmland and Open Space Preservation Act (P.A. 116, 1974) ❖ Environmental Protection Act (P.A. 127, 1970) ❖ Economic Development Act (P.A. 338, 1974) ❖ Public Improvements Act (P.A. 188, 1954) ❖ Goemare-Anderson Wetland Act (P.A. 203, 1979) Bridgewater Township General Development Plan Ill -.. Ill Ill .. Ill �• Development of a Capital Improvements Plan. • Publication of a "Development Guide" information handbook outlining Township development policies and guidelines. • Cooperative efforts with adjacent communities, county, state and federal agencies. • Township acquisition of easements and/or property. The plan was designed to be flexible by being adaptable to changing circumstances without weakening established goals and objectives. The effective implementation of this plan will require long term cooperation and effort on the part of Township officials, staff, developers, landowners and citizens. An informed and involved citizenry is therefore essential to the success of this plan. To this end, efforts should be made to increase and simplify notification procedures to ensure that a broader spectrum of the Township's citizens are informed of pending land use decisions. • Utilization of deed restrictions to protect fragile areas. II " -II -Ill Ill • Millage increases to finance desired improvements. It should be noted that the above list of options is not in any ranked order. Nor is it exhaustive. These are the most common and feasible options currently available to the Township in implementing this plan. As new legislation and court action occurs it is entirely feasible that new options will be available while some existing ones will be altered or eliminated. Specific discussion of how each of these options can be used to achieve objectives is included in the "Strategies" sections of this plan. Bridgewater Township General Development Plan Page 51 �• • Supporting Data and Analysis Population Population Projections Household Size/Households Housing Income Characteristics Employment Existing Land Use Sewer & Water Existing Zoning Soils Topography Slopes Watersheds Woodlands Wetlands Groundwater Recharge Areas Circulation Schools Police Fire �Introduction The discussion of Bridgewater Township's future begins with an examination of its demographic and economic profile, existing land use and other characteristics. What follows is an inventory and analysis of the social, economic and physical characteristics of Bridgewater Township. This information will be used as a guide in the process of updating the Bridgewater Township General Development Plan. The male-female ratio of Bridgewater Township remained stable between 1980 and 1990. In 1980, females comprised 50.3% and males 49.7%. in 1990, the percentages reversed only slightly with females representing 48.7% and males 51.3%. The population continues to be entirely white. According to the U.S. Census Bureau, there were no blacks and only five residents of other races or ethnic origin living in Bridgewater Township. \ Population Bridgewater Township experienced a small decline in population during the past decade. According to the U.S. Census Bureau, the Township's population was 1,304 in 1990. This represents a numerical decrease of 67 or -4.89% from 1980 when the population was 1,371. When comparing population growth in adjacent communities Bridgewater is most like Sharon Township. Sharon Township did not decline in population but increased by only 3 or .22%, with a 1990 population of 1,366. Sharon Township's 1980 population was 1,363 in 1980. (Table 1) Between 1980 and 1990, the median age of residents in Bridgewater Township increased from 30.1 to 37.4. Aging of the population in Bridgewater Township mirrors a national trend due to the aging of the "baby boom" generation. Bridgewater Township General Development Plan Page 55 .....J �Table 1 Total Population & Households Bridgewater Township, Adjacent Communities and Washtenaw County Population Households Number Change Percent Change Number Change Percent Change Bridgewater Twp. 1,371 1,304 -67 -4.89 423 451 28 6.62 Freedom Twp. 1,436 1,486 50 3.48 486 536 50 10.28 Manchester Twp. 1,540 1,739 199 12.92 488 586 98 20.08 Saline Twp. 1,221 1,276 55 4.50 382 412 30 7.85 Sharon Twp. 1,363 1,366 3 0.22 414 462 48 11.59 Manchester Village 1,686 1,753 67 3.97 617 651 34 5.51 Washtenaw County 264,740 282,937 18,197 6.87 92,937 104,528 11,591 12.47 2,342 2,475 133 5.70 904 929 25 2.80 Clinton Village (Lenawee County) Source: U.S. Census Bureau, 1980 Census of Population & Housing 1990 Census of Population & Housing Page 56 Bridgewater Township General Development Plan • : ... �Population Projections C : Population projections, although never exact, provide an indication of anticipated changes in the population that can act as a guide in estimating future needs of the Township. SEMCOG population projections for Bridgewater Township are shown in Table 2. These projections prepared before 1990 Census figures were released, were part of SEMCOG's Regional Development Forecast, dated June, 1990. The projections indicate population growth for Bridgewater Township and adjacent communities through the year 2010. The projections place the Township's population at 1,406 for the year 1990 and 1,591 for the year 2010. Household Size/Households : II II Between 1980 and 1990, Bridgewater Township's household size decreased from 3.24 persons per household to 2.89 persons per household (-10.8%). While household size declined, the actual number of households increased from 423 to 451 during the same time period. This represents a numerical change of 28 or 6.6%. This mirrors a national trend of more, but smaller, households. (Table 3) There has been little change in the percentage of family households between 1980 and 1990. In 1980, family households represented 86.3% of all households. In Bridgewater Township General Development Plan 1990, the figure was 83.1%. Additionally, the percentage of female-headed households represented 7.4% of all family households in 1980. In 1990, the percentage of female-headed households represented 6.1 %. This is in contrast to the national trend of increasing numbers of female-headed and non-traditional households. Housing All of Bridgewater Townships's residential stock is on large lots. There are no 1-acre subdivisions presently located in the Township. All residential units in the Township rely on individual septic systems and wells. Bridgewater's residential construction has been slow but steady in the last decade. According to SEMCOG, 37 residential building permits were issued between 1980 and 1989. SEMCOG data shows that an additional 7 residential permits were issued for 1990. 1990 Census figures indicate that the total number of housing units increased by 7.4% since 1980. Income Characteristics Per-capita income levels have increased steadily in Bridgewater Township, the surrounding communities and Washtenaw County. (Table 4) Bridgewater Township's per-capita income was $8,676 in 1979 and $13,865 in 1987. This represents a numerical increase of $5,189 or over 59.8% between 1979 and 1987 according to data from the Michigan Information Center. Page 57 �Table 2 Population Projections Bridgewater Township and Adjacent Communities 1990-2010 Change 1990 - 2010 Bridgewater Twp. 1,476 1,543 Freedom Twp. 1,412 1,458 1,529 1,603 1,684 272 19.3 Manchester Twp. 1,680 1,746 1,811 1,874 1,963 283 16.8 Saline Twp. 1,305 1,338 1,404 1,471 1,542 237 18.2 Sharon Twp. 1,595 1,630 1,679 1,735 1,795 200 12.5 Manchester Village 1,702 2,013 2,050 2,083 2,107 405 23.8 Source: SEMCOG (Southeast Michigan Council of Governments), Regional Development Forecast, June 1990 Page 58 Bridgewater Township General Development Plan �Table 3 Household Characteristics Bridgewater Township 1980-1990 # Change 1980-1990 %Change 1980-1990 Total Housing Units 445 478 33 7.4 Number of Households 423 451 28 6.6 Family Households 365 375 10 2.7 Non-Family Households 58 76 18 31.0 Female Headed Households 27 23 -4 -14.8 3.24 2.89 -0.35 -10.8 Persons Per Household Source: U.S. Census Bureau, 1990 Census of Population & Housing Bridgewater Township General Development Plan Page 59 �Table 4 Income Estimates Bridgewater Township, Adjacent Communities and Washtenaw County Per Capita* Income 1979 Per Capita* Income 1987 Bridgewater Twp. Median Household** Income 1979 Median Household*** Income 1989 $25,139 $44,922 Freedom Twp. 8,085 13,280 22,069 40,625 Manchester Twp. 8,519 13,798 24,718 40,123 Saline Twp. 8,418 14,456 24,420 46,136 Sharon Twp. 7,444 10,627 23,555 46,797 Manchester Village 8,337 14,167 21,632 34,479 Washtenaw County 8,703 14,245 20,696 36,307 • Michigan Information Center Data •• U.S. Census Bureau, 1980 Census of Population & Housing ••• U.S. Census Bureau, 1990 Census of Population & Housing Page 60 Bridgewater Township General Development Plan • • • • �Ill Ill Ill -II • • • • • Compared to the County's per-capita income figures, Bridgewater Township's per-capita income is lower, but compares well to its neighboring communities. In 1989, the median household income in Bridgewater Township was $44,922 compared to $25,139 in 1979. This represents an increase of 78.7% or $19,783 since 1979. Employment According to the Michigan Employment Security Commission, the annual average unemployment rate in 1990 was 6.9% in Bridgewater Township. The 1990 Washtenaw County annual average was 4.6% and the State of Michigan figure was 7.5%. In July 1991, the unemployment rate in Bridgewater Township was 8.6%. ln July 1991 the County's rate of unemployment was 5. 7% and the State figure was 8.6%. The 1990 Census indicates that the Township's workforce was well represented in all occupational categories. (Table 5) homes along the roads, especially at road intersections. A major concentration of single-family homes is located at the intersection of Boettner and Austin Roads in Bridgewater Hamlet. A significant number of farmsteads are still active. They are well dispersed but tend to be concentrated in the central portion of the Township east of Clinton Road. The majority of land in Bridgewater is characterized by agricultural land and large lot residential uses . The majority of Bridgewater Township's commercial uses are small and dispersed throughout the Township. A concentration of commercial and one industrial use are located in Bridgewater Hamlet. While there are no 1-acre lot, platted subdivisions in the Township there are several clusters of single-family Existing land use in Bridgewater Township is identified onMap#4 . Existing Land Use Bridgewater Township General Development Plan Page 61 �Table 5 Employment by Occupation & Industry Bridgewater Township & Washtenaw County 1990 Bridgewater Township Washtenaw County Occupation: Managerial and Professional Technical, Sales & Administrative Support 168 25.7 46,980 31.2 Service 49 7.5 19,413 12.8 Farming, Forestry & Fishing 57 8.8 1,697 1.2 106 16.2 11,633 7.6 2 0.3 542 0.3 Operators, Fabricators & Laborers 119 18.2 15,105 9.9 Totals 653 100.0 151,680 100.0 Precision Production Craft, Repair Private Household Occupations Ill Industry: Agriculture, Forestry, Fisheries, Mining Construction 36 5.5 5,480 3.6 Manufacturing 210 32.1 26,647 17.6 Transportation 8 1.2 4,068 2.7 Communications & Other Public Works 9 1.3 1,893 1.2 Wholesale Trade 18 2.7 3,917 2.6 Retail Trade 74 11.3 23,335 15.4 Finance, Insurance & Real Estate 28 4.3 7,216 4.7 Business & Repair Services 25 3.8 6,937 4.6 Personal, Entertainment, Recreation Services 15 2.3 5,253 3.5 Professional & Related Services 157 24.0 60,739 40.0 Public Administration 14 2.5 4,052 2.7 Totals 653 100.0 151,680 100.0 Source: U.S. Census Bureau, 1990 Census of Population & Housing Page62 : ... •Ill Bridgewater Township General Development Plan • • • • • • �II II II • • •II rwp FREEDOM BEMIS :: o• ... '\ - - - , - ---'r - - - . ' 2 '.', ~ , - MAP4 EXISTING LAND USE 1990 iflisw.. ~. o; 0 ' 0 '-" T J 1· 10 .LAKE, , ~ I 0 ~ °" 11:LAC.ER 12 I \"' I ~ I L:..:J SINGLE FAMILY RESIDENTIAL r •J SINGLE FAMILY ATTACHED Q:J MULTIPLE FAMILY I [:"{J MOBILE I ~ FARMSTEAD t 0 I I 14 15 - HOME COMMERCIAL /0 FFICE SALIN [ \ 0 AUN o 0 r BRIOGCll",4TER ~ ~ . 19 21 ~ ~ ;:; DRAIN h . •I ~ I • I ~ z 4 0 ~ ,o· I ~ '-r-:"·. ,j ,, \ .. . ' - ~L 0 \- 26° ."' '"~ I 1·::,~· :-~ • 1·. t ' "l, o::; I'. 0 e • \J.[, .r • ::::·:."··:%!{ ·_l o WILLOW > ~ I ~~ 24 HOELZ£R ~ ~ 22 I I ,,", ~i COMMERCIAL RECREATION t-2J D LJ RECREATION PUBLIC 8 QUASI- PUBLIC TRANSPORTATION, COMMUNICATION 8 UTILITIES INDUSTRIAL/ RESEARCH ~ EXTRACTIVE ID I oJ SCHOOLS [ _J AGRICULTURAL 8 VACANT CHURCH j4t.,,,.,,£ ~J + 36 -- ·+------L [NAW E [ COUN TY . V -+---- 1.,l lN TO N o HACK Tlt P. WASHTENAW COUNTY BRIDGEWATER TOWNSHIP Bridgewater Township G1lneral Development Plan METROPOLITAN Pl.ANNJNG COMMISSION Page 63 �Sewer and Water Currently, municipal sewer and water does not exist in Bridgewater Township. All single family homes and commercial and industrial establishments are served by private wells and septic fields. Both the Villages of Manchester and Clinton currently operate their own waste water treatment plants. The Village of Manchester is about 1/2 mile from Bridgewater Townships western border via Austin Road, while the Village of Clinton borders Bridgewater Township in the southeast comer (sections 32, 33) and is located in Lenawee County. Currently, neither Village is planning to expand there sewer and water into Bridgewater Township. It is prudent, however, to document current policy and existing situations. Village of Manchester The Village of Manchester has recently finished an upgrade in capacity to their waste water treatment plant. The plant has several hundred thousand gallons of capacity. The sewer line extends about as far as Hibbard Street, approximately 4,000 feet from Bridgewaters western border. The Village of Manchester is serving a manufactured home site (116 units) that is being constructed on the Village's northeast side. Page 64 Taking into account the possible extension of sewer and water to the east, beyond the boundary of the Village of Manchester, Manchester Township has recently planned the area between the Village and Bridgewater Townships western border for Rural Residential, 1-10 dwelling units per acre. Depending on the timing the area could develop either with or without municipal sewer and water. Manchester Township has made a clear policy statement that in the future this area will not remain agricultural. According to the Village of Man-chester they have no plans at this time to annex a portion of Manchester Township. Village of Clinton The Village of Clinton has approximatly 150,000 gallons of sewer capacity left in the waste water treatment plant that was upgraded in 1975. This equates to approximately 500 single familty homes. Clinton does not plan to upgrade the capacity of their plant until at least 2003. The Village of Clinton's current policy is not to serve any new areas outside the Villages curent boundaries. Annexation would have to take place for sewer and water to be extended. Annexation is possible, across county lines, with the permission of the Washtenaw County Board of Commissioners. At this time the Village of Clinton has no plan to annex any portion of Bridgewater Township or Bridgewater Township General Development Plan • • �•II any other areas. Village Council policy is for Clinton to retain its small town atmosphere and to serve its own needs first, within the current boundaries. Locations of Sewer and Water as they relate to Bridgewater Township: Clinton Road: 225 feet south of the Townships border. Both sewer and water available. Michigan Avenue: 2,500 feet from the Township. Both sewer and water available. Bartlett Road: 4,400 feet from the Township if road right-of ways are followed in Michigan Avenue and Bartlett (Matthews Highway). Sewer and water serves Busches Value Land on Michigan Avenue . Existing Zoning Existing zoning districts are detailed on Map #5. II II Since 1980, the Township has approved 11 requests for zoning changes. Eight of these changes have been for text changes, two changes were from agricultural to commercial and one for residential to agricultural. • Soils • •II Information derived from the Washtenaw County Soil Survey was used to develop Map #6 "Limitation to Residential Development Without Public Sewers." This map shows the soils that have slight and moderate Bridgewater Township General Development Plan limitations to residential development. While a large portion of the Township appears to have severe limitations this does not always preclude residential development. A perk test is needed to determine the ability of the soil to absorb water and filter household waste. Additional soil characteristics that were used to determine the limitations include the soil's load-bearing capacity, shrink-swell potential, and slope stability. All of these characteristics will, to some degree, affect residential development. Topography Bridgewater Township's topography is primarily the result of glacial activity. The highest point is 1,010 feet above sea level, located in the northeast 1/4 of Section 19. The lowest point is 820 feet above sea level and is located in the southwest 1/4 of Section 13. Topographic features are represented on Map #7. Slopes A slope is a natural or man-constructed land incline. Natural slopes are prominent in western Washtenaw County and Bridgewater Township were moranic hills were created during glacial times. As a result of existing topography, areas of steep slope occur throughout the Township. Map #8 shows areas Page65 �7 - - - "'·: ;•., 7.-=="',~t•"",sc=='r= 'ffF£00 <U ==i==;i-- lJ T .t P ----ir==-,,,,===l===-=c===r=="'~' - - - - - - --'T ~ - _ . , MAPS ZONING MAP BRIDGEWATER TOWNSHIP as of 6-1-92 I I I ... t ~ I I 14 '-G? I " I R IVER [BJ [EI] [BJ [BJ AG RIC ULTURAL ONE FAMILY RURAL RESIDENT IAL CONVENIENCE COMMERCIAL DISTRICT INDUSTR IAL 8NIOG£WA 'C 19 21 22 HOELZER I WILLO W i l lz 1! CERT IF ICAT\O~\ 30 i~ THIS IS TO C ERTi FY THAT THIS IS THE OFFICIAL ZONING MAP REFERRED TO IN SECTION 3.03 OF THE ZONING ORDINANCE OF BRIDGEWAT ER TOWNSHIP WASHTENAW COU NTY, STATE OF MICHIGAN, PASSED AND ADOPTED BY THE TOWNSHIP BOARD OF BRIDGEWATER TOWN SHIP THI S 15th DAY OF SEPTEMBER, 1960 ~~ I RON l6 L,._• .,. L~_ TOWNSHIP SUPERVISOR . I?' -----\--------- -+---/ TNIUtl [ i:OU' I", 1.,I INTON TOWNSHIP CLERK HACI< f HP WASHTENAW COUNTY BRIDGEWATER TOWNSHIP Page 66 METROPOLITAN Pl.ANNING COMMISSION Bridgewater Township General Development Plan �• • • • • -Ill ~- FREEDOM - - ·•=::•,,-,-==cc•,="' •1'c=s=';===i===::i-- !i rw1 ,. =-===l=s~~=====r===='~\ - - - - - - 7 - . 0 MAP6 _\\ ~ ?-, w c;. ,. ~ LIMITATIONS TO RESIDENTIAL DEVELOPMENT WITHOUT PUBLIC SEWERS ~g 2 AUST IN + ~ :: ~ w ~ ~ 10 m z ~ w r LAX'\ dl-C",:;. 12 I ' " ~; • 1 I I BUR MEISTER0 t I I " I Olf,41/V I " I DRAIN IaaJ ISLIGHT '~ .. & MODERATE LIMITATIONS DRAIN 36 0 m w z Source: USDA- Soil Conservation Service HACI< -m~- I -= -• Bridgewater Township General Development Plan Page 67 �FR££OOM MAP? TW~ TOPOGRAPHY & MAJOR WATERSHEDS CONTOURINTERVAL10FEET BR IDGEWATER - - - WATERSHED BOUNDARY '"°; l ( I DRAIN Source: USGS - • Page 68 Bridgewater Township General Development Plan • • •1111 �• • • -Ill -Ill Ill Ill FREEDOM :I' \ MAP8 STEEP SLOPE OVERLAY CATEGORY 2 AUSTIN 10 ~ i ~ ·' ~ 11 + LAKE d'GSL/N~ JOSLIN 12 \ BURMEISTER- " DRAIN B RIDGEWATER DRAIN • ✓ - I., IAREAS WITH A SLOPE OF {· 24 0 oil,. MORE THAN 12% J 1 z 29 DRAIN , 36 Source : USDA- Soil Conservation Service 0 m ~ z HACK BRIDGEWATER TOWNSHIP Bridgewater Township General Development Plan p,_, 90 Dr WASHTENAW COUNTY METROPOLITAN Pl.ANNING COMMISSION Page 69 �where the slope is 12% or greater. Depending on soil characteristics and existing vegetation, this category of slope is considered vulnerable to excessive erosion and/ or runoff. Special performance criteria should be considered for development in these areas. Destruction of this resource should be discouraged. Open Space, recreational land, and in certain instances, low density residential uses may be appropriate to preserve this resource. Wetlands Watersheds Bridgewater Township is within the River Raisin, Saline River and Macon Drain watersheds. (Map #7) The major wetlands in Bridgewater Township are delineated on Map #10. Wetlands on this map are a composite of wetlands from the WCMPC Fragile Lands Report (1981) and the U.S. Fish and Wildlife Inventory Maps. The composite of wetlands is meant to be a complete inventory, but by no means exhaustive. Some wetlands in the Township may fall under the jurisdiction of the Michigan Department of Natural Resources (MDNR) and the Goemaere-Anderson Wetlands Protection Act (PA 203, 1979). This act has specific permit and protective measure criteria which must be followed for activities affecting wetland's covered by the Act's regulations. Specific actions affecting wetlands may or may not be within the MDNR jurisdiction. Prior to initiating any activity that may negatively affect or impact a wetland, the MDNR should be contacted to insure that proper protective measures are taken. Woodlands Woodlands are a valuable natural resource. They stabilize soils, and slow runoff and erosion resulting from heavy rains, winds and flooding. Woodlands also affect local climate by moderating extremes in temperature. Woodlands in Bridgewater Township are depicted on Map #9. Page 70 Groundwater Recharge The Fragile Lands Report indicates areas within the Township that are major water recharge areas. (Map #11) Water recharge areas are areas of high surface and sub-surface permeability. High permeability de- Bridgewater Township General Development Plan • • • 11111 �- FREEDOM MAP9 WOODLAND OVERLAY CATEGORY n~====~='-'=.k=c~B ~ ~ ~ .g ~ /j ~ lr=;.=;,======·•~LLO~•~ ~ ~ ===~I •~ .. WOODLANDS Source : MIRIS, 1990 Aerial Photos CUUloJfY CLINION " tt P ~,=~~- I -•-== I= Bridgewater Township General Development Plan Page 71 �·-:-8(MIS I MAP10 WETLAND OVERLAY CATEGORY I• ~ .,.I ·~I • - I o,..,.., BRAUN '---BRIDGEWA rE'R . NO 2 DRAIN I • IWETLANDS • \ • ::> " ti 15 t; II!=====·"=LO=•~ "I • 30 , Source: US Dept. of Interior, 1990 Aerial Photos. BRIDGEWATER TOWNSHIP Page 72 "'_..,"" WASHTENAW COUNTY METROPOLITAN PLANNING COMMISSION .......... -------- Bridgewater Township General Development Plan • • • • • • • • • • • " " �I I -1- - - ·•: -- :! I BEMIS FREEDOM rw,: MAP 11 GROUNDWATER OVERLAY CATEGORY I -I • • • " ' + LAKE JOSU~ <19~ 12 I ~ . ";:_ I I BUR MEISTER' t I I I " I ORAIN :::~ ~ ~ ; GROUNDWATER RECHARGE AREAS MOST SENSITIVE TO POLLUTION ~ WILLOW IF=========~====!/ z ; 0 g z 30 29 DRAIN 36 Source : WCMPC - - -+------- - +---£? L£NIJ IY££ CUI/NTt CLINTON HACK ·11.p WASHTENAW COUNTY METROPOUTAN PlANNlNGCOMMIS&ON f: I _ . __ _ __ _ J Bridgewater Township General Development Plan Page 73 �creases the amount of time it takes for water to flow through the soil to the actual groundwater table. This time is often insufficient to adequately filter out most natural and man-made pollutants. Therefore, longterm and potentially harmful contamination of groundwater supplies may result. Locations designated as groundwater recharge areas should be carefully monitored and safeguards should be implemented to ensure that no new development has a detrimental impact on the groundwater supply. Unfortunately, monitoring groundwater recharge and potential pollution problems is an extremely costly task. Circulation The majority of the Township's roads are rural and unpaved. Paved roads within the Township include: Austin Road, Boettner Road, Clinton Road, and Schneider Road. U.S.-12 is a paved Federal Highway. According to the Washtenaw County Road Commission the following improvement is scheduled for Bridgewater Township: Bridge replacement at Bartlet Road south of Allen Road. 1980 and 1990 Washtenaw County traffic data were examined to compare 24-hour traffic counts over a ten year period. Traffic counts for designated roadway stations are as follows (numbers indicate vehicle counts over a 24-hour period): Austin Road east of Boettner Road 1980 - 2,381 1990 - 3,921 Austin Road west of Boettner Road 1980 - 2,283 1990 - 3,605 Austin Road east of Clinton Road 1980 - 1,999 1990 - 3,705 Clinton Road north of the City of Clinton 1980 - 1,225 1990 - 1,583 Clinton Road south of Austin Road 1980 - 562 1990 - 1,135 Ernst Road north of Austin Road 1980 - 194 1990 - 390 Kaiser Road south of Austin Road 1980 - 139 1990 - 303 McCollum Road north of US -12 1980 - 55 1990 - 107 Schneider Road north of Austin Road 1980 - 532 1990 - 1,446 Source: Washtenaw County Road Commission Page 74 Bridgewater Township General Development Plan • • • �US-12 east of Lima Center Road 1981 - 7,100 1989 - 12,900 Source: Ann Arbor - Ypsilanti Urban Area Transportation Study Committee State Police Bridgewater Township is in closer proximity to the Adrian State Police Post but is technically in the State Police Patrol Area of the Ypsilanti Post. Fire As evidenced by the data above, increases in average daily traffic counts have occurred on Township roads over the last decade. As growth and development continues in and around Bridgewater Township, daily traffic will increase on area roads. ~ "• : • Currently, Bridgewater Township receives fire protection from the Manchester Village and City of Clinton Fire Departments. Aid is also received from the City of Saline. Schools Bridgewater Township is split into three school districts: Clinton Community Schools, Manchester Public Schools, and Saline Area Schools. County Sheriff Law enforcement is provided by the Washtenaw County Sheriff's Department. 911 emergency calls for the County Sheriff are routed to the Sheriffs Department at the County Service Center on Hogback Road in Superior Township. New equipement is planned to make 911 routing in the Clinton _p hone exchange more efficient. Bridgewater Township General Development Plan Page 75 �•- • Bridgewater Township Township Board Douglas Parr, Supervisor Karen Weidmayer, Clerk Harlin Fraumann, Treasurer Vic Mann, T_rustee Andrew Poet, Trustee Planning Commission James Fish, Chair Gabriel Dull, Vice Chair Heidi Cobb, Secretary Mark Iwanicki Gerald A. Marion Wade Peacock Alwin Wahl Jr. Coordinating Agency Washtenaw County Metropolitan Planning Commission 110 N. Fourth Avenue Ann Arbor, Michigan 48107 (313) 994-2435 WCMPC Staff Participation Ralph R. Pasola, Senior Planner Christopher C. Vincent, Graphic Arts Coordinator ·Karen d. Paterson, Graphics Planning Specialist � 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 Bridgewater-Twp_General-Development-Plan_1992 Creator An entity primarily responsible for making the resource Bridgewater Township Planning Commission, Bridgewater Township, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1992-06 Title A name given to the resource Bridgewater Township General Development Plan Description An account of the resource The Bridgewater Township General Development Plan was prepared by the Bridgewater Township Planning Commission in consultation with the Washtenaw County Metropolitan Planning Commission Contributor An entity responsible for making contributions to the resource Washtenaw County Metropolitan Planning Commission (consultant) Subject The topic of the resource Master plan reports Bridgewater Township (Mich.) Washtenaw 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/bdd86d3e8fa2288f0491f6d95c3b7f23.pdf b45e25fa46c4fd854d314ee0d7c7b9ed PDF Text Text Official Zoning Ordinance -:JU -.. ~~ CITY OF DETROIT uoo'ds Buildings and Safety Engineering Department 1980 i) �ZONING ORDINANCE PAMPHLET SUPPLEMENT NO. 11 May, 1990 OFFICIAL ZONING ORDINANCE City of DETROIT, MICHIGAN Looseleaf Supplement This Supplement contains all ordinances deemed advisable to be included at this time through: Ordinance No. 16-89, adopted September 20, 1989. See Comparative Table-Historic Landmark and District Provisions, page 506. Also included is: Ordinance No. 21-89, adopted November 8, 1989. See Comparative Table-Zoning Ordinances, page 533. Remove old pages iii v, vi xix 5-8 11, 12 19-24.6 68.1-68.3 73-74.1 81-84.1 87-112 119, 120 125,126 159-162.3 177-180 185,186 207,208 211, 212 245,246 500.3, 500.4 501,502 Insert new pages iii v, vi XlX 4.1-7 11, 12 19-24.6 68.1-68.3 73, 74 81-84.1 87-112.1 119, 120 125,126 159-162.3 177-180 185,186 207,208 211, 212 245,246 531,532 501-504.2 505,506 531-533 Index pages 551,552 555,556 Index pages 551-552.1 555,556 FROM THE UBRA~Y OF oning Center, \nc. Plann ng & Z ' �INSTRUCTION SHEET-Cont'd. Insert this instruction sheet in front of volume. File removed pages for reference. MUNICIPAL CODE CORPORATION Post Office Box 2235 1700 Capital Circle, S.W. Tallahassee, FL 32316 (904) 576-3171 1-800-262-CODE(National) 1-800-342-C ODE(Florida) �I EDITOR'S NOTE Ordinance 390-G, commonly called the ZONING ORDINANCE, became effective December 22, 1968. Information concerning district classification or regulations pertaining to any specific property can be obtained from the Building & Safety Engineering Department, the City Planning Commission or the Community and Economic Development Department. I I COLEMAN A. YOUNG, Mayor CITY COUNCIL MARYANN MAHAFFEY, President GIL HILL, President Pro Tern I Keith Butler Nicholas Hood Clyde Cleveland Jack Kelly I Barbara-Rose Collins Mel Ravitz David Eberhard JAMES H. BRADLEY, City Clerk CITY PLANNING COMMISSION Dr. Donald A. Scavella Chairperson John Slater Vice Chairperson Aubrey Agee Mary E. Robinson Dr. Creigs Beverly Arthur Simons Patricia Hill Burnett Rosa C. Sims Keith Johnson Marsha S. Bruhn, Director Supp. No. 11 iii �1. I I II City of Detroit BOARD OF ZONING APPEALS 17th FLOOR WATER BOARD BUILDING DETROIT, MICHIGAN 48226 LAURA E. MOSELEY, Executive Secretary EXECUTIVE PERSONNEL BUILDINGS AND SAFETY ENGINEERING DEPARTMENT CREIGHTON C. LEDERER ................... . .................. Director DOUGLAS WHITE ....................................... Deputy Director ALBERT H. THOMAS .................................. Assistant Director Supp. No. 11 V �ZONING ORDINANCE OF DETROIT, MICHIGAN CITY CODE REVISION COMMITTEE Thomas R. Killian, Chairman Amelie Allen Michael W. Kerwin Michael E. Turner Copies may be secured at Cashier's Window Buildings & Safety Engineering Department 4th Floor City-County Building CAUTION The granting of an appeal by the Zoning Board of Appeal pertains only to Zoning regulations. The grant does not abrogate or release the grantee from complying with all laws relating to safety, stability, health, etc., as required by the Building, Housing, Electrical, Plumbing and other Municipal Codes. Supp. No. 11 vi �I TABLE OF CONTENTS-Cont'd. Page Sec. 25-2-96 State Savings Bank Building Historic District ................................. . 453 Sec. 25-2-97 Atkinson A venue Historic District ..... . 455 Sec. 25-2-98 Croul-Palms House Historic District ... . 459 Sec. 25-2-99 Frank H. Beard School Historic District. 461 Sec. 25-2-100 Peterboro-Charlotte Historic District ... 464 Sec. 25-2-101 Chalfonte Apartments Historic District. 467 Sec. 25-2-102 East Frederick Avenue Historic District 469 Sec. 25-2-103 Corktown Historic District ........... . 472 Sec . 25-2-104 West Canfield Historic District . . . . . .. Sec. 25-2-105, 25-2-106 Reserved Sec. 25-2-107 Chene House Historic District .. Sec. 25-2-108 Globe Tobacco Building Historic District Sec. 25-2-109 Lee Burt House Historic District ..... . 485 Sec. 25-2-110 Reserved .. . . . . . .. .... . .. .. . .. ... . 488 Sec. 25-2-111 St. Charles Borromeo R. .. Parish Historic District ... . .. . .. . ... .... .. . . . . 488 Sec. 25-2-112 Reserved ... ....... " .......... . . .. 492 Sec. 25-2-113 Cass Avenue Methodist Episcopal Church Historic District .. .. . . ... . . . ... . ... . 492 Sec. 25-2-114 D. M. Ferry and Co. Superintendent's House Historic District . . .. . . . . .... . . 495 497 Sec. 25-2-115 Madison-Harmonie Historic District .. Sec. 25-2-116 St. John C.M.E. Church Historic District 500.1 Sec. 25-2-117 Oakman Boulevard Historic District ... 502 I I I I I Comparative Table-Historic Landmark and District Provisions . . . . . 505 Comparative Table-Michigan Public Acts . . . . . . . . . . . . . . . . . . . . . . . 507 Comparative Table-Zoning Ordinances... . .. . ............ . . . . . . 517 . Zoning Index . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54 7 Supp. No. 11 xix �I DETROIT ZONING ORDINANCE runway and then sloping upward at a slope ratio of 1 to 40 to an altitude of 150 feet above the established airport elevation. The non-instrument approach area surface is 500 feet wide for the first 500 feet and then expands uniformly to a width of 2,600 feet at a distance of 6,500 feet from the end of the runway. § 32.0000 32.0012A Antenna. The term "antenna," as used herein, means any system of wires, poles, rods, reflecting discs, or similar devices, together with any supporting structure, used for the reception and/or transmission of electro-magnetic waves. (Ord. No. 2-88, § 1, 2-3-88) Transitional surfaces. Transitional surfaces exist adjacent to each runway as indicated on the Flight Obstruction Area Map located at the back of this Ordinance. These surfaces begin at the centerline of the runways and extend outward, at the elevation of the runway, for 500 feet in the case of instrument runways, and for 250 feet in the case of non-instrument runways, and then slope upward and outward one foot vertically for each seven feet horizontally to the point where they intersect horizontal surface "A". Further, transitional surfaces exist adjacent to all approach surfaces and extend the entire length of the approach surfaces, beginning at the edges and extending upward and outward at the same one to seven slope ratio to the point where they intersect horizontal surface "A". 32.0013 Arcades. A place, premises or establishment or room set aside in a retail or commercial establishment in which are located three (3) or more coin-operP.ted amusement devices, defined herein as a machine or device operated by means of the insertion of a coin, token or similar object, for the purpose of amusement or skill and for the playing of which a fee is charged. The term does not include vending machines in which are not incorporated gaming or amusement features, nor coin-operated mechanical music devices; nor mechanical motion picture devices. The definition shall not apply to coin-operated amusement devices owned or leased to establishments that are properly licensed for sale of beer or intoxicating liquor for consumption on the premises. Imaginary surfaces, heliport: (Ord. No. 487-H, § 1, 2-19-82; Ord. No. 571-H, § 1, 11-23-83) Conical surface. A surface sloping upward and outward to an altitude of 150 feet above the established heliport elevation at a slope ratio of one to eight beginning at the heliport elevation on the perimeter of a circle of 200 feet radius centered on each helipad. 32.0014 Aviation commission. "Aviation Commission" shall mean the Aviation Commission of the City of Detroit. 32.0016 Block. Slope ratio. A numerical expression of a stated relationship of height to horizontal distance. A tract of land bounded by streets or by a combination of streets, public parks, cemeteries, railroad rights-of-way, harbor lines, centerlines of waterways, or corporate boundary lines of the City of Detroit. 32.0010 Alley. A thoroughfare or way, not more than thirty (30) feet wide, which affords only a secondary means of access to abutting property and which is not intended for general traffic circulation. 32.0018 Board. The word "Board" shall mean the Board of Zoning Appeals of the City of Detroit. 32.0012 Alteration. Any construction which changes a structure or building. Supp. No.11 4.1 �§ 32.0000 DETROIT, MICHIGAN tution or the addition thereto of a use of a different kind or class. 32.0020 Building. Any structure, either temporary or permanent, having a roof and enclosing walls on all sides and used or built for the shelter or enclosure of persons, animals, or property of any kind. This shall include tents or vehicles situated on private property and used for purposes of a building. 32. 0025 Child care center. "Child care center" or "day care center" means a facility licensed by the state department of social services, other than a private residence or home, receiving one (1) or more preschool or school age children for care for periods of less than twenty-four (24) hours a day, and where the parents or guardians are not immediately available to the child. Child care center or day care center includes a facility which provides care for not less than two (2) consecutive weeks, regardless of the number of hours of care per day. The facility is generally described as a child care center, day care center, day nursery, nursery school, parent cooperative preschool, play group, or drop-in center. Child care center or day care center does not include any of the following: 32. 0022 Building, height of The vertical distance from the established grade at the center of the front of the building to the highest point of the roof surface if a flat roof, to the deck line for mansard roofs, and to the mean height level between eaves and ridge for gabled, hip, and gambrel roofs. 32.0023 Cabaret. Group D Cabaret. A Group D cabaret is an establishment where materials are presented or entertainment is provided which is distinguished or characterized by an emphasis on or related to "specified sexual activities" or "specified anatomical areas" (as defined below) for observation by patrons therein. (a) A Sunday School, a Vacation Bible School, or a Religious Instructional Class that is conducted by a religious organization where children are in attendance for not longer than three (3) hours per day for an indefinite period, or not longer than eight (8) hours per day for a period not to exceed four (4) weeks during a twelve (12) month period; For the purpose of this section, "specified sexual activities" is defined as: 1. Human genitals in a state of sexual stimulation or arousal; 2. Acts or simulated acts of human masturbation, sexual intercourse or sodomy; 3. Fondling or other erotic touching of human genitals, pubic region, buttock or breast. (b) And "specified anatomical areas" is defined as: 1. 2. A facility operated by a religious organization where children are cared for not longer than three (3) hours while persons responsible for the children are attending religious services; (c) Family day care home, group day care home, foster family home, foster family group home. Less than completely and opaquely covered; (a) human genitals, pubic region (b) buttock, and (c) breast below a point immediately above the top of the areola; and (Ord. No. 6-89, § 1, 4-12-89) 32. 0025A Child caring institution. Human genitals in a discernibly stimulated or turgid state, even if completely and opaquely covered. "Child caring institution: means a child care facility licensed by the state department of social services, other than a juvenile correctional facility, which is organized for the purpose of receiving minor children for care, maintenance, and supervision, usually on a twenty-four (24) hour basis, in buildings maintained by the institution for that purpose, and operates throughout the year. (Ord. No . 742-G, § 1, 10-24-72; Ord. No. 514-H, § 1, 9-22-82) 32. 0024 Change of occupancy. The term "change of occupancy" shall mean a discontinuance of an existing use and the substi- I Supp. No. 11 4.2 I �DETROIT ZONING ORDINANCE § 32.0000 An educational program may be provided, but the educational program shall not be the primary purpose of the facility. Child caring institution includes a maternity home for the care of unmarried mothers who are minors and an agency group home, which is described as a small child caring institution owned, leased, or rented by a licensed agency providing care for more than four (4) but less than thirteen (13) minor children. Child caring institution also includes institutions for mentally retarded or emotionally disturbed minor children. Child caring institution does not include a hospital, nursing home, home for the aged, boarding school, adult foster care family home, adult foster care small group home, family day care home, group day care home, foster family home, or foster family group home. tive component to the radiating dish, usually in a circular shape with a parabolic curve design constructed of a solid or open mesh surface. (Ord. No. 6-89, § 1, 4-12-89) (Ord. No. 350-H, § 1, 10-10-79) 32. 0026 Repealed. 32.0034 Dwelling. (Ord. No. 916-G, § 1, 6-25-74; Ord. No. 571-H, § 1, 11-23-83) Any building, or part thereof, designed for or occupied, in whole or in part, as the home, residence, or sleeping place of one or more persons, either continuously, permanently, temporarily, or transiently. (Ord. No. 2-88, § 1, 2-3-88) 32.0033 Driveway. A driveway shall include only that port:·on of the zoning lot which has been so designated, designed and improved as to afford a suitable means and a direct route for vehicular access to the rear yard or private parking garage, and shall not include other portions of the zoning lot, whether improved or not improved, which are not within the most direct line or route leading from the access street to the rear yard or private parking garage. 32. 0028 Committee. The word "Committee" shall mean the Industrial Review Committee of the City of Detroit. Dwelling, multiple-family. A residence designed for or occupied by three or more families, with separate housekeeping and cooking facilities for each. 32. 0029 City council. Effective July 1, 197 4, in all provisions of the Ordinance relating to appeal of the decision of the Community and Economic Development Department regarding permitted with approval uses, and regulated uses, the term "City Council" or "Council" shall be interpreted to mean Board of Zoning Appeals. (Ord. No. 916-G, § Dwelling, single-family detached A detached residence designed for or occupied by one family only. Dwelling, two-family. A residence designed for or occupied by two families only, with separate housekeeping and cooking facilities for each. 1, 6-25-74) Dwelling unit. A building or portion thereof designed for or occupied by a single family and complete with housekeeping and cooking facilities for said family. Editor's note-Upon the passage of Ord. No. 541-H, many of the references to "Community and Economic Development Department" were changed to "Buildings and Safety Engineering Department." Efficiency unit. A dwelling unit containing not more than one room or enclosed floor space arranged for living, eating, and sleeping purposes not including bathrooms, water closets, compartments, laundry rooms, pantries, foyers, hallways, and other accessory floor spaces. 32.0030 Council. The word "Council" shall mean the City Council of the City of Detroit. 32. 0032 Dish antenna. An antenna consisting of a radiation element which transmits or receives signals generated as electrical light, or sound energy supported by a structure which may or may not provide a reflec- Loft. A dwelling unit in a building originally constructed for other than primarily residential use containing one or more room(s) or enclosed Supp. No. 11 5 �§ 32.0000 DETROIT, MICHIGAN the premises. It may also include not more than four (4) foster children provided that the home is licensed as a foster home by the State of Michigan. floor space(s) arranged for living, eating, sleeping and/or home occupations (subject to the conditions specified in Section 83.0105); such units shall include bathroom and kitchen facilities as required by applicable codes. (b) Two persons, inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, and one person not so inter-related, occupying the whole or part of a dwelling as a separate housekeeping unit with a common and a single set of culinary facilities. Town house. One of three or more attached single-family dwelling units extending from the basement to the roof and having no side yards except end units which have one side yard. (Ord. No. 26-85, § 1, 7-17-85) 32. 0036 Efficiency unit. A dwelling unit containing not more than one room or enclosed floor space arranged for living, eating, and sleeping purposes not including bathrooms, water closets, compartments, laundry rooms, pantries, foyers, hallways, and other accessory floor spaces. The word ((erected" includes built, constructed, reconstructed, altered, moved upon, or any physical operation on the premises required for the building or structure. Excavations, fill, drainage, paving, and the like, shall be considered a part of erection. (c) Two persons not inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, provided that such group lives together and occupies a dwelling as a single housekeeping unit with a single set of culinary facilities, and provided that both members of such group have full access to all portions of the dwelling. A dwelling occupied under the provisions of this subsection shall not }?e operated as a rooming house or an adult foster care home. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 251-H, § 1, 5-24-78) 32.0040 Established grade. 32. 0042A Family day care home. For purposes of regulating and determining the height or bulk of a building or structure, the term "established grade" shall mean the elevation of the sidewalk grade as fixed by the city. In those cases where no sidewalk exists or when the natural level of the ground is higher or lower than the grade established by the city engineer, the average natural level of the ground shall be taken as the established grade. A family day care home means a private home certified by and registered with the state depart: ment of social services, in which one (1) but less than seven (7) minor children are received for care and supervision for periods of less than twentyfour (24) hours a day, unattended by a parent or legal guardian, except children related to an adult n:ember o~the family by blood, marriage, or adoption. Family day care home includes a home that gives care to an unrelated minor child for more than four (4) weeks during a calendar year. For the purpose of this definition, private home means ? private residence in which the licensee or registrant permanently resides as a member of the household, which residency shall not be contingent upon caring for children. (Ord. No. 6-89, § 1, 4-12-89) 32. 0038 Erected. 32.0042 Family: (a) One person, or a group of two or more persons living together, and inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, and occupying the whole or part of a dwelling as a separate housekeeping unit with a common and a single set of culinary facilities. The persons thus constituting a family may also include domestic servants employed solely on 32.0043A Flood hazard area definitions . The following definitions relate to the flood hazard area provisions, Sections 49.0009 and 63.1900 [a nd ] shall be used where appropriate therein. Supp. No.11 6 J I ' �DETROIT ZONING ORDINANCE Area of shallow flooding means a designated AO area on the flood insurance rate map (FIRM) with base flood depths from one to three (3) feet where a clearly defined channel does not exist, where the path of flooding is unpredictable and indeterminate, and where velocity flow may be evident. damage to property, threat to life, personal injury, or damage to land or water resources. AJubile Jrnmr means a structure, transportable in one or more sPctions, which L built on a permanent chassis and designed to be used with or without a permanent foundation when connected to the re quired utilities. It does not include recreational ve hicles or travel trailers. Area of special flood hazard is the land in the floodplain within the city subject to a one per cent or greater chance of flooding in any given year. (Same as flood hazard area.) New construction means structures for which the ''start of construction" commenced on or after the effective date of this amendment [July 6, 1981). Base flood means the flood having a one per cent chance of being equalled or exceeded in any given year. Structure means a walled and roofed building that is principally aboveground, including gas or liquid storage facilities, as well as mobile homes. Development means any man-made change to improved or unimproved real estate, new construction, substantial improvement, alteration, or repair, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations. Substantial improvement means any repair, re construction or improvement of a structure, the cost of which equals or exceeds fifty (50) per cent of the market value of the structure either: ( 1) before the improvement or repair is started: or ( 2) if the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition "substantial improvement" is con sidered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure. The term does not, however, include either: (1) any project for improvement of a structure to comply with existing state or local health, sanitary or safety code specifications which are solely necessary to assure safe living conditions; or (2) any alteration of a national, state or City of Detroit recognized historic structure. (Ord. No. 449-H, § 1, 7-1-81) Flood or flooding means a general and temporary condition of partial or complete inundation of normally dry land areas from: A. The overflow of inland or tidal waters. B. The unusual and rapid accumulation or runoff of surface waters from any source. § 32.0000 Flood hazard area means land which on the basis of available floodplain information is subject to a one per cent or greater chance of flooding in any given year. (Same as area of special flood hazard.) Flood insurance rate map (FIRM) means an official map of a community, on which the Federal Emergency Management Agency has delineated both the areas of special flood hazards and the risk premium zones applicable to the community. Flood insurance study is the official report provided by the Federal Emergency Management Agency. The report contains flood profiles, flood boundaries, flood insurance rate zones, and the water surface elevation of the base flood. Floodu)ay means the channel of a river or other watercourse and the adjacent land areas which must be reserved in order to discharge the base flood. Harmful increase means an unnaturally high stage on a river, stream or lake which causes or may cause Supp. No.11 7 �DETROIT ZONING ORDINANCE frozen desserts, or beverages by a restaurant employee at the same table or counter at which said items are consumed. § 32.0000 being prohibited and such prohibition is strictly enforced by the restauranteur. D) Drive-in restaurant. A drive-in restau rant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state, and whose design, med od of operation, or any portion of whose business includes one or both of the following characteristics: 2. A cafeteria-type operation where foods, frozen desserts, or beverages generally are consumed within the restaurant building. B) Carry-out restaurant. A carry-out restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state, and whose design or method of operation includes both of the following characteristics: 1. Foods, frozen desserts, or beverages are served directly to the customer in a motor vehicle either by a car-hop or by other means which eliminates the need for the customer to exit the motor vehicle. 1. Foods, frozen desserts, or beverages are usually served in edible containers, or in paper, plastic, or other disposable containers. 2. The consumption of foods, frozen desserts, or beverages within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is allowed, encouraged, or permitted. 2. The consumption of foods, frozen desserts, or beverages within the restaurant building, within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is posted as being prohibited and such prohibition is strictly enforced by the restauranteur. (Ord. No. 807-G, § 1, 3-6-73) 32.0080 Rooming house. Any building or part thereof, containing rooming or dwelling units, but with fewer than eleven (11) rooming units, where sleeping accommodations are provided for hire, and where meals may or may not be furnished. C) Fast-food restaurant. A fast-food restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state for consumption either within the restaurant building or for carry-out with consumption off the premises, and whose design or principal method of operation includes both of the following characteristics: 32.0082 Rooming unit. A room rented as sleeping and living quarters but without cooking facilities and with or without an individual bathroom. In a suite of rooms without cooking facilities, each room which provides sleeping accommodations shall be counted as one rooming unit for purposes of this Ordinance. 1. Foods, frozen desserts, or beverages are usually served in edible containers, or in paper, plastic, or other disposable containers. 32. 0083 Satellite television antenna. 2. The consumption of foods, frozen desserts, or beverages within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is posted as A device incorporating a reflective surface that is solid, open mesh, or bar configured and is in the shape of a shallow dish, cone, horn, or cornucopia. Such device shall be used to transmit and/or re- Supp. No. 11 11 �§ 32.0000 DETROIT, MICHIGAN sign including frames surrounding display areas. ceive radio or electromagnetic waves between terrestrially and/or orbitally based uses. This definition is meant to include but not be limited to what are commonly referred to as satellite earth stations, TVROs, and satellite microwave antennas. Sign, business. A sign, at least 50 percent of whose area is devoted to directing attention to the principal business or profession conducted, or to the princip~l type of commodity, service, or entertainment sold or offered on the premises on which the sign is located or to which it is affixed. (Ord. No. 2-88, § 1, 2-3-88) 32.0084 Secondhand store. Any building, structure, premises, or part thereof used solely or partially for the sale of secondhand clothing, furniture, books, or household goods, or used solely or primarily for the sale of secondhand household appliances. Sign, directional. A sign directing and guiding traffic or parking but bearing no advertising matter. Sign, double-face. A sign, both sides of which are visible and used as signs. A "V" type sign shall be considered a double-face sign provided the least angle of intersection does not exceed ninety (90) degrees. 32.0086 Shoeshine parlor. A building or part thereof used solely or primarily for shoe polishing or dying, or if incidental to some other use, where facilities are provided for serving more than two customers simultaneously. Sign, flashing. Any illuminated sign on which the artificial light is not maintained stationary or constant in intensity or color at all times when in use. 32.0088 Sign. Sign, identification. A sign identifying the name of the individual, profession, occupation, organization, hotel, or motel occupying the premises, or the name or street number of the building. Information directly related to principal or accessory uses of the property may also be included provided not more than thirty-five percent of the area of the sign is devoted to said information. A sign is a name, identification, description, display, or illustration which is affixed or applied to or represented directly or indirectly upon a building, structure, or zoning-lot, and which directs attention to an object, product, place, activity, person, institution, organization, or business. However, a "sign" shall not include any display of official court or public agency notices, nor shall it include the flag, emblem, or insignia of a nation, political unit, school, or religious group. Sign, illuminated. Any sign designed to give forth any artificial light, or designed to reflect such light deriving from any source which is intended to cause such light or reflection. Sign, advertising. A sign which directs attention to a business, commodity, service, or entertainment, conducted, sold, or offered elsewhere than on the premises on which the sign is located or to which it is affixed, or only incidentally sold or offered on the premises. Sign, projecting. A sign constructed or erected so as to be attached at one end to a building, pole, or other structure and projecting out therefrom. Sign, real estate. A sign advertising that the premises on which it is located is for sale, lease, or rent. Sign, area of. The area of a sign shall be computed as the entire area circumscribed by a parallelogram, triangle, circle, or semi-circle, or any combination of these figures, which includes all of the display area of the Signs; roof, ground, or wall. Signs which are affixed to or comprise a part of the roof, ground, or wall. Supp. No.11 12 I �DETROIT ZONING ORDINANCE § 42.0000 dinance. The rules shall provide that the circulator of the petition requesting the consent shall subscribe to an affidavit attesting to the fact that he personally witnessed the signatures on the petition and that the same are affixed to the petition by the person whose name appears thereon. the site plan, which must conform to the aesthetic needs of the area and allow access to the station only from the major thoroughfares, and the views of residents in the surrounding area. A public hearing shall be held prior to the Community and Economic Development Department's taking any action to approve the location of a station. A written report of the Department's decision shall be filed with the City Council, and a copy sent within ten (10) days to all persons who request it at the public hearing, which shall become final forty-five (45) days after the filing thereof, unless within that time a protest against such decision is filed with the Council, signed by the applicant, an owner of property within three hundred (300) feet of the premises in question, or a recognized community organization serving the affected area. Said written protest shall not be valid unless accompanied by a supporting petition containing the signatures of at least fifty-one (51) percent of the persons owning residential property within three hundred (300) feet of the property lines of the property to be used for a motor vehicle filling and service station or any establishment selling gasoline or other fuel for motor vehicles. In such event, the Council shall, by resolution, approve or disapprove such use. (Ord. No. 726-G, § 1, 9-5-72) 42. 0700 Abandoned, vacated, or converted drivein restaurants, fast-food restaurants, or carry-out restaurants. I. During the period when a drive-in restaurant, fast-food restaurant, or carry-out restaurant is vacated, closed, or otherwise not opened for business for more than thirty (30) consecutive days, the owner, franchise holder, or lessee shall be subject to complying with the following regulations: A) Vehicular parking and storage shall be prohibited at all times anywhere on the premises and the owner, franchise holder, or lessee shall post a sign or signs on the premises, giving notice that all parked or stored vehicles are subject to ticketing and removal by the city at vehicle owner's expense. In addition, the owner, franchise holder, or lessee, whoever is in possession, is subject to ticketing if unlawfully parked or stored vehicles are permitted on the premises by consent of owner, franchise holder, or lessee. The city shall have the right of entry to subject property for the purpose of accomplishing said ticketing and removal. II. A motor vehicle filling and service station may be located at other than the intersection of two or more major thoroughfares or thoroughfares and freeways upon a showing to the Department that it would be impossible or impractical to locate at such a site and the requirements established by Paragraph I for Department approval are met, provided that if the station is to be located within four hundred (400) feet of any residentially zoned property, the person, firm, or corporation desiring such modification shall secure in writing the consent of fifty-one (51 %) percent of the persons owning residential property within three hundred (300) feet of the property lines of the property to be used for a motor vehicle filling and service station. B) The ground shall be kept free of rubbish and debris, and the grass, if any, shall be well kept and cut as necessary so as to present a neat and attractive appearance at all times. C) The owner shall maintain a record of the name and address of the person or firm who cleaned the premises and removed the debris; such record shall be made available to the inspectors of the Department of Public Works [Environmental Protection and Maintenance Department]; and further, each entry shall be kept at least one year. For purposes of this ordinance, joint ownership will be entitled to only one consent. The Commissioner [Director] of the Department of Buildings and Safety Engineering shall adopt rules and regulations governing the procedure for securing the consent provided for in this subsection of the Or- II. Within sixty (60) days of such closing, all curb cuts across driveway entrances an~ all other Supp. No.11 19 �I § 42.0000 DETROIT, MICHIGAN effect has been filed with the buildings and safety engineering department, then demolition shall be deferred for an additional sixty-day period beginning with the date of the sale . points of ingress and egress to the premises shall be closed to vehicular traffic by properly placed and secured precast concrete wheel stops or the equivalent, as may be approved by the appropriate city agency. V. Approval of the Department shall be received prior to any drive-in restaurant, fast-food restaurant, or carry-out restaurant being converted to any other use. The Department shall take into consideration all aspects of the proposed development, includ ing, but not necessarily limited to, the type use, the site plan, the exterior design, and the appearance of the development, and shall process the proposal within sixty (60) days from date of submission to the buildings and safety engineering department, in accordance with the provisions of Section 65 .0000 of this ordinance. III. A drive-in restaurant, fast-food restaurant, or carry-out restaurant that is vacated, closed, or not opened for business for a period of one hundred twenty (120) consecutive days shall be prima facie deemed abandoned. An owner of an abandoned drive-in restaurant, fast-food restaurant, or carry-out restaurant that is free standing is subject to notice from the Department of Buildings and Safety Engineering directing the razing, demolition, and removal of all buildings, structures, and signs situated upon the premises. Said razing and removal shall be accomplished within thirty (30) days from date of said notice. Owner shall complete said demolition, leaving the premises free from rubbish and debris, and shall properly backfill all excavation areas. Owner shall have the right, in lieu of complying with the demolition order, to petition the buildings and safety engineering department within thirty (30) days showing cause why said drive-in restaurant, fastfood restaurant, or carry-out restaurant should not be considered abandoned, and a sixty-day extension of the demolition order may be granted by the department so that the premises may be reopened or converted to an alternate business use. No more than two (2) sixty-day extensions shall be granted. The buildings and safety engineering department shall, in making its findings, take into consideration, but not necessarily be limited to, the following criteria: (Ord. No. 807-G, § 1, 3-6-73; Ord. No. 541-H , § 1, 2-8-83) 42. 0800 Child caring institutions, child care centers and boarding schools. For a facility operating with children in attendance for five (5) or more continuous hours a day, there shall be provided and maintained an outdoor play area suitable for play activity and containing a minimum of two thousand (2,000) square feet. Surface treatment of said play area shall comply with the guidelines of the appropriate public agencies, including the city and the state health departments and the Michigan Department of Social Services, Division of Child Care Center Licensing. The outdoor play area shall be immediately contiguous to the facility it is intended to serve and shall be enclosed by a protective wall or fence. A) Prospects for alternate or future use. B) Pending litigation or condemnation afC) Pending or contemplated road changes. The provisions of this section do not apply to family day care homes as defined in Section 32.0042A. D) Character and trends of development in the neighborhood . (Ord. No. 392-H, § 1, 5-21-80; Ord. No. 6-89, § 1, 4-12-89) fecting subject property. E) Pending sale or lease transactions concerning subject property. 42.0900 Regulation of radio, television and communications antennas. IV . If, within the one hundred twenty (120) consecutive day period referred to, the propert v has been sold or leased for alternate business purposes and an affidavit to this Antennas, as defined in Section 32.0012A, may be installed, erected, and maintained within the several zoning districts of the city, except in the Supp. No. 11 20 I �DETROIT ZONING ORDINANCE I P-1 zoning district, but only in accordance with the provisions of this article. § 42.0000 42.1000 General Regulations for Antennas. 42.1001 Permits not required. (Ord. No. 2-88, § 1, 2-3-88) Antennas which do not exceed twenty-eight (28) square feet in area or two (2) feet in dish diameter and which do not exceed twelve (12) feet in height may be erected and maintained in the rear yard and on the roof of any building without a bmlding permit. 42. 0901 Types of antennas to be regulated. The following antennas, as well as those antennas not specified below but hereafter classified by the buildings and safety engineering department, are hereby regulated as grouped into four (4) general wind surface area categories: (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89; § 1, 2-22-89) Category A: Television antennas not exceeding twenty-eight (28) square feet in area or six (6) feet in dish diameter, customarily though not exclusively erected for residential use, such as microwave-receiving antennas, and dipole "rod and mast" VHF-UHF antennas, hereinafter referred to as "conventional" television antennas; 42.1003 Permit required. A building permit shall be secured for: Category B: Radio antennas and antenna towers, such as amateur radio antennas for ham/short-wave operations, and fixed-station antennas for business-band radio, citizens band radio, general mobile radio service and two-way radio; a) All antennas and antenna towers the height dimension of which exceeds twelve (12) feet. b) All dish antennas the diameter dimension of which exceeds two (2) feet and any other antenna the area of which exceeds twentyeight (28) square feet. (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89, § 1, 2-22-89) 42.1004 Method of measurement. Category C: Dish antennas, such as satellite television antennas, also known as satellite dishes, earth stations, television receiveonly (TVRO) antennas, earth terminals, and earth terminal antennas; other parabolic dish antennas and parabolic reflectors exceeding six (6) feet in diameter including, but not limited to, microwave-receiving antennas and studio-to-transmitter-link (STL) antennas. The area of any parabolic dish antenna is computed as if it were a circle. The area of other antennas is the sum of the areas of each element; the area of a single element is the product of the diameter of that element multiplied by its length. (Ord. No. 2-88, § 1, 2-3-88) 42.1005 Applications for permit. Applications for a building permit to erect an antenna shall be submitted to the department of buildings and safety engineering. Application fonns shall indicate at least the following: Category D: Antenna towers and poles exceeding seventy-five (75) feet from established grade, customarily though not necessarily housing multiple antennas, such as radio broadcasting towers, television broadcasting towers, microwave antenna towers, studio-to-transmitter links, and other communications, antennas including antennas for cellular telephone systems, except as exempted for government utilities and public utilities in Section 42.0101. a) The category and type of antenna, as listed in Section 42.0901; b) The proposed location of the installation on the zoning lot, including the linear distance between the closest Rl, R2, R3 zoning district lot line and the outermost point of the antenna structure closest to it; c) (Ord. No. 2-88, § 1, 2-3-88) Supp. No.11 21 Dimensions of the antenna; �§ 42.0000 DETROIT, MICHIGAN 42.1011A Setbacks for roof-mounted antennas. Dish antennas exceeding six (6) feet in diameter and other antennas exceeding twenty-eight (28) square feet in area which are mounted on the roof of a structure in a residential zoning district or in the B 1 or B2 zoning districts shall not be erected nearer to any lot line than one-half the total height of the antenna above the roof, provided that said setback is not less than the setback prescribed in Section 42.1011B, nor greater than half the width of the zoning lot. Insofar as possible, roof-mounted antennas shall be placed to the rear of the roof. d) Total height of the proposed installation measured from established grade to the upper-most element of the antenna; e) The number and type of all other existing antennas and antenna towers on the same zoning lot; and f) Applicable UL listings, as provided in Section 42.1021. (Ord. No. 2-88, § 1, 2-3-88) 42.1007 Nonconforming uses. (Ord. No. 2-88, § 1, 2-3-88) Antennas for which a building permit was properly secured as required as of the effective date of this ordinance and rendered nonconforming by the provisions hereof shall be subject to the regulations of Article V governing such nonconforming uses. 42.1011B Setbacks for ground-mounted antennas. Ground-mounted dish antennas, including those dish antennas mounted on a mast or pole or tower, shall be set back from all lot lines in residential zoning districts and in the B 1 and B2 business zoning districts not less than one-half the diameter of the antenna or three (3) feet, whichever is greater; ground-mounted conventional television antennas, and radio antennas, including those mounted on a mast or pole or tower, shall not he erected closer than three (3) feet to any lot line in residential zoning districts and in the Bl and B2 business zoning districts, subject to the encroachment and projection provisions of Section 42.1017. (Ord. No. 2-88, § 1, 2-3-88) 42.1009 Height regulations. Due to the variation in wind surfaces and snow surfaces of different antennas, in order to protect public safety, height regulations shall vary for different types of antennas. In no case shall the height of antennas which are regulated by the federal communications commission (FCC) exceed the height limitations established by the FCC. Antennas which are greater than twenty-eight (28) square feet in area or greater than six (6) feet in dish diameter shall not exceed the height limitations as specified for antennas in each zoning district, except as provided in Sections 42.1227, 45.0901, 45.0901(A), and 45.0903. (Ord. No. 2-88, § 1, 2-3-88) 42.1017 Encroachments and projections. Antennas shall not encroach or project across property lines nor into required yards, as provided in Section 45.0800, nor shall antennas be erected closer than twenty-four (24) inches to telephone or power lines. (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89, § 1, 2-22-89) 42.1010 Restrictwns near airports and heliports. (Ord. No. 2-88, § 1, 2-3-88) Any antenna structure near airports or heliports exceeding thirty-five (35) feet from established grade shall comply with applicable special regulations as provided in Section 48.0000. 42.1019 Sign antennas. Signs, as defined in Section 130.0000 of this ordinance, lettering, numbers, symbols, other illustrative markings or artistic renderings attached to or painted on any antenna are prohibited. (Ord. No. 2-88, § 1, 2-3-88) 42.1011 Setbacks. (Ord. No. 2-88, § 1, 2-3-88) (Ord. No. 2-88, § 1, 2-3-88) Supp. No. 11 22 �I DETROIT ZONING ORDINANCE § 42.0000 (d) That said antenna complies with all appropriate federal, state, county and local ordinances and regulations controlling or regulating such use. 42.1021 Structural standards. Antennas and their installation shall meet manufacturer's specifications and requirements of the Building Code. (Ord. No. 2-88, § 1, 2-3-88) (Ord. No. 2-88, § 1, 2-3-88) 42.1103 Exceptions. 42.1023 Placement restrictions. Excepted from the Placement Restrictions (Sections 42.1023, 44.0200, 81.0000-119.0000), Bulk Restrictions (Section 42.1201), Density Restrictions (Section 42.1219), Color and Materials Standards (Section 42.1209), Setback Provisions (Section 42.1011), and Height Limitations (Sections 81.0000119.0000) of this ordinance are antennas and towers erected in the several zoning districts for use by those government utilities and public utilities exempted as provided in Section 42.0101, public law enforcement authorities, and public radio stations and public television stations. Antennas shall be placed only on the same zoning lot as the principal structure. (Ord. No. 2-88, § 1, 2-3-88) 42.1025 Certain antenna towers in residential zoning districts. Antenna towers exceeding seventy-five (75) feet from established grade as provided in Section 42.0901(D) shall not be permitted in the Rl, R2 , or R3 residential zoning districts nor shall said antenna towers be permitted in the R4, R5, or R6 residential districts or B 1 or B2 business districts within forty (40) feet of any Rl, R2, or R3 zoning district, which distance shall be measured between the closest Rl, R2, R3 zoning district lot line and the outermost point of the antenna structure closest to it. (Ord. No. 2-88, § 1, 2-3-88) 42.1105 Maintenance. All antennas shall be maintained in good condition and in accordance with all requirements of this article. (Ord. No. 2-88, § 1, 2-3-88) (Ord. No. 2-88, § 1, 2-3-88) 42.1109 Noncompliance. 42.1100 Variances and exceptions. Failure to abide by and faithfully comply with this ordinance, or with any and all conditions that may be attached to the granting of any "permitted with approval" use or "variance," shall constitute grounds for the revocation of the approval or permit by the buildings and safety engineering department. The antenna shall be removed upon termination or revocation of the permit. 42.1101 Permits denied. Permits which are denied by the building and safety engineering department may be granted by the board of zoning appeals upon appeal as provided in Section 62.0000 of this ordinance, and use variances and dimensional variances may be granted by the board of zoning appeals as provided in Section 62.0000 of this ordinance, provided that the following findings are made: (Ord. No. 2-88, § 1, 2-3-88) 42.1200 Specific regulations. (a) That the appealed use is not injurious to the safety, aesthetics, or property values of contiguous and surrounding property. 42.1201 Bulk restrictions. 42.1201A. In all residential zoning districts and in the Bl, B2, B3, and B4 zoning districts, the bulk of the following antennas shall be permitted as a matter of right: (b) That the appealed use is required to re- move an obstacle or condition preventing the reception ·or transmission of a signal. (c) That the open space needs of potential occupants are adequately served. Supp. No.11 23 �§ 42.0000 DETROIT, MICHIGAN Rl, R2, or R3 zoning district in the R4, R5, or R6 residential zoning districts or the B 1, B2, B3 or B4 business zoning districts, colors and materials in addition to black mesh and black perforated metal may be permitted with approval. a) Dish antennas not exceeding a diameter measurement of twelve (12) feet; b) Other antennas not exceeding one hundred thirteen (113) square feet in area. (Ord. No. 2-88, § 1, 2-3-88) (Ord. No. 2-88, § 1, 2-3-88) 42.1201B. In the R4, R5, and R6 residential zoning districts and in the Bl, B2, B3, and B4 zoning districts dish antennas with a diameter measurement exceeding twelve (12) feet and other antennas exceeding one hundred thirteen (113) square feet in area may be permitted with approval subject to findings (a), (b), (c) and (d) of Section 42.1101. 42.1217 Screening. In all Rl, R2, and R3 zoning districts and for installations proposed in the R4, R5, or R6 residential zoning districts or in the Bl, B2, B3 or B4 business zoning districts within forty (40) feet of any Rl, R2, or R3 zoning district, antennas for which a building permit is required which do not exceed fifteen (15) feet in height from established grade shall be effectively screened from view between the antenna and residential properties and between the antenna and any street bordering the front or corner side yard by means of natural plants, trees, other structures or landscaping, or opaque fencing insofar as possible without obstructing the reception window of the antenna, but not less than five (5) feet in height from. established grade. Screening higher than five (5) feet is not required. (Ord. No. 2-88, § 1, 2-3-88) 42.1201C. Antennas in the B5 and B6 zoning districts, in all industrial districts, and in any PCA, TM, or SD2 zoning district, are not subject to bulk restrictions. (Ord. No. 2-88, § 1, 2-3-88) 42.1209 Mate rials and colors. In order to allow for the passage of air and light and in order not to alter the essential character of a locality, nor negatively impact the safety, aesthetics, or property values of contiguous or surrounding property, the following standards shall apply: (Ord. No. 2-88, § 1, 2-3-88) 42.1219 Antenna density restrictions. a) Black mesh or black perforated metal satellite television antennas shall be permitted as a matter of right in all zoning districts. In any residential zone and in the Bl, B2, B3, and B4 zoning districts, not more than one dish antenna exceeding six (6) feet in dish diameter nor more than one radio antenna of the same type for which a permit is required, nor more than one conventional television antenna or microwavereceiving antenna exceeding twenty-eight (28) square feet in area may be located on a single zoning lot as a matter of right. b) When a satellite television antenna, for which a building permit is required, is to be located in any R4, R5, or R6 residential zoning district or any Bl, B2, B3 or B4 business zoning district and said antenna is farther than forty (40) feet from any Rl, R2, and R3 zoning district, or if said antenna is to be located in any B5 or B6 business zoning district, any industrial zoning district, or any PCA, TM or SD2 zoning district, colors and materials in addition to black mesh and black perforated metal shall be permitted as a matter of right. (Ord. No. 2-88, § 1, 2-3-88) 42.1219A Permitted with approval. When a dish antenna greater than six (6) feet in diameter or radio antenna for which a building permit is required is proposed in the R4, R5, or R6 residential zoning district, or in the Bl, B2, B3, and B4 business zoning districts and is farther than forty (40) feet from any Rl, R2, or R3 zoning district, more than one dish antenna or radio antenna of the same type may be permitted with c) When a satellite television antenna for which a building permit is required is to be located in an Rl, R2, or R3 zoning district or when located within forty (40) feet of an Supp. No. 11 24 �I DETROIT ZONING ORDINANCE approval on a single zoning lot, subject to findings (a) (b), (c), and (d) of Section 42.1101. § 42.0000 Safety Engineering Department including but not limited to: (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89, § 1, 2-22-89) a) Antenna tower dimensions; b) Setbacks; 42.1219B Permitted as a matter of right. c) When a dish antenna or radio antenna for which a building permit is required is proposed in the R4, R5, or R6 residential zoning district, or in the Bl, B2, B3, and B4 business zoning districts and is farther than forty (40) feet from any Rl, R2, or R3 zoning district, more than one dish antenna or radio antenna of the same type may be permitted as a matter of right when added to an already existing antenna tower exceeding seventy-five (75) feet for which a building permit was properly secured. Yard requirements; d) Number of antenna towers per zoning lot; e) Height limitations; f) Screening; and g) Materials and coloration. (Ord. No. 2-88, § 1, 2-3-88) 42.1225 Antenna towers exceeding seventy-five feet permitted. Antenna towers as provided in Section 42.0901(D) shall be permitted as a matter of right in the B5 and B6 business zoning districts, all industrial zoning districts and in any PCA, TM, or SD2 zoning district. (O~d. No. 2-88, § 1, 2-3-88) 42.1219C Exceptions. Antenna density restrictions shall not apply to the B5 and B6 business zoning districts or any industrial zoning district or any PCA, TM, or SD2 zoning district. (Ord. No. 2-88, § 1, 2-3-88) 42.1227 Waiver of height restrictions on satellite television antennas. (Ord. No. 2-88, § 1, 2-3-88) In those instances when an obstruction exists that would affect the reception window of a proposed satellite television antenna, the enforcing official, upon request of the applicant, shall investigate the proposed installation. When a preinspection report of the Building and Safety Engineering Department conclusively verifies that a proposed satellite television antenna located in the rear yard and not exceeding fifteen (15) feet in height from established grade in any Rl-R6 or Bl [or] B2, zoning district would be prevented from receiving a satellite signal due to an architectural obstruction or due to obstruction from trees on other zoning lots, the fifteen (15) foot height limitation shall be waived by the buildings and safety engineering department to allow the unobstructed reception of satellite television signals provided that the uppermost point of the satellite television antenna does not exceed twenty (20) feet in height from established grade. 42.1221 Prohibitions on antenna towers exceeding seventy-five feet. Communications antennas as provided in Section 42.0901(d), radio broadcasting towers, and television broadcasting towers are prohibited in the Rl, R2, and R3 zoning districts and in the R4, R5, R6, Bl, B2, B3, and B4 zoning districts if located within forty (40) feet of any Rl, R2, or R3 zoning district. (Ord. No. 2-88, § 1, 2-3-88) 42.1223 Limitation on antenna towers exceeding seventy-five feet. Antenna towers as provided in Section 42.0901(D), may be permitted with approval in the R4, R5, and R6 residential zoning districts and Bl, B2, B3, and B4 business zoning districts when proposed farther than forty (40) feet from any Rl, R2, or R3 zoning district, subject to findings (a), (b), (c), and (d) of Section 42.1101 and subject to conditions as deemed necessary by the Buildings and , Ord. No. 2-88, § 1, 2-3-88) Supp. No.11 24.1 �§ 43.0000 DETROIT, MICHIGAN 43.0000 Principal buildings. nas do not exceed twenty-eight (28) square feet in area or six (6) feet in dish diameter, in which case they may be erected on the roof as a matter of right. Accessory buildings and structures shall be considered a part of the principal building when the distance between structures is solidly covered by a breezeway, portico, or similar architectural device at least four (4) feet in width. 43.0100 Number of buildings on a zoning-lot. Not more than one principal detached residential building shall be located on a zon ing-lot, nor shall a principal detached residential building be located on the same zoning-lot with any other principal building, except in the case of planned developments, or buildings used for educational or religious purposes, or where the buildings and safety engineering department is empowered to approve certam uses under the provisions of this ordinance, or in cases where the department is required to make an investigation. 10rd. No. 864-G, ~ lOrd. No. 407-G, § 1, 2-18-69; Ord. No. 2-88, § 1, 2-3-88) 44.0300 Percentage of required yard occupied and required setbacks. Unless otherwise specified, no detached accessory building or buildings in an R 1 or R2 District shall occupy more than fifty (50) percent of the area of the required rear yard, nor be located closer than ten feet to any principal building. 1, 11-20-73; Ord. No. 541-H, § l, 2-8-83) 43.()200 Location of principal buildings. Except where otherwise provided in this Ordinance, every zoning-lot upon which a principal building is erected shall face or front upon a street or permanent means of access to a street, other than an alley. Such means of access shall have a width throughout of not less than thirty (30) feet or not less than ten (10) feet for each zoning-lot fronting upon it, whichever is greater, except that no width greater than sixty (60) feet shall be required hereby. 44.0400 Height of accessory buildings. Except as specified in Section 45.0900, no detached accessory building or structure in an Rl or R2 District shall exceed the height of the principal building or structure, or fifteen ( 15) feet, whichever is less. 44.0500 Corner-lot requirements. In residential districts when an accessory building is located on a corner-lot, the side lot line of which is substantially a continuation of the front lot line of the lot to its rear, also located in a residential district, said building shall be set back not less than ten feet from the side lot line abutting the street. 44.0000 Accessory buildings. 44.0100 Time of construction. No accessory building or structure shall be constructed on any zoning-lot prior to the time of construction of the principal building to which it is accessory. 45.0000 Bulk regulations. 45.0100 Continued conformity with bulk regulations. 44. 0200 Location of accessory buildings and structures. The maintenance of yards, lot width, recreational space, and lot area legally required for a building shall be a continuing obligation of the owner of such building or of the owner of the property on which the building is located. Furthermore, legally required yards or lot area allocated to one building shall not, by virtue of change of ownership or for any other reason, be used to In residential districts and in the Bl and B2 business districts all accessory buildings and structures, including category "B" and category "C" antennas, as provided in Section 42.0901(B) and 42.0901(C), for which a building permit is required as provided in Section 42.1003, shall be built in the rear yard except when built as part of the principal building or except when said antenSupp. No.11 24.2 �I I I DETROIT ZONING ORDINANCE satisfy yard or lot area requirements for any other building or use. 45 .0200 Division of zoning-lot. I II II Ill Where a lot or zoning-lot is hereafter divided, the division shall be effected in such manner as not to violate the requirements of this Ordinance regarding yards, lot width, lot area, floor area, recreational space, percentage of lot coverage, off-street parking, or off-street loading spaces, applicable to such zoning-lot or any zoning-lot created. 45 .0300 Separate units. ownership of dwelling In an existing residential structure containing more than one dwelling unit, individual units may be conveyed or held under separate ownership without being in violation of this Ordinance. Where such division of ownership is made, the regulations governing yards, lot width, lot area, floor area, recreational space, percentage of lot coverage, and off-street parking or loading, shall be applied to each individual ownership. Yard requirements shall be applied only on those sides of a dwelling unit having exposed walls. Provided, that the buildings and safety engineering department may adjust these requirements upon making a finding that said adjustment wiil not be detrimental to its occupancy or use. 45.0500 Street as part of required yard. 45.0501 Except for yards adjacent to offstreet parking areas, and for yards required by Section 44.0500, where a zoning-lot abuts a public street along its side zoning-lot line, any portion of the adjoining one-half of said street may be utilized to supply a part of the required side yard adjacent to such street, provided that at least four feet of the required side yard shall be on the zoning-lot independently of such adjoining street. 45.0502 Where a zoning-lot is bounded on two opposite sides by public streets, the zoning-lot line fronting on the street having thE> wider right-of-way shall be the front zoning-lot line. If both street rights-of-way are of equal width, the enforcing official shall designate which shall be the front zoning-lot line. In such cases one-half of the width of t he public street opposite the front zoning-lot may be utilized to supply a part of the required rear yard, provided that at least t wenty (20) feet of such required rear yard shall be on the zoning-lot independently of such adjoining street. 45 .0600 Side yard reduction for offsets. That part of the over-all dimension of a building which, through offset or break is located a distance from the side zoning-lot line not less than twice the width of the side yard which would otherwise be required for a building of its overall dimension and height, need not be considered in determining the required width of the side yard. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 541-H, § 1, 2-8-83) 45.0400 Alley as part of lot. Ill § 45.0000 Where a zoning-lot abuts an alley, one-half of the width of said alley may be considered a part of such zoning-lot for the purpose of computing the area of said zoning-lot. Where a zoning-lot abuts an alley, one-half of the width of said alley may be considered a part of such zoning-lot for purposes of computing the depth or width of any yard adjacent to such alley, provided that at least four feet of each required side yard and twenty (20) feet of the rear yard shall be on the zoning-lot independently of such adjoining alley. 45.0700 Location of required yards. Except as specified in Sections 45.0400 and 45.0500, all yards allocated to a building or dwelling group shall be located on the same zoning-lot as such building or dwelling group. 45.0800 Projections into a required yard. Except for the following specified projections and encroachments, or unless otherwise Supp. No.11 24.3 �§ 45.0000 DETROIT, MICHIGAN 45. 0808(b) Criteria. specified, every part of a required yard shall be open and unobstructed to the sky: 1. Ramps for the handicapped that project into the required front or side yards and which are constructed of material other than masonry or concrete shall be painted or treated to match the color of the exterior trim or siding of the principal building or painted to blend with the exterior landscaping of the lot. 45.0803 Fire escapes, stairways, and balconies which are open and unenclosed, and marquees, may project not more than five feet into a required yard. 2. Open areas underneath ramps for the handicapped shall be screened from view by appropriate shrubbery or raised flower beds or raised berm areas, or their equivalent. 45.0804 Chimneys, pilasters, smokestacks, and window air conditioners not exceeding six square feet in area, may project not more than sixteen inches into a required side yard. 3. In addition to handrails or guardrails as required by the City of Detroit Building Code, ramps for the handicapped shall be provided with a top rail that covers the exposed tops of the support posts or piers. 45.0801 Sills, belt courses, leaders, and similar ornamental or structural features may project into any required side yard for a distance not to exceed fourteen (14) inches. 45.0802 Cornices, eaves, or gutters may project into any required side yard for a distance not to exceed fourteen inches. 45.0805 Unless otherwise specified, access drives leading to accessory off-street parking and loading areas and structures may be located on required yards. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 515-G, § 1, 6-16-70; Ord. No. 350-H, § 1, 10-10-79; Ord. No. 19-89, § 1, 10-25-89) 45. 0900 Exceptions to height regulations. 45 .0806 Unenclosed porches may encroach not more than eight feet into a required front or rear yard; however, no porch shall be constructed within any required side yard, nor shall any other construction be permitted within any required side yard unless specifically mentioned above m this Section 45.0901 Penthouses, elevator penthouses, scenery lofts, towers, cupolas, steeples, domes, flag poles, aeroplane beacons, antennas for which a building permit is not required as provided in Section 42.1001, chimneys, stacks, tanks, and roof structures used for ornamental or mechanical purposes, which located on a roof and collectively not exceeding in gross area thirty (30) percent of the roof area, need not be included in determining the height of a building or structure. 45.0800. 45.0807 Operable private passenger vehicles may be parked on the driveway in only one side yard and the continuation of that side yard into the front yard to the property line, as long as the area is maintained in a dust-free condition at all times. And provided that no mechanical maintenance or vehicular repairs are conducted in this area. (Ord. No. 2-88, § 1, 2-3-88) 45.0901A Antennas for which a building permit is required, as provided in Section 42.1003, need_ n~t be included in determining the height of a bmldmg or structure in the B5 and B6 business zoning districts nor in any industrial zoning district nor in any PCA, TM, or SD2 zoning district. (Ord. No. 2-88, § 1, 2-3-88) 45. 0808(a) Ramps for the handicapped subject to applicable sections of the Detroit Building Code pertaining to such ramps are permitted in rear yards and may project into required front and side yards as a matter of right. In no instance shall any part of such ramps be located nearer than two (2) feet to any property line. Such structures shall be erected and maintained in accordance with the criteria listed in Section 45.0808(b). 45. 0902 Parapet walls may extend not more than five feet above the allowable height of a building. 45. 0903 When located in a residential district or in the Bl, B2, B3, or B4 business districts ' Supp. No. 11 24.4 �DETROIT ZONING ORDINANCE radio antennas and towers as provided for in Section 42.0901 category B may exceed the allowable height regulations on accessory structures but in no case shall the radio tower exceed applicable FCC height limitations or a height of seventy-five (75) feet from established grade, whichever is less. § 47.0000 in a district where it is not permitted under any of the terms of this Ordinance, or any subsequent amendment thereto, it shall be considered a nonconforming use and shall be subject to the provisions of Article V, Non-Conforming Buildings, Structures, and Uses. (Ord. No. 2-88, § 1, 2-3-88) 45.1000 Maximum street width. b) A temporary Board grant shall remain in full force and effect until termination of said temporary grant subject to all restrictions and limitations imposed as a condition of said temporary approval. Reconsideration of said temporary grant shall be subject to all terms and regulations of this Ordinance. For the purpose of determining the permissible cubical content of any building or structure, a street more than one hundred and fifty (150) feet in width shall be considered to have a width of one hundred and fifty (150) feet. 45 .1100 Park as part of street. Where a zoning-lot abuts upon a public street for the full width or depth of the lot and there is a public park or other permanent public open space bordering on such street opposite such zoning-lot, a part of such park or open space may be considered as a portion of the street for the purpose of determining the permissible cubical content of a building on such zoning-lot, provided the augmented width of such street shall not be more than one hundred and fifty (150) feet. 47.0000 Off-street parking and loading facilities. 47.0100 Off-street parking requirements. The following regulations shall apply for off-street parking facilities: 47.0101 In all zoning districts, except B5, PC, and PCA Districts, off-street parking facilities for self-propelled passenger vehicles for the use of occupants, employees, and patrons of buildings or uses erected, established, or changed, shall be provided as specified in Sections 47.0105 and 47.0108 of this Ordinance, except as specified in Section 54.0101, and the amount of parking provided shall not subsequently be reduced below the requirements of this Ordinance. 46.0000 Conditional uses, special approval uses, board grants, and site plan approvals, existing on the effective date of this ordinance, under a zoning ordinance effective prior hereto. Where a use or structure exists or has been approved prior to the effective date of this Ordinance as a conditional use, special approval use, Board grant, or site plan approval use either by the Community and Economic Development Department, the Council, the Board, or some combination of these agencies, said use or structure may continue or may be developed as a conforming use subject to all restrictions and limitations made a condition of said approval with the following exceptions: When a building or use does not comply with the off-street parking requirements of this Ordinance and said use is damaged by fire, collapse, explosion, or Act of God, the reconstruction, repairing, or rebuilding and continued use of the building shall be permitted subject to the cost limitation as provided in Sections 57.0000, 65.0800, or 66.0500 of this Ordinance. Where the cost of reconstruction exceeds the limitations of the above stated Sections, off-street parking shall be provided in the amount required for new construction at the date the application a) When a conditional, permanent Board grant, or special approval use is located Supp. No.11 24.5 �§ 47.0000 DETROIT, MICHIGAN for reconstruction is approved, except that any damaged building or use of 2,000 square feet or less, which is non-conforming only in the amount of off-street parking space that is provided, may be reconstructed without providing additional off-street parking. There shall be provided an amount of offstreet parking spaces equal to that required by the new factor being established, as determined under Section 47.0108 of this Ordinance, less 15 percent of the amount of off-street parking spaces required under the prior situation as determined under Section 47.0108 of this Ordinance. Where there is any change in the factors upon which the off-street parking requirements are determined under Section 47.0108 of this Ordinance, resulting in a decrease in the requirements for such off-street parking facilities, the existing spaces provided may be reduced to an amount not less than that required for the use 47.0102 For the purpose of this Ordinance a "Parking Space" shall mean a rectangular space of not less than nine feet by twenty feet (9 ft. x 20 ft.) exclusive of unusable space and drives or aisles giving access thereto, accessible from streets or alleys and usable for storage or parking of self-propelled passenger automobiles. Aisles shall be not less than twenty (20) feet wide for 90 degree parking, eighteen (18) feet wide for 60 degree parking, twelve (12) feet wide for 45 degree parking, and ten (10) feet wide for 30 degree or parallel parking. Angle shall be measured between the centerline of the parking space and the centerline of the aisle. The enforcing official shall interpolate aisle width for all parking arrangements not covered above. 47.0103 Loading space as required in Section 4 7 .0200 of this Ordinance shall not be construed as supplying required off-street parking space. 47.0104 Existing off-street parking facilities provided at the effective date of this Ordinance and actually being used at that date for the parking of automobiles in connection with the operation of an existing building or use shall not hereafter be reduced below, or if already less than, shall not be further reduced below the requirements of this Ordinance for a similar new building or new use except as provided in Section 47.0111. 47.0105 When there is any change in the factors upon which the off-street parking requirements are determined, such as a change in use or an increase in the number of employees, or an increase in floor area, or in any other unit of measurement specified in Section 47.0108 of this Ordinance, which would result in an increase in the requirements for off-street parking facilities, the following shall apply: Supp. No.11 24.6 �DETROIT ZONING ORDINANCE Yard = Length + 2 (height) 6 In no instance, however, shall a side yard be less than five feet. 80.0604 Floor Area Ratio Bonus When Adjacent to a Large Public Open Space or the Detroit River. The floor area ratio may be increased by fifty (50) percent in all instances where the zoning-lot abuts or is across a street, alley, easement, or other public rightof-way, for at least fifty (50) feet, either the Detroit River or a public open space, other than a street right-of-way, which is not less than five acres in area and not less than two hundred feet deep, measured perpendicularly to the common zoning-lot or parcel line. (Ord. No. 541-H, § 1, 2-8-83) 80.0700 Height requirements. Buildings and structures shall comply with height limitations as may be specified in each district. high ratio of home ownership. The regulations for this district are designed to stabilize and protect the essential characteristics of the district and to promote and encourage a suitable environment for activities associated with family life. To these ends, development is limited to a relatively low concentration and uses permitted as a matter of right are limited to single-family detached dwellings providing homes for the residents of the area. Additional related residential uses such as religious institutions, neighborhood centers, and utility uses necessary to serve the immediate area may be permitted with approval. 81 .0100 Uses permitted as a matter of right. 81.0101 Single-family detached dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 81.0200. 81.0102 Signs, as regulated by Article XIII 81.0103 Uses accessory to single-family detached dwellings when incidental to and on the same zoning-lot as the principal use 80.0800 Lot coverage requirements. Buildings and structures shall comply with lot coverage limitations as may be specified in each district. (Ord. No. 843-G, § I, 8-14-73) 81.0104 Antennas-Category A, B, and C antennas, as provided in Section 42.0901 neither exceeding twenty-eight (28) square feet in area nor six (6) feet in dish diameter, and category C dish antennas as provided in Section 42.0901 for which a building permit is not required. 80.0900 Signs. Signs shall be classified and permitted in accordance with the regulations specified in Article XIII. 80.1000 Off-street parking and loading requirements. Antennas for which a building permit is required, exceeding twenty-eight (28) square feet in area or exceeding six (6) feet in dish diameter located in the rear yard and not exceeding fifteen (15) feet in height from established grade, as regulated by Sections 42.0900-42.1227, 45.0901, and 45.0903. Off-street parking and loading facilities shall be provided in accordance with the regulations set forth in Article IV, Section 47.0000. 81.0000 RI Single-family district. § 81.0000 residential (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89, § 1, 2-22-89) This district is designed to protect and preserve quiet, low-density residential areas now primarily developed and those areas which will be developed with single-family detached dwellings and characterized by a 81.0105 Family day care homes, as defined in Section 32.0042A. Supp. No. II 68.1 (Ord. No. 6-89, § 1, 4-12-89) �§ 81.0000 DETROIT, MICHIGAN but shall not be less than 30 feet in depth. 81.0200 Compatibility requirements. The enforcing official shall investigate each proposed dwelling unit for which a permit is being requested to determine compliance with the following listed compatibility requirements: f) Driveways, Garages, Parking Spaces: 1. If the dwelling unit to be construct- ed is built without an attached garage, there shall be a solid paved access from the street to a paved parking area, a minimum of 20 feet by 20 feet in size, located completely in the rear yard. Said parking area and access shall be paved with a surface having an asphaltic or Portland cement binder. If the zoning lot is less than 35 feet in width, as measured at the front line of the proposed building, access to the parking area shall be from either an adjoining street or alley. 2. If the dwelling unit to be constructed is built with an attached garage, there shall be a solid paved access from the street to the attached garage. Said access shall be paved with a surface having an asphaltic or Portland cement binder. a) The proposed dwelling unit shall generally conform to the adjacent detached dwelling structures relative to floor area, volume and use of materials, the floor area used herein refers to habitable floor area and does not include cellars, unfinished attics, porches, attached garages, etc. b) The floor area of the proposed unit shall be no less than 90 % of an average floor area, which average is calculated from the floor areas of the eight (8) nearest dwelling units to the proposed unit. The eight units utilized for the measurements of an average shall be the eight co11tiguous units on the same block face as the proposed dwelling unit, where possible, or contiguous units directly across the street from the proposed dwelling unit as may be required to achieve the eight units. Dwelling units immediately adjacent to the proposed dwelling unit shall be given double value and the aggregate total of all values then divided by ten (10) to determine the average floor area. g) The front yard, side yard and the berm area between the sidewalk and the street paving shall be nursery grown sod installed on a minimum of four (4) inches of top soil. The rear yard shall be fine graded to insure proper grades and drainage. All construction debris shall be removed. A site drawing indicating proposed site development shall be submitted with the request for permits. c) Where the proposed structure is a single-family detached dwelling and the majority of existing structures are two family detached dwellings, no restrictions shall be imposed which regulate the floor area or volume of the proposed structure within the context of this section. h) A cellar (basement more than 50 % below grade) or crawl space is mandatory. i) Any person, firm, pe.rtnership or corporation, or an officer, department commission, board or bureau of the City or any_ . other agency aggrieved by a dec1s1on of an enforing officer relative to the above compatibility requirements may appeal in writing to the Board of Zoning. Appeals. The Board may modify or wa1ye the requirements of this d) The front and side yards shall be as required in the appropriate sections of this ordinance. e) The rear yard depth shall be within 25 % of the average depth of the rear yards of the eight (8) family units used to calculate the average floor area, as determined under Subsection B above Supp. No.11 68.2 �DETROIT ZONING ORDINANCE section if its finds that such modification or waiver: (1) will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding property and on the neighborhood and (2) will not substantially diminish or impair property values within the neighborhood. area of 8,500 square feet may be used for the parking of private passenger vehicles, provided that any off-street parking spaces so furnished shall not in any way be considered as supplying required off-street parking facilities for new, converted, or expanded uses, as required under Section 47.0100 of this Ordinance, and further provided: (Ord. No. 843-G, § 1, 8-14-73) I § 81.0000 a) A front yard equal to the front yard of the abutting zoning-lot shall be provided. In those instances where the abutting lot or parcel of property is vacant, or where the principal building is located on the rear one-half of the lot, a front yard twenty (20) feet in depth shall be provided. 81 .0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the Rl district upon approval of the buildings and safety engineering department, or council if specified, and subject to compliance with the provisions and standards set forth in Article VI, Section 65.0000 and to all conditions hereinafter listed. b) A side yard at least ten feet wide shall be provided between the parking area and the zoning-lot line separating the parking area from any abutting property zoned in a residential district classi fication. 81.0301 Cemeteries, including those containing mausoleums, crematories, or columbaria; provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. c) An opaque fence or wall of wood or masonry construction, not less than four feet in height nor more than six feet in height, as measured from thP surface of the parking area, shall be constructed and maintained in a neat and orderly appearance on the rear 81 .0302 Non-profit golf courses, swimming pools, tennis courts, or similar uses 81.0303 Non-profit neighborhood centers 81 .0304 Off-street parking on the following described property and subject to the enumerated conditions: Where a zoning-lot abuts, or is separated by an alley or easement along its side zoning-lot line from, a business or industrial zone, that part of said zoning-lot abutting the business or industrial zone, alley, or easement, that is not less than thirty (30) feet wide nor more than seventy (70) feet wide, as measured from the district boundary at a point twenty (20) feet distant from the front line of rectangular shaped property, or if irregularly shaped property t}:iat portion abutting or across an alley or easement from the district boundary comprising a maximum Supp. No.11 68.3 �I DETROIT ZONING ORDINANCE 81. 0700 Height limitations. 82.0100 Uses permitted as a matter of right. Buildings and structures shall comply with the following height limitations: 82.0101 Single-family detached dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 82.0200. 81.0701 Uses Permitted as a Matter of Right Maximum Height Single-family detached dwellings Accessory uses I I II II § 82.0000 82.0102 Two-family dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 82.0200. 35' 1 story but not exceeding 15' 82. 0103 Signs, as regulated by Article XIII. 81.0703 Permitted with Approval Uses 82.0104 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. Maximum Height Detached rectories, parsonages, or parish houses Non-profit neighborhood centers Religious institutions, except detached rectories, parsonages, or parish houses Public or parochial schools Public utility facilities, without outdoor storage Accessory uses 35' 35' 82.0105 Antennas, subject to the provisions of Section 81.0104. (Ord. No. 2-88, § 1, 2-3-88) 45' 45' 82.0106 Family day care homes, as defined in Section 32.0042A. 35' 1 story but not exceeding 15' (Ord. No. 6-89, § 1, 4-12-89) 81.0800 Lot coverage. 82.0200 Compatibility requirements. 81.0801 Uses Permitted as a Matter of Right. The combined area occupied by all buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots ofless than 4,000 square feet in area the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. The enforcing official shall investigate each proposed dwelling unit for which a permit is being requested to determine compliance with the following listed compatibility requirements: a) Single and two-family construction: 1. 2. 81.0803 Permitted with Approval Uses. The combined area occupied by all buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot. 82.0000 R2 Two-family residential district. This district is designed to protect and enhance those areas developed or likely to develop with single- or two-family dwellings. The district regulations are designed to promote a suitable environment for homes and for activities connected with family life. The only uses permitted as a matter of right are single- and two-family dwellings. Additional uses are permitted with approval. b) Supp. No.11 73 The proposed single-family detached dwelling unit shall comply with those requirements stated in Article VIII, Section 81.0200. The proposed two-family dwelling unit shall generally conform to the adjacent two-family structures relative to floor area, volume and use of materials. The floor area used herein refers to habitable floor area and does not include cellars, unfinished attics, porches, attached garages, etc. The floor area of the proposed unit shall be no less than 90% of an average floor area, which average is calculated from the floor areas of the eight (8) nearest dwelling units to the proposed unit. The eight units utilized for the measurement of an average �§ 82.0000 DETROIT, MICHIGAN shall be the eight contiguous units on the same block face as the proposed dwelling unit, where possible, or contiguous units directly across the street from the proposed dwelling unit as may be required to achieve the eight units. Dwelling units immediately adjacent to the proposed dwelling unit shall be given double value and the aggregate total of all values then divided by ten (10) to determine the average floor area. c) garage. Said access shall be paved with a surface having an asphaltic or Portland cement binder. g) The front yard, sideyard and the berm area between the sidewalk and the street paving shall be nursery grown sod installed, on a minimum of four (4) inches of top soil. The rear yard shall be fine graded to insure proper grades and drainage. All construction debris shall be removed. A site drawing indicating proposed site development shall be submitted with the request for permit. Where the proposed structure is a two-family detached dwelling unit and the majority of existing structures are single-family detached dwelling units, no restrictions shall be imposed which regulate the floor area or volume of the proposed structure within the context of this section. h) A cellar (basement more than 50 % below grade) or crawl space is mandatory. i) d) The front and side yards shall be as required in appropriate sections of this ordinance. e) The rear yard depth shall be within 25% of the average depth of the rear yards of eight (8) family units used to calculate the average floor area as determined under Sub-section b above, but shall not be less than 30 feet in depth. f) Driveways, Garages, Parking Spaces: 1. If the dwelling ~nit to be constructed is built without an attached garage, there shall be a solid paved access from the street to a paved parking area, a minimum of 30 feet by 20 feet in size, located completely in the rear yard. Said parking area and access shall be paved with a surface having an asphaltic or Portland cement binder. If the zoning lot is less than 35 feet in width, as measured at the front line of the proposed building, access to the parking area shall be from either an adjoining street or alley. 2. If the dwelling unit to be constructed is built with an attached garage, there shall be a solid paved access from the street to the attached Any person, firm, partnership or corporation, or an officer, department, commission, board or bureau of the city, or any other agency aggrieved by a decision of an enforcing officer relative to the above compatibility requirements may appeal in writing to the board of zoning appeals, the board may modify or waive the requirements of this section if it finds that such modification or waiver: (1) will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding property and on the neighborhood and (2) will not substantially diminish or impair property values within the neighborhood. (Ord. No. 843-G, § 1, 8-14-73) 82.0300 Permitted with approval uses. The following uses, and uses accessory . thereto, shall be permitted in the R2 district upon approval by the buildings and safety engineering department, or board of zoning appeals if specified, and subject to compliance with the provisions and standards set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed. Supp. No.11 74 �DETROIT ZONING ORDINANCE within the dwelling, the rear, or from a side entrance which is adjacent to a non-residential district. b) No external alteration to the dwelling shall be permitted which is not customary in residential buildings. 2. 3. 4. c) No parking or storage of commercial vehicles on the premises. I 5. d) No articles are sold excepting those produced on the premises. e) No exterior display, or display of goods visible from outside the dwelling is permitted. f) § 83.0000 b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially op erated vocational or trade schools Non-profit neighborhood centers C. Uses similar to the above specified uses 83.0108 Signs as regulated by Article XIII. 83.0109 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 26-85, § 1, 7-17-85) No unreasonable use of lights, or nighttime operations shall be permitted. g) Signs shall be classified and permitted in accordance with the provisions of Article XIII. 83.0110 Antennas, subject to the provisions of Section 81.0104. (Ord. No. 2-88, § 1, 2-3-88) h) No such home occupation shall be noxious or offensive by reason of emission of noise, vibration, smoke, dust or other particulate matter, odorous matter, heat, humidity, glare, refuse, or other objectionable emissions. 83.0111 Family day care homes, as defined in Section 32.0042A. (Ord. No. 6-89, § 1, 4-12-89) 83.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R3 district upon approval by the buildings and safety engi ·neering.department, or board of zoning appeal s if specified, and subject to compliance with the provisions and standards as set forth in Article Vl, Section 65.0000 and to all conditions as hereinafter listed. 83.0106 Child caring institutions, child care centers, and boarding schools. (Ord. No. 6-89, § 1, 4-12-89) 83.0107 The following residentially related uses: A. Open uses 1. The following non-commercial rec- reational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues 83.0301 Adult foster care facility as regulated by Section 84.0308. 83.0302 Repealed. 83. 0303 Cemeteries including those containing mausoleums, crematories, or columbaria; provided that a written report of the department's decision shall be filed with the board of zoning appeals, which shall become final thirty (30) days after the filing thereof unless within that time a protest against such decision is filed with the board of zoning appeals signed Supp. No.11 81 �DETROIT, MICHIGAN § 83.0000 required under Section 4 7 .0100 of this ordinance, and further provided: by the applicant or by an owner of property within three hundred (300) feet of the premises in question. In such event the board of zoning appeals shall approve or disapprove such use. A) A front yard equal to the front yard of the abutting zoning-lot shall be provided. In those instances where the abutting lot or parcel of property is vacant, where the principal building is located on the rear onehalf of the lot, a front yard twenty (20) feet in depth shall be provided. 83.0304 Repealed. 83. 0305 Repealed. 83.0306 Fire stations. Fraternity or sorority houses. B) 83.0307 Repealed. 83.0308 Repealed. 83.0309 Repealed. A side yard at least ten (10) feet wide shall be provided between the parking area and the zoning-lot line separating the parking area from any abutting property zoned in a residential district classification. C) An opaque fence or wall of wood or masonry construction, not less than four (4l feet in height nor more than six (6) feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance on the rear zoning-lot line abutting, or along any alley or easement separating, the parking area from property zoned in a residential district classification. 83.0310 Repealed. 83.0313 Multiple-family dwellings in which fifty (50) per cent or more of the units are efficiency units. 83.0314 Non-profit educational institutions other than penal or correctional units or trade schools. 83.0315 Off-street parking on the following described property and subJect to the enumerated conditions: Where a zoninglot abuts or is separated by an alley or easement along its side zoning-lot line from a business or industrial zone, that part of said zoning-lot abutting the business or industrial zone, alley, or easement that is not less than thirty (30) feet wide nor more than seventy l70) feet wide, as measured from the district boundary at a point twenty (20) feet distance from the front line of rectangular-shaped property, or if irregularly shaped property that portion abutting or across an alley or easement from the district boundary comprising a maximum area of eight thousand five hundred (8,500) square feet may be used for the parking of private passenger vehicles, provided that any off-street parking spaces so furnished shall not in any way be considered as supplying required off-street parking facilities for new, converted, or expanded uses, as Supp. No.11 82 D) A wall, four (4) feet in height, as measured from the surface of the parking area, shall be constructed between the parking area and all required front or side yards. Said wall shall be constructed entirely of brick or have brick facing. E) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six (6) inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. F) All required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maint~ined in a healthy, neat, and orderly condi t1on at all times. If necessary to properly maintain the lawn or other ornamental hor- ~ �I DETROIT ZONING ORDINANCE I ' ' H) I) The parking area shall be provided with pavement having an asphaltic or portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be granted and drained in conformance with the requirements of the city plumbing code so as to dispose of all surface water accumulation with[in] the parking area. Open parking lots for private passenger vehicles, when located on a separate zoninglot and not involving any trade, business, profession, or occupation, and when accessory to uses permitted in this district, and subject to compliance with the following: If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. A) Signs shall be classified and permitted in accordance with the provisions of Article XIII. J) No business involving vehicular repair, service, sale or display for sale, or any other type of business, shall be conducted from or upon such premises. front yard at least twenty (20) feet in depth shall be provided, excepting that the depth of the required front yard may be adjusted in accordance with the provisions set forth for residential dwellings in Section 80.0501. A B) A side yard at least ten (10) feet wide shall be provided on each side, except that side which abuts an alley or nonresidentially zoned property in which case no side yard is required. K) All ingress and egress to the parking area shall be over or across business or industrially zoned property, or from an alley separating the business or industrially zoned property from the parking area. Where no alley exists, and it is impossible or irnpractical to secure access over or across business or industrially zoned property, ingress and egress to the parking area shall be res ti icted to a strip of property, not more than twenty (20) feet in width, which abuts the business or industrial zone. L> 83.0000 where a finding can be made that such modification will not be injurious to the contiguous or surrounding property and not contrary to the intent of the provisions of this ordinance. ticultural materials, a water bib or other means of supplying water shall be provided. G) § C) The required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. D) An opaque fence or wall of wood or masonry construction not less than four (4 ;, feet in height nor more than six (6) feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance between the parking area and each front and side yard and on any rear or side zoninglot line abutting or along any alley or easement separating the parking area from property zoned in a residential district classification. Said wall or fence shall have only such openings as may be required for ingress or egress. E) In all instances where a wall or fence is required, said wall or fence shall be pro- Where application of the width or area restrict.ions of this section prohibit the use of an entire wning-lot which was in single ownership on the effective date of this ordinance, the maximum permitted width or area may be increased; provided, that the portion of the zoning-lot in excess of the permitted width or area has a frontage of less than forty (40) feet as measured at a point twenty (20) feet distance from the front line or an area of less than four thousand (4,000) square feet. M) The buildings and safety engineering de- partment may modify these requirements Supp. No.11 83 I �§ DETROIT, MICHIGAN 83.0000 mJurious to the contiguous property and will not have detrimental effect on the surrounding neighborhood, and further, such pre-release adjustment center shall be at least five hundred (500) feet away from the nearest point of an elementary, middle, junior high, or senior high school site, and provided, that such pre-release adjustment center shall be located along or within two hundred (200) feet of a major or secondary thoroughfare, as designat.ed on the master plan of trafficways, unless such locational requirement is specifically modified by the buildings and safety engineering department after finding that such waiver will not be injurious to the contiguous property, and will not have a detrimental effect on the surrounding neighborhood, and will not be contrary to the intent of this ordinance. tected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six (6) inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. F) The location of all entrances and exits shall be determined or approved by the department of streets and traffic [department of transportation]. G) The parking area shall be provided with pavement having an asphaltic or portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the city plumbing code so as to dispose of all surface water accumulation within the parking area. Open parking lots for private passenger vehicles only, provided the parking lot is located within an area designated on the generalized land use plan of the master plan as nonresidential. Such grants shall be subject to any conditions or restrictions as may be deemed necessary to properly protect the surrounding area. Where possible, such pre-release adjustment center shall not occupy an entire building, but should preferably share such building with other permitted uses of service or benefit to the neighborhood in which said building is located; however, no pre-release adjustment center shall have a service capacity in excess of fifty (50) persons. 83.0316 Police stations. Pre-release adjustment centers provided, such centers do not have a capacity in excess of fifty (50) persons, and are located at least one thousand (1,000) feet away from any existing or approved pre-release adjustment center, adult foster care or substance abuse facility unless such distance requirement is specifically waived by the buildings and safety engineering department after finding that such waiver will not be (Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83) 83.0317 Antennas, subject to the provisions of Section 81.0313. (Ord. No. 2-88, § 1, 2-3-88) 83. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 83.0401 Uses Permitted as a Matter of Right Single-family detached dwellings Two-family dwellings Group of attached town houses Supp. No.11 84 Minimum Zoning-Lot Area Minimum Zoning-Lot Width 5,000 sq. ft. 6,000 sq. ft. 7,000 sq. ft. 50' 60' 70' �I • I I I DETROIT ZONING ORDINANCE Minimum Zoning-Lot Area Each town house Multiple-family dwellings Child caring institutions, child care centers, and boarding schools -Religious institutions, except detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers (Ord. No. 6-89, § 1, 4-12-89) § 83.0000 Minimum Zoning-Lot /Width 2,000 sq. ft. 7,000 sq. ft. 20' 70' 7,000 sq. ft. 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 83.0403 Permitted with Approval Uses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Multiple-family dwellings in which 50 percent or more of the units are efficiency units Rooming houses 83.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: Supp. No.11 84.1 �I I I I I I I I DETROIT ZONING ORDINANCE § 84.0000 Max. FAR 1 Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Rooming houses 1 Min. RSR 1 .70 .70 .70 .12 See Sections 80.0601 and 80.0602 for formulas . 83. 0800 Lot coverage. 84.0100 Uses permitted as a matter of right. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirtyfive (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot, provided that on the zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. 84.0101 Single-family detached dwellings 84.0102 Two-family dwellings 84.0103 Town houses-maximum often in any group of attached town houses 84-0104 Multiple-family dwellings Lofts 84.0105 Rooming houses 84.0106 Fraternity or sorority houses 84-0107 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 84.0108 Child caring institutions, child care centers and boarding schools (Ord. No. 6-89, § 1, 4-12-89) 84.0109 The following residentially related uses: A. Open uses 1. 84.0000 R4 Thoroughfare residential district. This district is designed to be used primarily on major or secondary thoroughfares wherein the major use of the property would be for low-medium density residential dwellings characterized, primarily, by rental apartment dwellings. Uses permitted as a matter of right include multiple family dwellings, single and two-family dwellings, and certain other residentially related uses which can function most advantageously when located on these thoroughfares. Medical and dental clinics, motels or hotels, and certain types of non-profit uses may be permitted with approval subject to appropriate findings and compliance with required standards. 2. 3. B. The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings Community facilities 1. Religious uses as follows: a) b) Supp. No.11 87 Churches, chapels, temples, or synagogues Rectories, parsonages, or parish houses �DETROIT, MICHIGAN § 84.0000 c) 2. 3. 4. 5. C. 45.0901, provided that the height and area of the antenna structure shall not exceed the height and area of the roof structure already exempt from height regulations. Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89, § 1, 2-22-89) 84.0114 Family day care homes, as defined in Section 32.0042A. Uses similar to the above specified uses 84.0110 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g. (Ord. No. 6-89, § 1, 4-12-89) 84. 0300 Permitted with approval uses. The following uses and uses accessory thereto shall be permitted in the R4 district upon approval by the buildings and safety engineering department, or board of zoning appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed: 84.0111 Signs, as regulated by Article XIII. 84.0112 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 26-85, § 1, 7-17-85) 84. 0113 Antennas-Category A, B, and C antennas, as provided in Section 42.0901 neither exceeding twentyeight (28) square feet in area nor six (6) feet in dish diameter. Antennas for which a building permit is required, exceeding twenty-eight (28) square feet in area or exceeding six (6) feet in dish diameter, located in the rear yard and not exceeding fifteen (15) feet in height from established grade, as regulated by Sections 42.0900-42.1227, 45.0901, and 45.0903. Antennas for which a building permit is required, as provided in Section 42.1003, exceeding twenty-eight (28) square feet in area or exceeding six (6) feet in dish diameter, which are proposed to be erected farther than forty (40) feet from any Rl, R2 or R3 zoning district on the roof of a building exceeding seventy-five (75) feet in height from established grade, provided that the roof already holds a penthouse or elevator penthouse or scenery loft or parapet or tower or cupola or dome or chimney or stack or tank already excepted from height regulations as provided in Section 84.0301 Fire or police stations 84.0302 Hospitals, sanatoriums, convalescent, nursing, or rest homes 84.0303 Medical or dental clinics 84.0304 Motels or hotels, as regulated by Section 66.0000 84.0305 Non-profit educational institutions other than penal or correctional institutions or trade schools 84.0306 Non-profit private clubs, lodges, or similar uses 84.0307 Public utility facilities without outdoor storage when operating requirements necessitate location within an R4 District in order to serve the immediate vicinity 84. 0308 Adult foster care facility, provided that such adult foster care facility shall be at least three thousand (3,000) feet away from any existing or approved adult foster care facility unless such distance requirement is waived or modified by the buildings and safety engineering department after finding that such waiver or modification will not be injurious to the contiguous property and will not have a detrimental effect on the Supp. No.11 88 �II - DETROIT ZONING ORDINANCE § 84.0000 feet in dish diameter is to be located within forty (40) feet of any Rl, R2 or R3 zoning district, said antenna shall not exceed thirty five (35) feet in height from established grade; surrounding neighborhood; after having complied with the provisions of Section 65.0000 of this ordinance 84. 0309 Pre-release adjustment centers, subject to compliance with all of the provisions of Section 83.0316 except as may be adjusted by the buildings and safety engineering department b) That the excess height shall not negatively impact the safety, aesthetics, or property values of contiguous or surrounding property; c) That the antenna structure and installation comply with all applicable structural and safety standards; (Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83) 84.0310 Antennas, for which a building permit is required, exceeding twenty-eight (28) square feet in area or exceeding six (6) feet in dish diameter and exceeding fifteen (15) feet in height from established grade and located in or projecting into the rear yard or affixed to the roof of a structure, as regulated by Sections 42.0900--42.1227, 45.0901, and 45.0903 provided that the following findings are made: d) That the applicant has satisfactorily demonstrated that siting a dish antenna in the rear yard at a height not exceeding fifteen (15) feet above established grade would result in the obstruction of the antenna's reception window; and e) That such obstruction involves factors beyond the control of the applicant. a) That said antenna shall not exceed seventyfive (75) feet in height from established grade, or the height limitation for principal structures, whichever is greater; or in the event a proposed antenna exceeding twenty-eight (28) square feet in area or exceeding six (6) (Ord. No. 2-88, § 1, 2-3-88) 84. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated us~s: 84.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Single-family detached dwelling Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Rooming houses Fraternity or sorority houses Child caring institutions, child care centers, and boarding schools Detached rectories, parsonages, or parish houses Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 5,000 6,000 7,000 2,000 7,000 7,000 7,000 (Ord. No. 6-89, § 1, 4-12-89) Supp. No.11 89 sq. sq. sq. sq. sq. sq. sq. Minimum Zoning-Lot Width ft. ft. ft. ft. ft. ft. ft. 50' 55' 70' 20' 70' 70' 70' 7,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' �§ 84.0000 DETROIT, MICHIGAN 84.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Hospitals, sanatoriums, convalescent, nursing, or rest homes Medical or dental clinics Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Motels or hotels Minimum Zoning-Lot Width 7,000 sq. ft. 7,000 sq. ft. 70' 70' 7,000 sq. ft. 7,000 sq. ft. 7,000 sq. ft. 70' 70' 70' 84. 0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 84.0501 Uses Permitted as a Matter of Right Front Yard Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses 20' Town houses Multiple-family dwellings Rooming houses Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, except detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 1 Side Yards 1 Rear Yard 20' 20' 20' 20' 14' combined 4'minimum Formula A Formula A Formula A Formula B 30' 30' 30' 30' 20' Formula B 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' Front Yard Side Yard 1 Rear Yard 30' See Section 80.0603 for formulas. 84.0503 Permitted with Approval Uses Fire or police stations Public utility facilities, without service of storage yards Medical or dental clinics 1 See Section 80.0603 for formulas. Supp. No. 11 90 20' 15' each 30' 20' 20' 15' each Formula B 30' 30' �DETROIT ZONING ORDINANCE Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or other similar uses Motels or hotels § 84.0000 Front Yard Side Yard 1 Rear Yard 20' Formula B 30 20' Formula B 30' 20' 20 1 Formula B Formula B 30' 30' 1 84. 0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R2 District (Section 82.0504) shall apply to similar accessory uses in the R4 District. 84.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 84.0601 Uses Permitted as a Matter of Right Max. Ht. Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Group of attached town houses Multiple-family dwellings Rooming houses Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Accessory uses to: single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses One story but not exceeding 15' 1 Max. FAR 1 Min. RSR1 1.00 1.00 1.00 1.00 .10 .10 35' 1.00 1.00 1.00 1.00 1.00 See Sections 80.0601 and 80.0602 for formulas. Supp. No.11 91 �§ 84.0000 DETROIT, MICHIGAN 84. 0603 Permitted with Approval Uses Max. FAR 1 Fire or police stations Public utility facilities, without service or storage yards Medical or dental clinics Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Motels or hotels Hospitals, sanatoriums, convalescent, nursing, or rest homes 1 Min. RSR 1 1.00 1.00 1.00 1.00 1.00 1.00 1.00 See Sections 80.0601 and 80.0602 for formulas. 84. 0800 Lot coverage. will be the rental apartment structure. In addition to permitted residential uses, certain specified non-residential uses which can be properly blended into this district may be permitted. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirtyfive (35) per cent of the area of the zoning-lot; provided, that on zoning-lots of less than four thousand (4,000) square feet in area, the allowable percentage of lot coverage may be increased by one per cent for each one hundred (100) square feet by which the area of the zoning-lot is less than four thousand (4,000) square feet, with a maximum coverage in any such case not in excess of forty-five (45) per cent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirtyfive (35) per cent of the area of the zoning-lot; provided, that on zoning-lots of less than four thousand three hundred (4,300) square feet in area, the allowable percentage of lot coverage may be increased by one per cent for each one hundred (100) square feet by which the area of the zoninglot is less than four thousand three hundred (4,300) square feet, with a maximum coverage in any case not in excess of forty-five (45) per cent. 85.0100 Uses permitted as a matter of right. 85.0101 Single-family detached dwellings 85.0102 Two-family dwellings 85.0103 Town houses-maximum of twelve (12) in any group of attached town houses 85.0104 Multiple-family dwellings Lofts 85. 0105 Medical or dental clinics 85.0106 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 85.0107 Child caring institutions, child care centers, and boarding schools (Ord. No. 6-89, § 1, 4-12-89) 85.0108 Rooming houses 85.0109 Fraternity or sorority houses 85.0110 Non-profit educational institutions other than penal or correctional institutions or trade schools 85.0000 R5 Medium density residential district. This district is designed to provide for a range of residential development from the single-family detached dwelling to medium-density multiplefamily dwellings. The primary use in this district 85.0111 Non-profit private clubs, lodges, or similar uses Supp. No. 11 92 �DETROIT ZONING ORDINANCE 85.0112 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g § 85.0000 the same zoning-lot as the principal use. (Ord. No. 26-85, § 1, 7-17-85) 85.0113 Hospitals, sanatoriums, convalescent, nursing, or rest homes 85.0117 Antennas, subject to the provisions of Section 84.0113. (Ord. No. 2-88, § 1, 2-3-88) 85.0114 Use Group I, which shall be limited to the following uses: 85.0118 Family day care homes, as defined in Section 32.0042A. A. Open uses 1. a) b) c) d) 2. 3. (Ord. No. 6-89, § 1, 4-12-89) The following non-commercial recreational uses: 85. 0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R5 district upon approval by the buildings and safety engineering department, or board of zoning appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed: Golf courses Outdoor tennis courts Ice skating rinks Swimming pools Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings B. Community facilities 1. Religious uses as follows: a) b) c) 2. 3. 4. 5. Churches, chapels, temples, or synagogues Rectories, parsonages, or parish houses Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards a) b) c) d) 6. 85.0301 In order to provide urban amenities in a convenient and orderly manner for residents of medium- and high-density residential areas, certain service and retailing services as listed below may be permitted in multiple residential structures. These services are intended as a convenience for the residents of the structures in which they are permitted and for other residents within easy and convenient walking distance of these uses. The uses and applicable restrictions are as follows: a) Electric transformer sub-stations Gas regulator stations Water works, reservoirs, pumping stations, or filtration plants Telephone exchange buildings Non-profit neighborhood centers C. Uses similar to the above specified uses 85.0115 Signs, as regulated by Article XIII. 85.0116 Uses accessory to any of the above permitted uses when incidental to and on Supp. No.11 93 Coffee shops, cleaning or pressing shops, laundry pick-up stations, barber or beauty shops, tobacco or newspaper stands or shops, gift shops, telegraph offices, or similar commercial uses when located in permitted multiple-family dwellings, or in motels or hotels as may be approved; provided, such business is conducted primarily as a service to the occupants of the building and provided there is no entrance to such place of business except from within the building, and provided there is no advertising or display of said uses visible from outside the building other than as permitted in Article XIII. �§ DETROIT, MICHIGAN 85.000 b) 85. 0306 Trailer courts, not including sales or Establishments for the sale of beer or in• toxicating liquor for consumption on the premises, as regulated by Section 66.0000, or delicatessens, which uses shall have a gross floor area of not over 2,000 square feet each, or restaurants, which may include the sale of liquor in connection therewith, also as regulated by Section 66.0000, when such uses are located in motel or hotels as may be approved, or in permitted multiple• family dwellings. Provided, that said structures shall contain not less than fifty (50) dwelling or rooming units, and further provided, that the only access to any of the above mentioned uses is from the interior of the building and there is no advertising or display of said uses visible from the exterior of the building other than as permitted in Article XIII. service, and provided, that a written report of the department's decision shall be filed with the board of zoning appeals, which shall become final thirty (30) days after the filing thereof unless within that time a protest against such decision is filed with the board of zoning appeals signed by the applicant or by an owner of property within three hundred (300) feet of the premises in question. In such event the board of zoning appeals shall approve or disapprove such use. 85. 0307 Adult foster care facilities, subject to compliance with all of the provisions of Section 84. 0308 except as may be adjusted by the buildings and safety engineering department. 85.0302 Fire or police stations (Ord. No. 539-H, § 1, 2•8-83; Ord. No. 541-H, § 1, 2-8-83) 85.0303 Marinas 85. 0304 Motels or hotels as regulated by Sec• 85. 0308 Antennas, subject to the provisions of tion 66.0000 Section 84.0310. 85. 0305 Parking structures (Ord. No. 2•88, § 1, 2•3-88) Pre-release adjustment centers, subject to compliance with all of the provisions of Section 83.0316 except as may be adjusted by the buildings and safety engineering department. 85.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 85.0401 Use permitted as a Matter of Right Minimum Zoning-Lot Area Single-family detached dwellings Two-family dwellings Group of attached town houses Each town house Medical or dental clinics Multiple-family dwellings Child caring institutions, child care centers, and boarding schools Rooming houses Fraternity or sorority houses Non•profit educational institutions other than penal or correctional institutions or trade schools 5,000 sq. 6,000 sq. 7,000 sq. 1,800 sq. 7,000 sq. 7,000 sq. Supp. No. 11 94 Minimum Zoning-Lot Width ft. ft. ft. ft. ft. ft. 50' 55' 70' 18' 70' 70' 7,000 sq. ft. 7,000 sq. ft. 7,000 sq. ft. 70' 70' 70' 7,000 sq. ft. 70' �II - DETROIT ZONING ORDINANCE Non-profit private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers § 85.0000 Minimum Zoning-Lot Area 7,000 sq. ft. Minimum Zoning-Lot Width 70' 7,000 sq. ft. 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' (Ord. No. 6-89, § 1, 4-12-89) 85.0403 Permitted with Approval Uses i1inimum Zon ing-Lot .A.,. c•a Motels or hotels Trailer courts, not including sales or service :dinimum Zo ntnf;f-Lot ,~~;dth 1. 'JOO sq. ft. "'~vo (2) acres per trailer "ourt and at ;east 3,000 '3 q. n. per ~railer space "'ourt must have at 1east 100 feet or· frontage on a major thoroughfare and eacn trader space mm;t be at least .30 feet wide as mea'-ured at a point 20 feet from the primary access drive 85. 0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 85.0501 Uses Permitted as a Matter of Right Front Yard Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Town houses Multiple-family dwellings Medical or dental clinics Homes, centers or schools for the care, boarding, or teaching of children Rooming houses Fraternity or sorority houses Supp. No. 11 95 Side Yards 1 Rear Yard 20' 14' combined 4' minimum 30' 20' 20' 20' Formula A Formula A Formula B 30' 30' 30' 20' 20' 20' Formula B Formula A Formula B 30' 30' 30' �§ 85.0000 DETROIT, MICHIGAN Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Front Yard Side Yard/ Rear Yard 20' 20' Formula B Formula B 30' 30' 20' Formula B 30' 20' Formula B 30' 20' 15' each 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' Front Yard Side Yards 1 Rear Yard 20' 20' 20' 20' 20' 15' each 20' each Formula B 2 Formula B 25' each 85.0503 Permitted with Approval Uses Fire or police stations Marinas Motels or hotels Parking structures Trailer courts 30' 30' 512 30' 1 See Section 80.0603 for formulas. No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half of its length a building conforming as to use which itself has no yard at the point of abutment. 2 85. 0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R4 District (Section 84.0504) shall apply to similar accessory uses in the R5 District. Buildings or structures accessory to uses first permitted in the R5 District shall comply with the following minimum requirements: Buildings or Structures Accessory to: Trailer courts Side Yards Rear Yard 50' each 50' 85.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 85.0601 Uses Permitted as a Matter of Right Max. Ht. Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses 1 35' See Sections 80.0601 and 80.0602 for formulas. Supp. No. 11 96 Max. FAR Min. RSR 1 �§ 85.0000 DETROIT ZONING ORDINANCE Max. Ht. Town houses Multiple-family dwellings Medical or dental clinics Homes, centers, or schools for the care, boarding, or teaching of children Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Public utility facilities, without service or storage yards Accessory uses to: single-family dwellings; twofamily dwellings, detached rectories, parsonages, or parish houses Max. FAR Min. RSR 1 1.50 1.50 1.50 .085 1.50 1.50 1.50 .085 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 One story but not exceeding 15' 85. 0603 Permitted with Approval Uses Max. FAR 1 Motels or hotels Parking structures Fire or police stations 1 Min. RSR1 1.50 1.50 1.50 See Sections 80.0601 and 80.0602 for formulas . 85. 0800 Lot coverage. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoninglot; provided, that on zoning-lots ofless than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in exSupp. No.11 cess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoninglot; provided, that on zoning-lots ofless than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. �§ DETROIT, MICHIGAN 86.0000 86.0000 R6 High density residential district. 86.0112 Use Group I, which shall be limited to the following uses: A. Open uses This district is designed as a high-density multipledwelling district to be used primarily in areas adjacent to the Central Business District, the New Center area, the Cultural Center, the waterfront, certain large city parks, and other areas which have a high concentration of persons and land values. This district will permit a range of living accommodations, from the low-density dwelling up to very high-density dwellings, including institutions and residentially related uses, and will permit certain specified service and conveniencetype commercial uses of a character unlikely to develop excessive traffic but which will serve the residents of the immediate area. Single-family detached and two-family dwellings will not be permitted in this district as a matter of right but may be allowed as permitted with approval uses. 1. a) b) c) d) 2. 3. B. 1. 86.0101 Town houses-maximum of twelve (12) in any group of attached town houses 2. 3. 4. 86.0102 Multiple-family dwellings Lofts 86.0103 Medical or dental clinics 5. 86.0104 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 86. 0106 Fraternity or sorority houses Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards d) 6. C. 86. 0108 Child caring institutions, child care centers, and boarding schools § Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings a) b) c) 86.0105 Rooming houses 86.0107 Non-profit educational institutions other than penal or correctional institutions or trade schools Golf courses Outdoor tennis courts Ice skating rinks Swimming pools Community facilities 86. 0100 Uses permitted as a matter of right. (Ord. No. 6-89, The following non-commercial recreational uses: Electric transformer sub-stations Gas regulator stations Water works, reservoirs, pumping stations, or filtration plants Telephone exchange buildings Non-profit neighborhood centers Uses similar to the above specified uses 86.0113 In order to provide urban amenities in a convenient and orderly manner for residents of medium- and high-density residential areas, certain service and retailing activities as listed below may be permitted in multiple residential structures. These services are intended as a convenience for the residents of the structures in which they are permitted and for other residents within easy and convenient walking distance of these uses. The uses and applicable restrictions are as follows: 1, 4-12-89) 86. 0109 Hospitals, sanatoriums, convalescent, nursing, or rest homes 86.0110 Non-profit private clubs, lodges, or similar uses 86.0111 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g Supp. No. 11 98 �ii II II DETROIT ZONING ORDINANCE § 86.0000 86.0117 Family day care homes, as defined in Section 32.0042A. a) Coffee shops, cleaning or pressing shops, laundry pick-up stations, barber or beauty shops, tobacco or newspaper stands or shops, gift shops, telegraph offices, or similar commercial uses when located in permitted multiplefamily dwellings or in motels or hotels as may be approved; provided, such business is conducted primarily as a service to the occupants of the building and provided there is no entrance to such place of business except from within the building, and provided there is no advertising or display of said uses visible from outside the building other than as permitted in Article XIII. b) Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000, or delicatessens, which uses shall have a gross floor area of not over 2,000 square feet each, or restaurants which may include the sale of liquor in connection therewith, also as regulated by Section 66.0000, when such uses are located in motel or hotels as may be approved, or in permitted multiplefamily dwellings. Provided, that said structures shall contain not less than fifty (50) dwelling or rooming units, and further provided, that the only access to any of the above mentioned uses is from the interior of the building and there is no advertising or display of said uses visible from the exterior of the building other than as permitted in Article XIII. (Ord. No. 6-89, § 1, 4-12-89) 86.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R6 District upon approval by the buildings and safety eLgineering department, or board of zoning appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed: 86.0301 Single or two-family dwellings 86.0302 Fire or police stations 86. 0303 Marinas 86. 0304 Motels or hotels as regulated by Section 66.0000 86. 0305 Parking structures 86. 0306 Adult foster care facilities, subject to compliance with all of the provisions of Section 84.0308 except as may be adjusted by the buildings and safety engineering department 86. 0307 Pre-release adjustment centers, subject to compliance with all of the provisions of Section 83.0316 except as may be adjusted by the buildings and safety engineering department (Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 571-H, § 1, 11-23-83) 86. 0308 Antennas, subject to the provisions of Section 84.0310. 86.0114 Signs, as regulated by Article XIII (Ord. No. 2-88, § 1, 2-3-88) 86.0115 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 26-85, § 1, 7-17-85) 86.0116 Antennas, subject to the provisions of Section 84.0113. (Ord. No. 2-88, § 1, 2-3-88) Supp. No.11 99 �§ 86.0000 DETROIT, MICHIGAN 86. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 86.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Group of attached town houses Each town house Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs, lodges, or similar uses Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 7,000 1,800 7,000 7,000 7,000 7,000 sq. sq. sq. sq. sq. sq. Minimum Zoning-Lot Width ft. ft. ft. ft. ft. ft. 70' 18' 70' 70' 70' 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70 ' 70' Minimum Zoning-Lot Area Minimum Zoning-Lot Width 7,000 sq. ft. 5,000 sq. ft. 6,000 sq. ft. 70' 50' 55' (Ord. No. 6-89, § 1, 4-12-89) 86. 0403 Permitted with Approval Uses Hotels or motels Single-family detached dwellings Two-family dwellings 868. 0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: Supp. No.11 100 �II II DETROIT ZONING ORDINANCE § 86.0000 86.0501 Uses Permitted as a Matter of Right Front Yard II - Detached rectories, parsonages, or parish houses 20' Town houses Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Homes, centers, or schools, for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs; lodges or similar uses Religious institutions, excepting detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Side Yards 1 Rear Yard 20' 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula B Formula A Formula B 30' 30' 30' 30' 30' 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 20' Formula B 30' 20' 15' each 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 86. 0503 Permitted with Approval Uses Front Yard Hotels or motels Fire or police stations Parking structures Marinas Single-family detached dwellings; two-family dwellings 20' 20' 20' 20' 20' Side Yards 1 Formula B 15' each Formula B 2 20' each 14' combined 4' minimum Rear Yard 30' 30' 512 30' 1 See Section 80.0603 for formulas. No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half its length a building conforming as to use which itself has no rear at the point of abutment. 2 86.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R4 District (Section 84.0504) shall apply to similar accessory uses in the R6 District. For structures accessory to marina uses the following minimum requirements shall be observed: 1) Front yard-20' 2) Side yards-20' each Supp. No.11 101 �§ 86.0000 DETROIT, MICHIGAN 86.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 86.0601 Uses Permitted as a Matter of Right Max. Ht. Detached rectories, parsonages, or parish houses Town houses Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Homes, centers, or schools for the care, boarding, or reaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs, lodges, or similar uses Religious institutions, except detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Public utility facilities, without service or storage yards Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Accessory uses to: Detached rectories, parsonages, or parish houses Max. FAR 1 Min. RSR1 35 2.00 2.00 2.00 2.00 2.00 .07 .07 2.00 2.00 2.00 2.00 2.00 II I I 2.00 2.00 2.00 2.00 One story but not exceeding 15' 86. 0603 Permitted with Approval Uses Max. Ht. Single-family detached dwellings; two-family dwellings Hotels or motels Parking structures Fire or police stations Accessory uses to: Single or two-family dwellings 1 Max. FAR 1 35' 2.00 2.00 2.00 One story but not exceeding 15' See Sections 80.0601 and 80.0602 for formulas . Supp. No.11 102 Min. RSR 1 I I �II ll DETROIT ZONING ORDINANCE 86.0800 Lot coverage. § 90.0000 indicated under the conditions specified or any other conditions as may be required by the buildings and safety engineering department or board of zoning appeals in accordance with the provisions of Article VI, Section 65.0000. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. (Ord. No. 541-H, § 1, 2-8-83) 90.0400 Lot size requirements. Where necessary, minimum zoning-lot sizes are specified for uses permitted as a matter of right and permitted with approval in the zoning district regulations in this Article. In addition, the following regulations shall be observed: 90.0401 No use shall be established after the effective date of this Ordinance on a zoning-lot which is smaller in area or width than prescribed hereinafter for such use in the zoning district in which it is to be located, except that this provision may be modified for permitted residential uses in accordance with the provisions of Article VIII, Section 80.0400. 90.0402 Lot width shall be measured at the front line of the zoning-lot excepting for residential uses where lot width shall be measured at a distance of twenty (20) feet from the front zoning-lot line. ARTICLE IX. BUSINESS DISTRICTS 90.0000 General requirements. 90.0500 Yard requirements. 90.0100 Uses permitted as a matter of right . Where specified, yards shall be provided as set forth under each zoning district as hereinafter indicated or as may be required by the buildings and safety engineering department and shall be unobstructed from the ground level or other specified level to the sky, except as permitted in Article IV, Section 45.0800. Permitted uses of land or buildings, as hereinafter listed, shall be permitted in the districts indicated under the conditions specified. No building, structure, or zoning-lot shall be devoted to any use other than a use permitted hereinafter in the zoning district in which such building, structure, or land is located. 90.0501 The required depth of front yards for zoning-lots used for residential purposes may be reduced or shall be increased in accordance with the provisions of Article VIII, Section 80.0501. Uses existing on the effective date of this Ordinance and rendered non-conforming by the provisions hereof shall be subject to the regulations of Article V governing such non-conforming uses. 90.0502 Where business uses are situated on through-lots so that the rear of the business structure is opposite the front yard of residential structures, the rear wall of the commercial structure shall be finished with 90.0300 Permitted with approval uses. Permitted with approval uses, as hereinafter listed, may be permitted in the districts Supp. No. 11 103 �§ 90.0000 DETROIT, MICHIGAN 91.0100 Uses permitted as a matter of right. brick or a similar veneer. Parking, service, or other open spaces at the rear of the structure shall be maintained in a neat and orderly condition. Use Group I, which shall be limited to the following uses: 90. 0503 Where a dwelling unit is erected, located, or placed above another type of use in a B2 or B4 District, no yards shall be required for the dwelling unit except a rear yard which may begin at the lowest floor occupied for dwelling purposes. A. Open uses 1. The following non-commercial recreational uses: a) b) c) d) (Ord. No. 541-H, § 1, 2-8-83) 90. 0600 Building bulk limitations. Building bulk limitations, where utilized, are usually expressed as stated in Article VIII, Section 80. 0600. 2. 3. 90. 0700 Height requirements. B. Buildings and structures shall comply with the height limitations as may be specified in each district. Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings Community facilities 1. Religious uses as follows: a) 90. 0900 Signs. b) Signs shall be classified and permitted in accordance with the provisions of Article XIII. c) 90.1000 Off-street parking and loading requirements. 2. 3. 4. Off-street parking and loading facilities shall be provided in accordance with the provisions set forth in Article IV, Section 47.0000. 5. 91.0000 Bl Restricted business district. The B 1 District is designed to provide an adequately controlled transition in land use from residential to business and commercial uses and is mapped accordingly. Permitted uses are limited to those which are desirable and can be fitted into such a transitional pattern of land use. Front, side, and rear yards are required of all permitted uses, both residential and commercial, subject to possible adjustment by the buildings and safety engineering department in cases where this is desirable to achieve a better blending in the pattern of physical development. To protect adjacent housinf;, a lot line wall is required of nonresidential uses where adjacent to resident property, again with provision for buildings and safety engineering department adjustment where desirable. 6. C. Golf courses Outdoor tennis courts Ice skating rinks Swimming pools Churches, chapels, temples, or synagogues Rectories, parsonages, or parish houses Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards, including the following: a) Electric transformer substations b) Gas regular stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings Non-profit neighborhood centers Uses similar to the above specified uses Adult foster care facility Antennas, subject to the provisions of Section 84.0113 Business or professional offices Banks Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes (Ord. No. 541-H, § 1, 2-8-83) Supp. No. 11 104 I 1 �DETROIT ZONING ORDINANCE Institutions of an educational character other than penal or correctional institutions or trade schools Medical or dental clinics Parking lots or parking structures for private passenger vehicles Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Uses of a similar nature Private clubs, lodges, or similar uses Research laboratories, excepting those utilizing large animals Signs as regulated in Article XIII Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. § 91.0000 Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b through h Town houses Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113 Lofts Single- or two-family dwellings combined in structures with permitted commercial uses Rooming houses Hotels or motels as regulated by Section 66.000C Fraternity or sorority houses Pohce or fire stations or other public buildings or public uses not enumerated in Use Group : Pre-release adjustments centers, subject to compliance with all of the provisions of Section 83.0316 except as may be adjusted by the Buildings and Safety Engineering Department. Antennas, subject to the provisions of 84.0310. (Ord. No. 539-H, § 1, 2-8-83; Ord. No. 2-88, § 1, 2-3-88; Ord. No. 6-89, § 1, 4-12-89) (Ord. No. 2-88, § 1, 2-3-88 ) 91.0300 Permitted with approval uses. 91.0400 Lot size requirements. The following uses, and uses accessory thereto, shall be permitted by the Buildings and Safety Engineering Department subject to compliance with the provisions and standards as set forth in Sections 65.0000: Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 91.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Minimum Zoning-Lot Width Lot size requirements for uses in Use Group I shall be as set forth in Article VIII, Section 85.0401. Use Group I Child caring institutions, child care centers, and boarding schools Institutions of an educational character other than penal or correctional institutions or trade schools Private clubs, lodges, or similar uses (Ord. No. 6-89, § 1, 4-12-89) Supp. No.11 105 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' �§ 91.0000 DETROIT, MICHIGAN 91.0403 Permitted with Approval Uses Minimum Zoning-Lot Area 5,000 6,000 7,000 1,800 7,000 7,000 7,000 7,000 Single-family detached dwellings Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Rooming houses Hotels or motels Fraternity or sorority houses sq. sq. sq. sq. sq. sq. sq. sq. ft. ft. ft. ft. ft. ft. ft. ft. Minimum Zoning-Lot Width 50' 55' 70' 18' 70' 70' 70' 70' 91 .0500 Yard requiremen.ts. Yards shall be provided for each use in accordancr.. with the following minimum requireme!"!t,s: 91 .0501 Uses Permitted as a Matter of Right Front Yard Group I Side Yards 1 Rear Yard Yard requirements for uses in Use Group I shall be as set forth in Article VIII, Section 85.0501. 20' Formula A 2 30' 2 All other uses permitted as a matter of right 91.0503 Permitted with Approval Uses Single- or two-family dwellings 20' All other uses permitted with approval 20' Provided, that the buildings and safety engineering department may adjust or waive the requirements of Section 91.0501 and 91.0503 to facilitate a better blending of new construction or alteration with existing structures and uses, upon making a finding that existing structures and uses provide lesser yards or no yards, and upon mak• 14' combined 4' minimum Formula A 30' 30' ing a finding that the structure or use under consideration is such that adjusting or waiving the yard requirements will not be detrimental to its occupancy or use. (Ord. No. 541-H, § 1, 2-8-83) J 1 See Section 80.0603 for formulas. No rear yard required for parking lots. Parking structures shall provide side and rear yards of five feet with permitted exceptions as indicated in Section 85.0503. 2 Supp. No.11 106 J �II ll DETROIT ZONING ORDINANCE 91.0600 Building bulk limitations. adjacent to the wall or fence is used for parking purposes, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. No fence or wall shall be required on that portion of the zoning-lot line where there is a building serving the same purpose. Building bulk limitations for principal and accessory uses shall be as hereinafter specified: 91 .0603 Permitted with Approval Uses Maximum FAR' Multiple-family dwellings 1 § 92.0000 1.00 See Section 80.0601 for formulas. 91.0802 Vehicular access to the premises shall be permitted only by way of the front or side of the zoning-lot, except for vehicles servicing the premises. 91 .0700 Height limitations. The maximum height for each principal use shall not exceed thirty-five (35) feet. The buildings and safety engineering department may allow a greater height to facilitate a better blending of new construction or alteration with existing structures or uses, provided all of the following findings are made: 92.0000 B2 Local business and residential district. The B2 Local Business and Residential District provides for the day-to-day consumer goods and services required to serve a small residential area. High traffic generating and traffic oriented uses are restricted because of their obvious undesirable influence on adjacent residential areas. a) That existing structures exceed thirtyfive (35) feet in height; b) That it is useful and desirable for the structure in question to be erected to a height greater than thirty-five (35) feet, and; 92.0100 Uses permitted as a matter of right. 92.0101 Adult foster care facilities, subject to c) That existing structures and uses will not be adversely affected by such height increase. compliance with all of the provisions of Section 84.0308 92.0102 Antennas, subject to the provisions of (Ord. No. 541-H, § 1, 2-8-83) 84.0113. 91.0800 Site regulations. (Ord. No. 2-88, § 1, 2-3-88) All non-residential uses hereafter established in a Bl District shall comply with the following regulations; provided, that the Community and Economic Development Department may adjust these requirements upon making a finding that no adjacent or abutting properties will be adversely affected by such adjustment. 92.0105 Banks, except those having drivein facilities Business or professional offices 92.0115 Dry cleaning and laundry establishments which shall include a retail service and which employ a maximum of 10 persons. The building size shall not exceed 4,000 sq. ft. 91.0801 There shall be provided an opaque fence or wall of wood or masonry construction not less than four nor more than six feet in height along all lot lines abutting or adjacent to nsidentially zoned or developed property; provided, that if the Bl zoned property 92.0120 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning Supp. No.11 107 �DETROIT, MICHIGAN § 92.0000 92.0191 Use Group I, which shall be limited to the following uses: 92.0130 Greenhouses or nurseries with stock for retail sales, which uses may contain outdoor display and sale of merchandise if all soil materials are enclosed or in containers A. Open uses 1. The following non-commercial recreational uses: a) b) c) d) 92.0135 Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes 2. 3. (Ord. No. 6-89, § 1, 4-12-89) 92.0140 Institutions, of an educational character other than penal or correctional institutions or trade schools Golf courses Outdoor tennis courts Ice skating rinks Swimming pools Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, semi naries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service of storage yards a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants. d) Telephone exchange buildings 6. Non-profit neighborhood centers 92.0155 Medical or dental clinics 92.0160 Newspaper distribution stations 92.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel truck, pickup trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted this Zoning District Parking structures Personal Service establishments: Dry cleaning or laundry pick-up stations Barbershops Beauty shops Shoe repair shops Uses of a similar nature Private clubs, lodges, or similar uses C. Uses similar to the above specified uses 92.0173 Radio 1 television, or household appliance repair shops Research laboratories, excepting those utilizing large animals 92.0197 Uses similar to the above specified I uses 92.0198 Uses accessory to any of the above 92.0180 Signs as regulated in Article XIII Stores of a generally recognized retail nature whose primary business is the sale of new merchandise permitted uses when incidental to and on the same zoning-lot as the_principal uae. Supp. No. 11 108 I �DETROIT ZONING ORDINANCE (Ord. No. 534-G, § 1, 10-6-70; Ord. No. 679-G, § 1, 4-18-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228H, § 1, 12-14-77; Ord. No. 539-H, § 1, 2-8-83) § 92.0000 92.0359 Multiple-family dwellings, containing non-residential uses as specified in Article VIII, Section 86.0113 92. 0365 Offices or shops for pl um bing, electrical, heating or air-conditioning and similar uses, providing all material is stored within an enclosed building with walls on all sides, and provid,3d that the size of the building shall be limited to a maximum floor area of 6,000 square feet. All truck parking shall be screened from view from residentially zoned property. All lighting shall be directed so as not to shine upon residentially zoned property 92. 0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted by the buildings and safety engineering department or, upon appeal, by the board of zoning appeals, and subject to compliance with provisions and standards as set forth in Article VI, Section 65.0000: 92. 0302 Repealed 92. 0303 Antennas, subject to the provision[s] of 84.0310. (Ord. No. 2-88, § 1, 2-3-88) 92.0370 Photo engraving. The building size shall not exceed 4,000 sq. ft. Police or fire stations or other public buildings or uses not enumerated in Use Group I Printing or engraving. The building size shall not exceed 6,000 sq. ft. Pre-release adjustment centers, subject to compliance with all of the provisions of Section 83.0316 except as may be adjusted by the buildings and safety engineering department 92.0305 Banks having drive-in facilities Blueprinting shops, the building size shall not exceed 4,000 sq. ft 92.0310 Confection manufacturing and bakeries which shall include retail sales. The building size shall not exceed 6,000 sq. ft 92.0315 Dental, surgical or optical goods manufacturing. The building size shall not exceed 4,000 sq. ft 92.0375 Radio or television stations Rooming houses 92. 0325 Fraternity or Sorority houses 92.0335 Handcraft jewelry manufacturing. The building size shall not exceed 4,000 sq. ft. Hotels or motels as regulated by Section 66.0000 92. 0379A Restaurants, standard, which may include the sale of beer or intoxicating liquor for consumption on the premises via a service bar only, and when the primary use of the license is to serve table-seated dining patrons subject to Section 66.0000 and subject to the following requirements except as may be adjusted by the buildings and safety engineering department 92. 0337 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 92. 0340 Indoor commercial recreation, excluding poolhalls, public dance halls, taxi dance halls and arcades a) 92. 0350 Lithographing. The building size shall not exceed 4,000 sq. ft. 92. 0352 Lofts 92. 0355 Mortuary Supp. No.11 109 Freeway-type metal bumper guards, eighteen (18) inches in height shall be installed and properly maintained along the entire length of the rear or side property lines where adjoining or across a street or alley from residentially zoned or developed prop- �§ 92.0000 DETROIT, MICHIGAN residentially zoned or developed property. erty, except where the restaurant building is located on this line, or except across necessary points of ingress and egress where the parking spaces to serve an existing building are accessible only via crossing this property line. b) c) Concrete curbing, six (6) inches in height shall be properly placed and maintained along or parallel to the outside edges of parking areas or driveways, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over the public right-of-way and to prevent vehicular encroachment onto or over the adjoining property, or vehicular damage to the adjoining buildings. f) Exhaust and filtration systems from food preparation areas shall be installed a~te: review by the Air Pollution Control D1v1sion, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of three (3) parking spaces shall be provided for the first one thousand (1000) square feet of gross floor area of the restaurant building, plus one (1) additional parking space for each one hundred (100) square feet in excess of the first one thousand square feet. i) Food consumption upon the premises outside the restaurant building shall be prohibited, and, where deemed advisable by the enforcing official to assure compliance with this prohibition, the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. Such signs shall be posted within the building near the checkout counter of the restaurant and also within the parking area so as to be clearly visible from all vehicles on the premises. j) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. All outside trash receptacles shall be located within an enclosure constructed of opaque masonry materials a minimum of four (4) feet and a maximum of six (6) feet in height and shall be provided with opaque gates of the same height. d) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of par king lots. e) g) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. 92. 0379B Restaurants, carry-out, when located on a street designated on the Master Plan of Trafficways as a major or secondary thoroughfare, subject to the following requirements except as may be adjusted by the Community and Economic Development Department. a) All lighting located on the premises shall be shaded and screened so as to be directed away from all adjoining Unpierced opaque masonry walls, a minimum of four (4) feet in height and a maximum of six (6) feet in height, shall be constructed and properly maintained along the Supp. No.11 110 I �DETROIT ZONING ORDINANCE rear or side properly lines where adjoining or across a street or alley from residentially zoned or developed property; provided, that in all instances where a wall is required or installed, said wall shall be protected from possible damage inflicted by vehicles using the parking area by means of properly installed and maintained freewaytype metal bumper guards, eighteen (18) inches in height. b) Concrete curbing six (6) inches in height, shall be properly placed and maintained along or parallel to all property lines, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over the public right-of-way and to prevent vehicular encroachment onto or over the adjoining property, or vehicular damage to the adjoining buildings. c) All outside trash receptacles shall be located within an enclosure constructed the same height as and of the same opaque masonry materials as the above-required opaque masonry walls and shall be provided with opaque gates of the same height. d) e) f) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of parking lots. § 92.0000 g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. i) Food consumption upon the premises outside the restaurant building shall be prohibited and the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. A minimum of two (2) such signs shall be posted within the building near the checkout counter of the restaurant, and a minimum of four (4) such signs shall be posted within the parking area so as to be clearly visible from all vehicles on the premises. j) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. 92. 0379C Restaurants, fast-food, when located on a street designated on the master plan of trafficways as a major or secondary thoroughfare, subject to the following requirements except as may be acljusted by the buildings and safety engineering department. The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. a) All lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. Supp. No.11 111 Unpierced opaque masonry walls, a minimum of four (4) feet in height and a maximum of six (6) feet in height, shall be constructed and properly maintained along the rear or side property lines where adjoining or across a street or alley from residentially zoned or developed property; provided, that in all instances where a wall is required or installed, said wall shall be protected from possible damage inflicted by vehicles using the parking area by means of properly installed and maintained freeway- �§ 92.0000 DETROIT, MICHIGAN type metal bumper guards, eighteen (18) inches in height. b) Concrete curbing, six (6) inches in height, shall be properly placed and maintained along or parallel to all property lines, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over the public right-of-way and to prevent vehicular encroachment onto or over the adjoining property, or vehicular damage to the adjoining buildings. c) All outside trash receptacles shall be located within an enclosure constructed the same height as and of the same opaque masonry materials as the above-required opaque masonry walls and shall be provided with opaque gates of the same height. d) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of parking lots. e) All lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property . . g) Exhaust arid filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. , . ~( A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. i) Food consumption upon the premises outside the restaurant building shall be prohibited and the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. A minimum of two (2) such signs shall be posted within the building near the checkout counter of the restaurant and a minimum of four (4) such signs shall be posted within the parking area so as to be clearly visible from all vehicles on the premises. j) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. 92. 0380 Single- or two-family dwellings combined in structures with permitted commercial uses Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b through h The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. f) h) 92. 0383 Specially designated dealer's establishment, subject to the restrictions imposed by Section 68.0000 Specially designated merchant's establishment, subject to the restrictions imposed by Section 68.0000. 92. 0385 Town Houses 92. 0395 Veterinary clinic for small animals but excluding outdoor kennels Wholesaling, warehousing, storage or transfer buildings; but excluding steel warehousing, excluding storage of bulk petroleum or related products and excluding garbage or rubbish. All materials must be completely enclosed within a building with walls on all sides. Size of the Supp. No. 11 112 �DETROIT ZONING ORDINANCE building shall be limited to a maximum floor area of 10,000 square feet. Loading and unloading operations shall be entirely contained on the site. All truck parking shall be screened so as not to be viewed from residentially zoned property. All lighting shall be directed so as not to shine upon residentially zoned property (Ord. No. 807-G, § 1, 3-6-73; Ord. No. 862-G, § 1, 11-20-73; Ord. No. 215-H, § 1, 11-23-77; Ord. No. 228-H, § 1, 12-14-77; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82; Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 571H, § 1, 2-8-83; Ord. No. 26-85, § 1, 7-17-85) 92. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified or as required by the buildings and safety engineering department, for the indicated uses: 92. 0397 V ses similar to the above specified uses 92.0398 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. Child caring institutions, child care centers, and boarding schools Institutions of an educational character other than penal or correctional institutions or trade schools Private clubs, lodges, or similar uses Use Group I All other uses permitted as a matter of right § 92.0000 Minimum Zoning-Lot Area Minimum Zoning-Lot Width 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' As specified in the R5 District, Section 85.0401 Adequate for off-street parking, and other site requirements (Ord. No. 6-89, § 1, 4-12-89) 92.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Fraternity or sorority houses Hotels or motels Multiple-family dwellings Rooming houses 7,000 7,000 7,000 7,000 Supp. No.11 112.1 sq. sq. sq. sq. ft. ft. ft. ft. Minimum Zoning-Lot Width 70' 70' 70' 70' �II II DETROIT ZONING ORDINANCE § 94.0000 Open air display for rental or sale of householder's pneumatic tired two- and four-wheeled utility trailers, pneumatic tired cement mixers having a capacity of not more than three and one-half (3 ½) cubic feet and capable of being towed by a passenger automobile, and wheelbarrows. The area to be so used shall have an area of not less than 6,000 square feet, shall be used exclusively for the foregoing purposes, and shall be maintained with a stable surface that will not retain water and treated so as to prevent the raising of dust or loose particles. Such surfacing may be constructed of crushed stone, slag, gravel, cinders, or any type of permanent surfacing drained away from all adjacent lots and streets. The owner or operator of an area so used shall erect and maintain on such area a permanent type building at least 400 square feet in area for the purpose of servicing such equipment. He shall also erect and maintain a barrier type fence not less than eighteen (18) inches in height on the boundaries on the area with only such openings as may be necessary for ingress and egress. Open air sale or rental of trailer coaches or boats Business or professional offices Business colleges or commercial trade schools 94.0115 Dry cleaning or laundry establishments employing a maximum of twenty-five (25) persons on site 94.0120 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning 94.0125 Food catering establishments 94.0130 Greenhouses or nurseries with stock for retail sale, which uses may contain outdoor display and sale of merchandise if all soil materials are enclosed or in containers 94.0135 Heating plants with underground or indoor fuel storage Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes (Ord. No. 6-89, § 1, 4-12-89) 94.0140 Indoor commercial recreation, other than pool or billiard halls, public dance halls or taxi dance halls Institutions of an educational character other than penal or correctional institutions 94.0155 Marinas Medical or dental clinics Mortuaries 94.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel trucks, pickup trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted in this Zoning District. Parking structures Personal service establishments; 94.0160 Newspap~r distributing stations 94.0163 Offices or shops for plumbing, electrical, heating or air conditioning, furniture repair or upholstery, tool sharpening, cabinet making, custom decorative wrought iron shops doing assembly work only, and similar uses, providing all material is stored within an enclosed building with walls on all sides Dry cleaning or laundry pick-up stations Supp. No. 11 119 �§ I I DETROIT, MICHIGAN 94.0000 all outdoor areas shall be either landscaped or hard surfaced. Stores of a generally recognized retail nature whose primary business is the sale of new merchan dise Barbershops Beauty shops Shoe repair shops Uses of a similar nature Police or fire stations or other public buildings or public uses not enumerated in Use Group I Private clubs or lodges 94.0191 Use Group I, which shall be limited to the following uses: 94.0175 Radio or television stations A. Open uses Radio, television, or household appliance repair shops Research or testing laboratories excepting those utilizing large animals 1. The following non-commercial rec- reational uses: a) Golf Courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not includ ing storage tracks, yards, or buildings 94.0179A Restaurants, standard, which may include the sale of beer or intoxicating liquor for consumption on the premises via a service bar only, and when the primary use of the license is to serve tableseated dining patrons subject to Section 66.0000 and subject to the requirements of Section 92.0379A, except as may be adjusted by the buildings and safety engineering department. B. Community facilities I I J I I 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convent, semi naries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service or storage yards a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers C. Uses similar to the above specified uses 94. 0 180 Salesroom or sales lots for new or used motor vehicle and accessory service facilities provided that six-foot high opaque walls or fences shall be erected where adjacent to residential zoning; provided that all lighting shall be directed so as not to shine upon residentially zoned property; and provided that all outdoor areas shall be either landscaped or hard surfaced. Signs, as regulated by Article XIII Storage of new or used motor vehicles-provided that six-foot high opaque walls or fences shall be erected where adjacent to residential zoning; provided that all lighting shall be directed so as not to shine upon residentially zoned property; and provided that 94.0195 Vending machine commissaries Veterinary clinics for small animals Supp. No.11 120 J ] �DETROIT ZONING ORDINANCE 94. 0379B Restaurants, carry-out, subject to compliance with all of the provisions of Section 92.0379B except as may be adjusted by the buildings and safety engineering department materials as the above-required opaque masonry walls and shall be provided with opaque gates of the same height. 94. 0379C Restaurants, fast-food, subject to compliance with all of the provisions of Section 92.0379C except as may be adjusted by the buildings and safety engineering department d) Points of vehicular and pedestrian ingress and egress shall be limited to the adjacent major and/or secondary thoroughfar es only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways. e) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. f) Any lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. i) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high or senior high school site. 94.0379D Restaurants, drive-in, when located on a street designated on the master plan of trafficways as a major thoroughfare subject to the following requirements except as may be adjusted by the buildings and safety engineering department: a) b) c) § 94.0000 Unpierced masonry walls six (6) feet in height shall be constructed and properly maintained on all sides of the premises so used, except across approved points of vehicular and pedestrian access; provided that wire mesh fencing six (6) feet in height, not exceeding two inch mesh and made of number nine or heavier wire, may be used in lieu of the required masonry wall on those lot lines not adjacent to a street or alley but contiguous to properly zoned in a business or industrial district classification; and further provided that no wall or fence shall be required on that portion of a lot line where there is a building or structure serving the purpose of a wall; and further provided that on the side of the property abutting the access street, the above described wall may be reduced to a height of two feet six inches (2'6"). In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of properly installed and maintained freewaytype metal bumper guards, eighteen (18) inches in height. 94. 0380 Secondhand stores, as regulated by Section 66. 0000 Shoeshine parlors, as regulated by Section 66.0000 Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraph b through h All outside trash receptacles (except those intended for use by the customer) shall be located within a six (6) foot high enclosure constructed of the same opaque masonry Supp. No.11 125 �~ DETROIT, MICHIGAN 94.0000 sizes shall be adequate to provide for off-street parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes. Special small tool, die, and gauge manufacturing employing not more than 15 persons in manufacturing operations Specially designated dealer's establishment subject to the restrictions imposed by Section 68 0000 Specially designated dealer s [merchant's] establishment subject to the restrictions imposed by Section 68.0000 Substance abuse service facilities, subject to compliance with all of the provisions of Sect10n 93.0380 except as may be adjusted by the buildings and safety engineering department Minimum Zoning-Lot Area Minimum Zoning-Lot Width Use Group I Lot size requirements shall be as specified in Article VIII, Section 85.0401. Child caring institutions, child care centers, and boarding schools 7,000 sq. ft. 70' (Ord. No. 6-89, § 1, 4-12-89) 94.0403 Permitted with Approval Uses. For other than those uses listed below, there shall be no minimum requirements, excepting that lot sizes shall be adequate to provide off-street parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes, or as may be required by the buildings and safety engineering department. 94. 0385 Taxi dance halls, as regulated by Section 66.0000 Theaters, excluding drive-in theaters Toiletries or cosmetics goods manufacture Town houses 94. 0395 Wearing apparel manufacture Wholesaling, warehousing, storage, or transfer buildings, but excluding steel warehousing, storage of bulk petroleum or related products, or garbage or rubbish. All materials must be completely enclosed within a building Single-family dwellings Two-family dwellings 94. 0397 Uses similar to the above specified uses 94.0398 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 726-G, § 1, 9-5-72; Ord. No. 742-G, § 1, 10-24-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228-H, § 1, 12-14-77; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82; Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541H, § 1, 2-8-83; Ord. No. 571-H, § 1, 11-23-83; Ord. No. 26-85, § 1, 7-17-85) 94. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 94.0401 Uses Permitted as a Matter of Right. For other than those uses listed below, there shall be no minimum requirements, excepting that lot Supp. No. 11 126 Minimum Zoning-Lot Area Minimum Zoning-Lot Width 5,000 sq. ft. 6,000 sq. ft. 50' 55' �II II II DETROIT ZONING ORDINANCE § 118.0000 Use Group I, which shall be limited to the fol lowing uses: specified in Section 130.0202 b), or as may be approved by the buildings and safety engineering department. A. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 541-H, § 1, 2-8-83) Open uses 1. 116.0700 Height limitations. No building or structure, or part thereof, shall be erected or altered to a height exceeding eighty (80) feet, provided that in any portion of a Wl District 150 feet or more from all Rl, R2, R3, R4, R5, and R6 Districts but shall be no limitation on the height of buildings or structures. 2. 3. B. Ground or free-standing signs shall not exceed seventy (70) feet in height. Community facilities 1. 116. 0900 Signs. Signs shall be classified and permitted in accordance with the provisions of Article XIII. 116.1000 Off-street parking and loading requirements. 2. 3. 4. Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 4 7. 0000. 5. 118.0000 SDl Special development district. The SDI District is designed for areas of the city in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land to higher intensity uses, both residential and commercial. The SDI District is designed to encourage one portion of this development. It will permit high intensity residential development, with a carefully controlled mix of low-rise office, commercial, and service facilities. 6. C. The following non-commercial recreational uses: a) · Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings Non-profit neighborhood centers Uses similar to the above specified uses Uses accessory to any of the above permitted uses when incidental to and on the same wninglot as the principal use. (Ord. No. 2-88, § 1, 2-3-88) 118.0100 Uses permitted as a matter of right. 118.0200 Uses permitted subject to department review of site plan. Antennas, subject to the provisions of Section 81.0104. Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113. Institutions of an educational character other than penal or correctional institutions or trade schools. The following uses, differing in various degrees from the primary residential use of this district, require site plan review to assure a satisfactory blending of the building, structure, or use into the contiguous and adjacent area. In compliance with this objective, the buildings and safety engineering department may impose conditions it Supp. No. 11 159 �§ 118.0000 DETROIT, MICHIGAN Single- and two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b) through h ) Substance abuse service facilities, subject to compliance with all the provisions of Section 93.0380 except as may be adjusted by the buildings and safety engineering department Town houses, maximum of twelve (12) in a ny group of attached town houses. Hotels or motels as regulated by Section 66.0000 Rooming houses Police or fire stations or other public buildings or public uses not enumerated in Use Group I Research laboratories, except those utilizing large animals deems necessary to ensure that the building, structure , or use will be noninjurious to contiguous uses and not contrary to the spirit and purpose of this ordinance: Business or professional offices Fraternity or sorority houses Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes Marinas Medical or dental clinics Parking Lots or Parking Areas for the storage or parking of operable motor vehicles, but excluding all Trucks and Truck Tractors except Panel Trucks, Pick Up Trucks, School Buses and those motor vehicles necessary and accessory to the operation or uses permitted in this Zoning District. Parking Structures Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Private clubs, lodges, or similar uses Radio or television stations Signs, as regulated by Article XIII Uses similar to the above specified uses. Uses accessory to any of the above permitted uses when incidental to and on the same zoninglot as the principal use (Ord. No. 2-88, § 1, 2-3-88) 118.0310. In order to provide urban amenities in a convenient and orderly manner for users and residents of the area, the following uses may be permitted by the buildings and safety engineering department provided a finding is made that such uses will not have a deleterious effect upon the contiguous uses nor be contrary to the character and intended purposes of this district: Restaurants, standard Establishments for the sale of beer or intoxicating liquor for consumption on the premises as regulated by Section 66.0000. Specially designated dealer's establishment as regulated by Section 68.0000 Specially designated merchant's establishment as regulated by Section 68.0000 Stores of a generally recognized retail nature whose primary business is the sale of new merchandise. Radio, television or household appliance repair shops Uses similar to the above specified uses (Ord. No. 679-G, § 1, 4-18-72; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 6-89, § 1, 4-12-89) 118. 0300 Permitted with approving uses. The following uses and uses accessory thereto shall be permitted by the buildings and safety engineering department, or city council if specified, and subject to compliance with the provisions and standards as set forth in Section 65.0000 and to all conditions as hereinafter listed: (Ord. No. 764-G, § 1, 10-31-72; Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 571-H, § 1, 11-23-83; Ord. No. 26-85, § 1, 7-17-85) Antennas, subject to the provisions of Section 81.0313. Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 Lofts 118. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: Supp. No.11 160 I �II II II DETROIT ZONING ORDINANCE § 118.0000 118.0401 Uses Permitted as a Matter of Right Multiple-family dwellings Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Minimum Zoning-Lot Area Minimum Zoning-Lot Width 7,000 sq. ft. 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' 118. 0402 Uses Permitted Subject to Department Review of Site Plan Minimum Zoning-Lot Area Fraternity or sorority houses Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes Private clubs, lodges, or similar uses Minimum Zoning-Lot Width 7,000 sq. ft. 70' 7,000 sq. ft. 77' 7,000 sq. ft. 7,000 sq. ft. 70' 70' (Ord. No. 6-89, § 1, 4-12-89) 118.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Single-family detached dwellings Two-family dwelling Group of attached town houses Each town house Hotels or motels Rooming houses 5,000 6,000 7,000 1,800 7,000 7,000 sq. sq. sq. sq. sq. sq. ft. ft. ft. ft. ft. ft. Minimum Zoning-Lot Width 50' 55' 70' 18' 70' 70' 118.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 118.0501 Uses Permitted as a Matter of Right Multiple-family dwellings Religious institutions excepting detached rectories, parsonages, or parish houses Supp. No.11 161 Front Yard Side Yards 1 Rear Yard 20' Formula A 30' 20' Formula B 30' �§ 118.0000 DETROIT, MICHIGAN Front Yard 20' Detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Institutions of an educational character other than penal or correctional institutions or trade schools Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Side Yard 1 14' combined 4' minimum Rear Yard 30' 20' 15' each 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 118. 0502 Uses Permitted Subject to Department Review of Site Plan Business or professional offices Fraternity or sorority houses Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes Marinas Medical or dental clinics Private clubs, lodges, or similar uses Parking lot Parking structures Personal service establishments Front Yard Side Yards 1 Rear Yard 20' 20' Formula B Formula A 30 1 30' 20' Formula A 30 1 20' 20' 20' 20' 20 1 20' 20' Formula B 20 1 each Formula B Formula B Formula A Formula B2 Formula B 30 1 Front Yard Side Yards 1 30' 30' 512 30 1 (Ord. No. 6-89, § 1, 4-12-89) 118.0503 Permitted with Approval Uses Single- and two-family dwellings 20' Hotels or motels Rooming houses Town houses Police or fire stations or other public buildings Research laboratories, excepting those utilizing large animals Commercial uses provided for in Section 118.0310 1 Rear Yard 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula A 15' each 30' 30' 30' 30' 20' 20' Formula B Formula B 30' 30' 30' See section 80.0603 for formulas. No ya:d need be provid~d if eith~r of th~ following conditions exist: 1) if_the zoning-lot line abuts a public alley, easement, or railroad nght-of-way; or 2) 1f the zomng-lot lme abuts for at least one-half of 1ts length a building conforming as to use which itself has no yard at the point of abutment. 2 Supp. No. 11 162 �I DETROIT ZONING ORDINANCE 118. 0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R5 District (Section 85.0504) shall apply to similar accessory uses in the SD 1 District. (Ord. No. 764-G, § 1, 10-31-72) 118.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: Max. Ht. Rooming houses Police or fire stations or other public buildings Research laboratories Uses accessory to single- and two-family dwellings Multiple-family dwellings Institutions of an educational character Use Group I 1 Max. Min. RSR 1 2.00 .07 1.00 As specified in R6 District, Section 86.0601 118. 0602 Uses Permitted Subject to Department Review of Site Plan Business or professional offices Fraternity or sorority houses Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes Medical or dental clinics Private clubs, lodges, or similar uses Parking structures Personal service establishments 1.00 1.00 One story but not exceeding 15' 2.00 See Sections 80.0601 and 80.0602 for formulas. (Ord. No. 764-G, § 1, 10-31-72) 118. 0800 Lot coverage. The combined area occupied by all buildings not regulated by FAR and RSR shall not exceed thirty-five (35) percent of the area of the zoninglot, excepting as provided in Section 82.0801. Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 47.0000. Min. RSR 1 119.0000. SD2 Special development district. The SD2 District is designed for areas of the City in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land to higher intensity uses, both residential and commercial. The SD2 District is designed to encourage one portion of this development. It will permit high-rise office and commercial structures, with a controlled mix of transient and permanent residential facilities, together with appropriate service and retailing facilities. 100 1.00 1.00 1.00 1.00 1.00 1.00 1.00 (Ord. No. 6-89, § 1, 4-12-89) 119.0100 Uses permitted as a matter of right. 118.0603 Permitted with Approval Uses Single- and two-family dwellings Town houses Hotels and motels Min. RSR 1 07 118.1000 Off-street parking and loading requirements. See Sections 80.0601 and 80.0602 for formulas. Max. FAR 1 1 Max. FAR 1 1.50 Commercial uses Provided for in Section 118.0310 118.0601 Uses Permitted as a Matter of Right FAR 1 § 119.0000 Max. Max. Min. Ht. FAR' RSR' Use Group I, which shall be limited to the following uses: A. 35' 1.50 2.00 Open uses 1. Supp. No. 11 162.1 The following non-commercial recreational uses: a) Golf courses �DETROIT, MICHIGAN § 119.0000 2. 3. B. Medical or dental clinics Institutions of an educational character other than penal or correctional institution or trade schools Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel trucks, pick-up trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted in this zoning district Parking structures Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Radio or television stations Research laboratories, excepting those utilizing large animals Signs, as regulated by Article XIII Uses similar to the above specified uses Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. Community facilities 1. 2. 3. 4. 5. 6. C. b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings Non-profit neighborhood centers (Ord. No. 679-G, § 1, 4-18-72; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 2-88, § 1, 2-3-88) Uses similar to the above specified uses 119.0300 Permitted with approval uses. Antennas, as regulated by Sections 42.090042.1227, 45.0901, and 45.0903. Business or professional offices, which may contain delicatessens or restaurants and which may sell liquor in conjunction therewith, or establishment for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000; provided, that each of these uses shall have a maximum gross floor area of two thousand (2,000) square feet; coffee shops; cleaning or pressing shops; laundry pick-up stations; barber or beauty shops; tobacco or newspaper stands or shops; gift shops; telegraph offices; drug-stores; or similar commercial uses when located on or below the ground floor of business or professional offices, provided that the buildings and safety engineering department may approve such uses being located elsewhere in the structure in accordance with the provisions of Section 65.0000 The following uses and uses accessory thereto shall be permitted by the buildings and safety engineering department, or city council if specified, and subject to compliance with the provisions and standards as set forth in Section 65.0000 and to all conditions as hereinafter listed: Arcades, subject to compliance with all of the requirements of Section 68.0000 Home occupations in conjunction with a dwelling unit subject to the conditions as specified in Section 83.0105 Lofts Single or two-family dwellings, which may contain home occupations as regulated by Section 83.0105, paragraphs b) through h) Specially designated dealer's establishments as regulated by Section 68.0000 Specially designated merchant's establishments as regulated by Section 68.0000 Supp. No. 11 162.2 �I § 119.0000 DETROIT ZONING ORDINANCE I II II Substance abuse service facilities, subject to compliance with all provisions of Section 93.0380 except as may be adjusted by the buildings and safety engineering department Town houses, maximum of twelve (12) in any group of attached town houses Police or fire stations or other buildings or public uses not enumerated in Use Group I Fraternity or sorority houses Hotels or motels as regulated by Section 66.0000 Heliports, subject to the approval of the Board of Zoning Appeals after report and recommendation from the Detroit Aviation Commission and the buildings and safety engineering department and upon finding that such use is suitable in relation to the features and objectives of the master plan and not contrary to the spirit, intent, and purpose of this district Motor vehicle filling and service stations subject to the requirements as stated in Article IX, Section 93.0300 Motor vehicle services excluding body or fender bumping or painting shops or major motor repairing Rooming houses Theaters, excluding drive-in theaters Private clubs, lodges, or similar uses Public dance halls Hospitals, sanatoriums, convalescent, nursing, or rest homes Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113 Uses similar to the above uses. 119.0310 In order to provide urban amenities in a convenient and orderly manner for users and residents of this area, the following uses may be permitted by the buildings and safety engineering department provided a finding is made that such uses will not have a deleterious effect upon the contiguous uses nor be contrary to the character and intended purpose of this district: Restaurants, standard Establishments for the sale of beer or intoxicating liquor for consumption on the premises as regulated by Section 66 .0000 Stories of a generally recognized retail nature whose primary business is the sale of new merchandise Radio, television or household appliance repair shops Uses similar to the above specified uses. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 764-G, § 1, 10-31-72; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82; Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 571-H, § 1, 11-23-83; Ord. No. 26-85, § 1, 7-17-85) 119. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 119.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Supp. No.11 162.3 10,000 sq. ft. 5,000 sq. ft. 10,000 sq. ft. 10,0000 sq. ft. 7,000 sq. ft. Minimum Zoning-Lot Width 70' 50' 70' 70' 70' �II Art. XV DETROIT ZONING ORDINANCE 0 V • .., er R6 1M C • I T p "":, " q6 0 .".. R!> u as @ . II'. ' .,. "" ,. PO JL_ ---------L__L ___ HIV£H;-· 2 (Ord. No. 621-G, § 1, 9-21-71; Ord. No. 685-G, § 1, 5-2-72; Ord. No. 732-G, § 1, 9-26-72; Ord. No. 17-H, § 1, 1-10-75; Ord. No. 197-H, § 1, 7-27-77; Ord. No. 249-H, § 1, 5-22-78; Ord. No. 446-H, § 1, 5-27-81; Ord. No. 29-86, § 1, 12-10-86; Ord. No. 21-89, § 1, 11-8-89) Supp. No. 11 177 �Art. XV DETROIT, MICHIGAN .I I _I I ·I I I I •I I I 1 1 (Ord. No. 462-G, § 1, 9-9-69; Ord. No. 473-G, § 1, 11-5-69; Ord. No. 653-G, § 1, 2-1-72; Ord. No. 697-G, § 1, 6-13-72; Ord. No. 850-G, § 1, 9-4-73; Ord. No. 58-H, § l, 9-10-75; Ord. No. 152-H, § 1, 9-26-76; Ord. No. 520-H, § 1, 10-20-82; Ord. No. 565-H, § 1, 9-28-83) Supp. No. 11 178 ~ �DETROIT ZONING ORDINANCE Art. XV (Ord. No. 439-G, § 1, 6-10-69; Ord. No. 481-G, § 1, 12-16-69; Ord. No. 711-G, § 1, 7-18-72; Ord. No. 804-G, § 1, 3-6-73; Ord. No. 13-H, § 1, 12-9-74; Ord. No. 457-H, § 1, 7-15-81; Ord. No. 463-H, § 1, 8-5-81; Ord. No. 526-H, § 1, 10-20-82; Ord. No. 20-89, § 1, 10-27-89) Supp. No.11 179 �Art. XV DETROIT, MICHIGAN I I I I I I J I 111 I I I I ] (Ord. No. 479-G, § 1, 12-16-69; Ord. No. 606-G, § 1, 8-10-71; Ord. No. 693-G, § 1, 5-30-72; Ord. No. 770-G, § 1, 11-8-72; Ord. No. 833-G, § 1, 6-26-73) Supp. No. 11 180 �II DETROIT ZONING ORDINANCE C.1-YY Art. 0,. .-.<,...._AND-~~ PO Ii I I\ I , 1 PO PD "- 0 L ( '1 G 10 (Ord. No. 661-G, § 1, 2-22-72; Ord. No. 599-H, § 1, 10-31-84) Supp. No.11 185 10 xv �Art. XV DETROIT, MICHIGAN L [ l- PO I< .' l'O "° ~ "° 1'0 PO : I -I Al Rl I I •I I ~ - I I PD ti I ~ ' 1 Supp. No.11 186 j �DETROIT ZONING ORDINANCE Art. XV I ; i! :I U4 (Ord. No. 18-88, § 1, 6-22-88; Ord. No. 28-88, § 1, 8-3-88; Ord. No. 15-89, § 1, 9-20-89) Supp. No.11 207 �Art. XV DETROIT, MICHIGAN I ~ I I •I I I I I (Ord. No. 604-G, § 1, 8-3-71; Ord. No. 474-H, § 1, 10-21-81) ,., t Supp. No.11 f 208 t �DETROIT ZONING ORDINANCE (Ord. No. 475-G, § 1, 11-25-69) Supp. No. 11 211 Art. XV �I Art. XV 1 DETROIT, MICHIGAN I ~ I I I I at I I I 37 (Ord. No. 537-G, § 1, 10-13-70; Ord. No. 344-H, § 1, 9-26-79; Ord. No. 5-89, § 1, 4-12-89) I I _.j Supp. No.11 212 I I I �DETROIT ZONING ORDINANCE (Ord. No. 151-H, § 1, 9-24-76) Supp. No.11 245 Art. XV �Art. XV I I I DETROIT, MICHIGAN .... l[_ I "' I • I I ar Ill 4114 ~ "• I ' 'I ~ I ,_ l Rt R , 17~(11-7 71 3- 7-tf) I I 71 (Ord. No. 478-G, § 1, 12-9-69; Ord. No. 490-G, § 1, 2-3-70; Ord. No. 509-G, § 1, 5-19-70; Ord. No. 560-G, § 1, 1-5-71; Ord. No. 656-G, § 1, 2-8-72; Ord. No. 8-89, § 1, 4-26-89) Supp. No. 11 246 I I I �DETROIT ZONING ORDINANCE II (15) Scale of facades and facade elements. The metrical; all other facades of the church complex are asymmetrical, as are the townhouse facades. sanctuary portion of the church complex has large expanses of facade with relatively small and simple facade elements, creating an impression of very large scale. The church house wing is more modest in scale and its facade elements more balanced so that an almost domestic scale is suggested. The townhouses are domestic in scale and the facade elements are in accord; a domestic scale results. (16) (17) App. C, 25-2-116 (22) General environmental character. The church complex forms a landmark quality structure on a major thoroughfare containing a number of such structures nearby. The tow,1house units are a reminder of the mixeduse character of Woodward in the p~st. The district as a whole has and shares a highly urban character as part of the streetscape of a major thoroughfare. Directional expression of front elevation. The various facades are almost all horizontal in expression, except the Woodward facade of the sanctuary which is vertical due to the several vertical elements including the pointed window. (f) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider interior features in certain portions of the St. John C.M.E. Church Complex, located in the St. John C.M.E. Church Historic District, and permits shall be required for such interior work in those portions of St. John C.M.E. Church as provided for in 25-2-18, as if such work were exterior work. Rhythm of building setbacks. There is no rhythm of setbacks established. (18) Relationship of lot coverages. Fifty-five (55) percent of the area of the district is built upon, but most of the open space belongs properly to the church complex, while the townhouse building covers a high percentage of its site. (1) (19) Degree of complexity within the facade. The facades are not complex; the Woodward facade of the sanctuary particularly is quite simple m its arrangement. The effect of the church complex lies in its materials and massing more than complex design. The townhouse facades are more complex with bays, entrance hoods, overhangs and other details. (20) Orientation, vistas, overviews. Situated on a corner, with an open space before it, the church forms one of a row of landmark structures on Woodward. The lack of doors in the Woodward facade of the sanctuary tends to give this element the feeling of being oriented to Blaine, although there is an entrance at the northeast corner. The church house orients to Woodward across the generous lawn space. The townhouse units orient to Woodward and to Gladstone. The interior spaces of the St. John C.M.E. Church Complex which are hereby made subject to the commission's consideration are those portions of the sanctuary normally seen by the public, including the nave, aisles, chancel, transepts, gallery, and eastern vestibules; and the chapel located in the front of the church house wing between the sanctuary and the Woodward entrance to the church house. These areas made subject to commission consideration are shown on the floor plan on file in the office of the city clerk, in the office of the historic designation advisory board, and in the office of the historic district commission. All areas not mentioned above are excluded from commission review; these excluded areas include offices and studies, sacristies, closets, rest rooms, basements, organ chambers, lounges, dining room and kitchen facilities, meeting rooms, hallways, staircases, and entrance vestibules other than those specified. (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent furnishings within the designated interior areas of the St. John's (21) Symmetric or asymmetric appearance. The Woodward facade of the sanctuary is symSupp. No. 11 501 �App. C, 25-2-116 DETROIT, MICHIGAN (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. C.M.E. Church Complex, the commission shall use the following criteria: (i) (ii) (iii) (iv) (v) Section 25-2-116(e)(l) through 25-2116(eX22) as applicable; The architectural or historical significance of the existing or proposed structure, feature, permanent furnishing, or fixture, and its relationship to the architectural and historical value of St. John C.M.E. Church Historic District; The purpose of the designated spaces within the St. John C.M.E. Church and the needs of its owners, provided, however, that such considerations shall not bind the commission to permit any work solely on the basis of such considerations; The provisions of section 25-2-22 of this chapter; Any other factor, including aesthetic, which the commission denies to be pertinent. (c) The boundaries of the Oakman Boulevard Historic District are as shown on the map on file in the office of the city clerk, and shall be: both sides of Oakman Boulevard from Linwood to Davison, excluding the Linwood Commercial Frontage, and both sides of Oakman Court from Linwood to Oakman Boulevard, excluding the Linwood Commercial Frontage. (Legal Description: Lots 143158, 172-178, 206-229, and 241-263 of Robert Oakman's Ford Highway and Linwood Subdivision (L.35/P.49); Lots 191-241 of Robert Oakman's Ford Highway and Dexter Boulevard Subdivision (L.36/P.85); Lots 168-239 of Robert Oakman's Livernois and Ford Highway Subdivision (L.36/P.2); and Lot 361-416 and 457-575 of Robert Oakman's Turner and Ford Highway Subdivision (L.44/P.96). (d) The Design Treatment Level of the Oakman Boulevard Historic District shall be conservation, as provided for in Section 25-2-2(3). (3) As a guide in considering proposals affecting the designated interior spaces of the St. John C.M.E. Church, the commission shall make use of a set of slides, taken by the staff of the historic designation advisory board prior to the effective date of this ordinance, and representing the state of those interior spaces as of the date of designation. Copies of this set of slides, together with a list describing each slide and a diagram showing the relationship of the slides to the designated interior spaces, are on file in the offices of the city clerk, the historic designation advisory board, the historic district commission and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 9-88, § 1, 3-23-88) (e) The defined elements of design, as provided for in Section 25-2-2, shall be as follows: (1) Height. Most of the houses in the district are two and one-half (2½) stories in height, meaning they have two (2) full stories with an attic or finished third floor within the roof. Some of the more modern houses are two (2) stories tall with flat roofs or shallow roofs. A few more recent houses scattered around the district are one and one-half (1 ½) stories tall. Original subdivision restrictions required that no house be less than two (2) stories in height. Two (2) four-story apartment buildings are located at the eastern end of the district. Garages are generally one to one and one-half (1 ½) stories tall. Detached garages are generally one (1) to one and one-half (1 ½) stories tall. Additions to single family residential structures shall be related in height to the existing structure; new buildings shall meet the following standards: Sec. 25-2-117. Oakman Boulevard Historic District. (a) A historic district to be known as the Oakman Boulevard Historic District is hereby established in accordance with the provisions of Chapter 25, Article 2 of the 1984 Detroit City Code. I I I I I .. I I I I I I I Supp. No. 11 502 �DETROIT ZONING ORDINANCE II double-hung sash, whose area is generally further subdivided by muntins. Casement windows on N eo-Tudor and Elizabethan houses are common, as are square bay openings subdivided into smaller panes. Leaded glass in windows, transoms, and sidelights are present in the styles derived from Elizabethan and Tudor precedents. FacadE.s have approximately fifteen (15) percent to thirty (30) percent of their area glazed. (i) The eight (8) adjoining houses on the same block face shall be used to determine an average height. The height of the two (2) adjoining houses shall be added into the total twice, with a divisor of ten (10) used to determine the average. Any new building must have a height of the main roof of at least eighty (80) percent of the resulting average; in no case shall a new building be taller than the tallest roof height included in the computation. In determining the height of existing structures and proposed structures, the highest point of the main roof shall be used, even where towers, cupolas, or other minor elements may be taller. (ii) The level of the eaves of a proposed new structure having as much or more significance for compatibility as the roof height, an average eave or cornice height shall be determined by the same process as that described above. The proposed new structure shall have a height at the eaves, or cornice, of not less than ninety (90) percent of the average determined from existing structures, and in no case shall the eaves or cornice of the proposed structure be lower than the lowest eave or cornice height used in the computation, nor higher than the highest. (2) (3) App. C, § 25-2-117 Proportion of buildings' front facades. Proportion varies in the district, depending on style and age. Neo-Tudor style buildings tend to be wider than tall, excluding the roof, while styles derived from classical precedences tend to appear equal in height and width. Newer homes also tend to be square or wider than tall in proportion. No proposed building or addition shall create a front facade narrower or wider than those existing on the same block. Proportion of openings within the facade. Window openings are usually taller than wide; several windows are frequently grouped into combinations wider than tall. Window openings are always subdivided, the most common window type being Supp. No. 11 503 (4) Rhythm of solids to voids in front facades. Where buildings are derived from English Medieval Precedents, voids are generally irregularly and asymmetrically arranged. In buildings derived from classical precedents, voids are usually arranged in a symmetrical and evenly-spaced manner within the facade. Vernacular modern styles display a regular by asymmetrical rhythm of solids to voids. (5) Rhythm of spacing of buildings on streets. In general, houses are situated nearer to one side of the lot line, providing space for a side driveway on the opposite side. Houses on the north side of Oakman Coud and the north side of Oakman Boulevard are closer to the west lot line, as deed restrictions specified that houses on the north side be located not nearer than two (2) feet to the west lot line and not nearer than eight (8) feet to the east line. Houses on the south sides of the streets tend to be closer to the east lot line, as deed restrictions required that they be not nearer than eight (8) feet to the west lot line and not two (2) feet nearer to the east lot line. The spacing of buildings is fairly consistent throughout the district as stated above. Exceptions include the few houses that are centrally located on their lots and houses that occupy more than one lot. (6) Rhythm of entrance and/or porch projections. Placement of entrance and porch projections vary from house to house, usually depending on its size and style. Entrances and porches in buildings of classical inspiration are usually centered on the front facade; English and modern vernacular styles �I App. C, § 25-2-117 DETROIT, MICHIGAN exhibit more freedom in entrance and porch placement, with a tendency to de-emphasize the entrance. Most houses in the district have rear porches. (7) Relationship of materials. Brick is the primary building material throughout the district. It is frequently combined with stone and/or stucco with half-timbering. Original roofing materials still present in significant numbers include Spanish tile and slate. Asphalt shingles as original material and replacement material also exist in the district. Stone trim is common on buildings with brick veneer; wood is used for window trim and other functional trim. Parkman Library has an English tile roof and copper gutters and downspouts. (8) Relationship of textures. A variety of rich textural relationships exist in the districtthose created by the juxtaposition of various materials, such as brick, stone, and/or stucco, and those created by the repetition of the materials themselves, such as textured brick and/or tile roofs. Tile and slate roofs created textural interest, whereas asphalt shingles generally do not. (10) Relationship of architectural details. Architectural details generally relate to style. Neo-Georgian, Mediterranean and Italian Renaissance influenced buildings display classical details, often in stone and/or wood. Porches, shutters, window frames, cornices and dormer windows are frequently treated. Mediterranean style buildings display arched window and door openings. Buildings of Medieval inspiration tend to have details in the form of carved wood or stone ornament on window frames, door frames, and eaves, and have areas that are frequently half-timbered. Prairie style buildings as well as those of modern idiom in the district tend to be simply stated, with architectural interest derived from the arrangement of elements and quality of design. Aluminum awnings and security bars are occasionally visible throughout the district. (11) Relationship of roof shapes. A variety of roof shapes exist, depending on style. Neo-Tudor houses and those derived from Medieval precedents possess single or multiple frontage gables projecting from steep roofs and varied eave line heights. The roof of the Parkman Library is also very steep. Tall chimneys with decorative brickwork also project from the roofs. Of those houses of Norman inspiration, conical towers project from the eave line. Shallow hipped roofs with dormers predominate on those houses of classical and prairie precedents. On those houses of modern or ''moderne" derivation, the roofs tend to be very shallow or flat. (12) Walls of continuity. The front facades of the buildings, with their uniform setbacks, provide the major wall of continuity throughout the district. Trees planted between the sidewalk and the house on the public right-ofway create a secondary wall of continuity, as do the Oakman Boulevard ornamental pendant street lighting standards, located on the narrow tree lawns. I (9) Relationship of colors. Natural brick colors (red, brown, orange, bu.fl) predominate in wall surfaces. Stucco is usually cream or pale yellow in color. Wooden elements are frequently stained brown, red, or reddish/ orange on Tudor revival houses; they are frequently painted green or white on other buildings, again depending on style. Natural stone colors, such as light gray, buff, or brown, also exist. Green and red tile roofs and green, brown, and gray-veined slate predominate. Asphalt shingle roofs display a range of lighter colors, such as light gray and light green, in addition to the darker natural tile and slate color. Green copper flashing, gutters and downspouts stand out on the Parkman Library. The original colors of any building, as determined by professional analysis, are always acceptable for that house, and may provide suggestions for similar buildings. (13) Supp. No. 11 504 Relationship of significant landscape features and surface treatments. Character- I I I I �II II. II DETROIT ZONING ORDINANCE istic treatment of individual properties is a slightly graded front lawn area in grass turf, subdivided by either a straight line or curving off-center concrete front walk leading to the front entrance. Foundation plantings, often evergreens, are present virtually without exception, sometimes with pines framing the major window. Ivy covers areas of the facades of some Neo-Tudor buildings. Hedges are sometimes present along side properly lines and plantings frequently extend to the sides along the building line, where space permits. Hedges along front lot lines are usually present on corner lots. Fences enclosing rear yards are predominantly of the cyclone variety; stockade fences also exist. There are virtually no fences enclosing front yards. Where Oakman Court converges with Oakman Court, a white ranch-style fence is situated ornamental tree light standards are situated on the narrow tree lawns of Oakman Boulevard; some have been replaced with modern taller non-decorative steel poles. Light standards on Oakman Court are tall and fluted with simple swans neck penchants. On Oakman Boulevard approximately five (5) feet beyond the sidewalk is a tree situated uniformly to form a continuous line of trees between the sidewalk and the house in the public right-of-way. The original flagstone curbs around the perimeter of the fifty-foot wide islands in the middle of Oakman Boulevard between Linwood and Livernois have been largely replaced with concrete. Plantings on the islands include evergreens and medium scale deciduous trees with some smaller newer trees. The street pavements are thirty (30) feet wide on Oakman Boulevard and the public right-of-way extends twenty (20) feet beyond the curb line, taking in the tree lawn, the sidewalk, and several feet towards the building line. Driveways are usually concrete from Linwood to Livernois; west of Livernois blacktop is used. Alleys are gravel. (14) App. C, § 25-2-117 vide planned open space, unifying the districts as a whole. The siting of all houses on their lots create rear yards as well as front yards. Where houses occupy more than one lot, an ample side yard is created. There are a few vacant lots in the district, ranging from zero to four (4) per block face. Relationship ofopen space to structures. The medians in the center of the boulevard pro- Supp. No. 11 504.1 (15) Scale of facades and facade elements. The scale of the facades varies and is generally dependent on style. The size and complexity of facade elements and details either accentuate or subdue the scale of the facades accordingly. Facades at the eastern part of the district are large in scale; at the western end where houses tend to be newer and smaller in scale, the facades and detail are of smaller scale. Medievally inspired houses tend to have small detail within larger elements. Subdivided window openings affect the apparent scale of the windows within the facades. (16) Directional expression of front elevations. Directional expression varies from parts of the districts. In the western part, where houses are smaller and later in date, the directional expression is neutral. In the eastern part, where rows of Tudor houses exist and houses and lots are larger, the directional expressions is more horizontal. (17) Rhythm of building setbacks. Setbacks are uniform throughout the district, with few exceptions. Deed restrictions specified that the front of the building be not nearer than thirty (30) feet to the front lot line; therefore, almost all houses were built thirty (30) feet back of the front lot line, excluding their steps and front porches. Houses west of Livernois to Davison are angled towards the west. (18) Relationship of lot coverage. House lots on Oakman Court and Oakman Boulevard from its eastern boundary to Prairie are fifty (50) feet wide by approximately one hundred twenty (120) feet deep, with the exception of irregularly shaped lots created by curves in the road. West of Prairie, lots range from forty-five (45) to forty-seven (4 7) �App. C, § 25-2-117 DETROIT, MICHIGAN feet wide. A few houses on Oakman Boulevard are situated on more than one lot. Houses generally occupy between twenty (20) percent and thirty (30) percent of their lots. The Parkman Branch of the Detroit Public Library is located on a triangular lot. (19) (20) (21) (22) building at the east end of the district, contributes to that character. The district exhibits a variety of twentieth century architecture showing the transformation from architecture based on historical styles to the "modern movement." (Ord. No. 16-89, § 1, 9-20-89) Degree of complexity within the facade. The degree of complexity has been determined by what is typical and appropriate for a given style. The buildings of Medieval inspiration frequently have facades complicated by gables, bays, porches, and turrets, while the more classically inspired buildings are of a more straightforward, less complex nature. Buildings of "moderne" design tend to be complex in their relationship of elements in none-traditional ways, such as window to corners. I I I Orientation vistas, overviews. All of the buildings in the district have Oakman Boulevard or Oakman Court as their primary orientation. Parkman Library has its secondary orientation on Ewald Circle to its north. Garages, situated on or close to the rear lot line, most often open onto the rear yards. Garages belonging to houses on corner lots are usually accessed from the side street. A sweeping vista is created along the wide boulevard by the grassy medium strip. Commercial uses at the Oakman Boulevard Livernois intersection are out of character with the residential atmosphere of the rest of the boulevard. .. I I I Symmetric or asymmetric appearance. Classically inspired buildings are generally symmetrical. Other styles, including those of Medieval inspiration and moderne design, exhibit more freedom in plan and are generally asymmetrical in arrangement. I I General environmental character. Oakman Boulevard, with its wide boulevard divided by planted grass turf islands, its well maintained dignified single family dwellings, and uniform spacing, has an urban substantial, yet low density residential character. Parkman Library, the one institutional I Supp. No. 11 504..2 I �II -~ II COMPARATIVE TABLE HISTORIC LANDMARK AND DISTRICT PROVISIONS This is a numerical listing of the ordinances of the city and sections of the old Code as contained in Appendix C. 1964 Code Section 28A-1 -1 II II II II 28A -l -2 28A-1-3 28A -l -4 28A-l -5 28A-l-6 28A-1-7 28A-1-8 1964 Code Section New Code Section 28A-l-9 28A-1 -10 28A-1-11 28A-1 -12 28A-1-13 28A-1-14 28A-l -15 28A-1 -16-28A-1-18 25-2-1, 25-2-41-25-2-43 25-2-2 25-2-4 25-2-34-25-2-40 25-2-50-25-2-57 25-2-18- 25 -2-27 25 -2-5 25-2-6 Ordinance Number Adoption Date 268-H 295-H 299-H 304-H 311-H 328-H 336-H 342-H 352-H 365-H 369-H 378-H 417-H 424-H 432-H 435 -H 442-H 450-H 473-H 486-H 491 -H 507 -H 522-H 530-H 536-H 537-H 547 -H 554 -H 574-H 576-H 577-H 580-H 581 -H 582-H 591 -H 595 -H 605-H 7-19-78 12- 6-78 1-10-79 1-31-79 2-21 -79 5-30-79 7-18-79 9-19-79 11 - 7.79 12-12-79 1-23-80 2-27-80 11 -26-80 1-21 -81 3-25-81 4-22-81 5-13-81 7. 1-81 9-23-81 2-17 -82 3- 3-82 6- 9-82 10-29-82 11 -17-82 2- 2-83 2- 2-83 2-18-83 7-20-83 12- 7-83 12- 7-83 1- 6-84 2-29 -84 3. 7-84 3- 7-84 7-25-84 10-10-84 12-12-84 Section 1(28A-1-19) 1(28A-1-20 ) 1(28A-1 -21) 1(28A-l -22) 1 1(28A-1-23 ) 1(28A-1 -24 ) 1(28A-1-25 ) H28A-1-26 l 1(28A-1-27 ) 1(28A-l -28 ) 1(28A-l -29 ) 1(28A -l -14(c)) 1(28A-1 -14(b)) 1(28A-1-14(d)l H28A-1-30) 1(28A -1-32 ) 1(28A-1-31) H28A -1-37 l 1(28A-1-14(ell H28A -1-34 ) H28A-1-40 l H28A -1-4l l H28A -1-36) H28A -1-38J 1(28A-l -39) H28A -1-40 J 1(28A-1-42 J H28A-1-43 l H28A -1-44 ) 1(28A-1-45) 1(28A -l -33 ) H28A-1-4ll 1(28A-l -46 l 1(28A-1-48 ) 1(28A-l -49 ) Supp. No. 11 505 New Code Section 25 -2-10 25-2-7 25-2-9 25 -2-58 25-2-11 25-2-3 25 -2-8 25 -2-65- 25-2-67 Section this Code 25 -2-4(a ) 25 -2-68 25 -2-69 25 -2-70 25 -2-71 25 -2-69(e ) 25 -2-72 25-2 -73 25-2-74 25 -2-75 25-2-76 25-2-77 25-2-78 25 -2-81 25 -2-82 25-2-83 25 -2-79 25 -2-80 25 -2-84 25 -2-87 25 -2-85 25 -2-86 25 -2-88 25 -2-89 25 -2-90 25 -2-91 25-2 -92 25 -2-96 25 -2-93 25 -2-94 25 -2-95 25 -2-99 25 -2-98 25 -2-97 25 -2-100 25 -2-102 25 -2-103 �DETROIT. MICHIGAN Adoption Date Section Section this Code 10-85 12-85 2-13-85 3-20-85 1(28A-1-47) 1 25-2-101 25-2-79(c) 15-85 19-85 20-85 31-85 7-86 20-86 10-87 16-87 .L 7-87 9-88 11-88 16-89 5. 8-85 5-22-85 5-29 -85 10- 9-85 6- 4-86 10- 8-86 3-25-87 3- 20-87 5-27 -87 3-23-88 4-27-88 9-20-89 Ordinance Number 1 1 1 1 1 1 1 1 1 25-2-107 25-2-108 25-2-104 25-2-109 25-2-111 25-2-105 25-2-113 25-2-114 25-2-109(c) 25-2-116 25-2-115 25-2-117 ~ I I Supp. No. 11 506 I I I �II -~ II II II Ill COMPARATIVE TABLE-ZONING ORDINANCES Year 1985 Ordinance Number Adoption Date 582-H 3- 7-84 586-H 587-H 588-H 589-H 596-H 599-H 605-H 11 -85 16-85 24-85 26-85 4-11 -84 5- 9-84 5-24 -84 6-20-84 10-17-84 10-31 -84 12-12-84 2-20-85 5-15-85 6-12-85 7-27 -85 6-86 6- 4-86 7- 2-86 7-16-86 12-10-86 Section 1 1 1 1 1 1 1 1 1 1111 Section this Code 118.0300 130.0601(a)-(c) Rpld 32.0026 65 .0401-65.0406 92.0302 94.0302 Art. XV , Map Nos . 9, 48 Art. XV , Ma p No . 25 Art . XV, Map No. 31 Art. XV , Map No. 29 Art. XV, Map No. 41 Art . XV , Map No. 1 Art. XV , Map No. 10 Art. XV , Map No. 1 Art. XV , Map . No. 49 Art . XV , Map . No . 14 Art . XV , Map . No. 7 32 .0034 32 .0046 47 .0108 47 .0201 67 .0000 67 .0600-67 .1000 83.0104 84 .0104 85 .0104 86.0102 91.0300 92.0337 92 .0352 93.0333 93 .0348 94 .0337 94 .0352 95 .0337 95 .0349 96 .0337 96 .0349 101.0300 102.0000 102.0300 103.0000 103.0300 104 .0000 104 .0300 113.0l00A 118.0300 119.0300 1986 12-86 15-86 29-86 Supp. No. 11 531 1 1 1 Art. XV, Map No. 18 Art. XV, Map No. 17 Art. XV, Map No. 11 Art. XV, Map No . 2 �DETROIT, MICHIGAN Year 1987 1988 Ordinance Number Adoption Date 1-87 13-87 17-87 20-87 22-87 25-87 28-87 2-88 1-21-87 4-29-87 5-27-87 7- 1-87 7- 7-87 9-30-87 11 -1 6-87 2-16-88 Section 1 1 1 1 1 1 3-88 4-88 8-88 18-88 2- 3-88 2-17-88 3- 9-88 6-22-88 1 1 1 1 28-88 43-88 8- 3-88 11-16-88 1 1 Supp. No. 11 532 Section this Code Art . XV, Map No. 2 62.0101, 62 .0102 25-2-109(c) Art. XV, Map 11 Art. XV, Map 44 Art. XV, Map 31 Art. XV , Map 29 32.0012A, 32.0032, .32.0061, 32.0076A, 32.0083, 32.0101A, 32.0101B, 42.0900, 42.0901, 42.1000, ~.100.1, 42.1003, 42.1004, 42.1005, 42.1007, 42.1009, -42.1010, 42.1011, 42.1011A, 42.1011B, 42.1017, 42.1019, 42.1021, 42.1023, 42.1025, 42.1100, li2.1103, 42.1105, 42.1109, 42.1200, 42.1201, 42.1201A, 42.1201B, 42.1201C, 42.1209, 42.1217, 42.1219, 42.1219A, 42.1219B, 42.1219C, 42.1221, 42.1223, 42.1225, 42.1227, 44.0200, 45.0901, 45.0901A, 45.0903, 62.0402, 81.0104, 81.0313, 82.0105, 82.0315, 83.0110, 83.0317, 84.0113, 84.0310, 85.0117, 85.0308, 86.0116, 86.0308, 91.0100, 91.0300, 92.0102, 92.0303, 93.0102, 93.0301, 94.0101, 94.0303, 95.0101, 96.0104, 110.0204, 112.0100, 113.0100, 114.0109, 115.0100, 116.0100, 118.0100, 118.0300, 119.0100 Art. XV, Map 58 Art. XV, Map 23 Art. XV, Map 31 Art. XV, Maps 28, 30, 31,32 Art. XV, Maps 32, 34 Art. XV, Map 39 -~ I ~ I -- -I I I I I �COMPARATIVE TABLE-ZONING ORDINANCES Year 1989 Ordinance Number Adoption Date Section this Code Section 2-89 2-22-89 1 5-89 4-12-89 1 6-89 4-12-89 1 Added Amnd 8-89 4-26-89 1 15-89 9-20-89 1 19-89 10-25-89 1 20-89 10-27-89 1 21-89 11- 8-89 1 42.1001, 42.1003, 42.1009, 42.1219A, 81.0104, 84.0113 Art. XV, Map No. 37 32.0025, 32.0025A, 2.0042A, 81.0105, 82.0106, 83.0111, 84.0114, 85.0118, 86.0117 42.0800, 83.0106, 83.0401, 84.0108, 84.0401, 85.0107, 85.0401, 86.0108, 86.0401, 91.0100, 91.0401, 92.0135, 92.0401, 94.0135, 94.0401, 118.0200, 118.0402, 118.0502, 118.0602 Art. XV, Map. No. 71 Art. XV, Map. No. 32 45.0800, 45.0808(a), 45.0808(b) Art. XV, Map. No. 4 Art. XV, Map. No. 2 [The next page is 54 7] Supp. No. 11 533 �ZONING INDEX BULK REGULATIONS-Cont'd. Separate ownership of dwelling units Side yard reduction for offsets . .. . ... . Street as part of required yard . . . ... . . TM Transitional-industrial district . Section 45.0300 45.0600 45.0500 114.0600 BULLETINS Institutional bulletin .. . ........ . .... . Defined ... . ... . ..... . . .. ... .. ... . Signs. See also that title 130.0203 32.0052 CANOPIES Signs on marquees and canopies Signs. See also that title CARRY-OUT RESTAURANT Abandoned, vacated or converted Defined . Food and food establishments. See also that title BUSINESS DISTRICTS Bl Restricted business district . . .. 91.0100 et seq. Bl Restricted business district. See that title B2 Local business and residential district . 92.0100 et seq. B2 Local business and residential district. See that title B3 Shopping district .... ... . .. .... ... . ... 93.0100 et seq. B3 Shopping district. See that title B4 General business district . . .. . .. . . . . .. 94.0100 et seq. B4 General business district. See that title B5 Major business district .. ... ...... . . . . 95.0100 et seq. B5 Major business district. See that title B6 General services district ......... ... . . 96.0100 et seq. B6 General services district. See that title 90.0600 Building bulk limitations ....... ..... . 90.0000 General requirements ............... . 90.0700 Height requirements . . . . ... . . . . 90.0400 Lot size requirements . . Off-street parking and loading require 90.1000 ments . . . . ... . 90.0300 Permitted with approval uses ....... . 90.0900 Signs . . ....... . 90.0100 Uses permitted as a matter of right .. . . 90.0500 Yard requirements . . . . . . . .... . . BUSINESS SIGN Defined .... . ... . Signs. See also that title CABARETS (Regulated Uses) Conditions and guarantees . Damaged regulated uses Reconstruction of Defined Denial of application for regulated use, effect of . Generally . . . ... ... . . . . . Procedure for establishing, granting, etc . .. . .... ..... . . ... . .. . Revocation of grant . . . . . . . .. . . . Topless dancers, go-go dancers, exotic dancers, strippers, male or female impersonators, etc. Cabaret defined to include .. .. .... . . 63.1400 63.0300 63.1200 CHANGE OF OCCUPANCY Defined . 32.0024 CHARTS Community and economic development department preparing charts .... Duties of city planning commission re charts . . . . . . Summary district charts . See also Appendix B to the Zoning Ordinance C 66.0200 66.0500 32.0023 66.0300 66.0000 66.0100 66.0400 Supp. No. 11 551 63.1600 63.0800 63.1500 63.1100 63.1000 63.0900 63.1100 63.1800 49.0303 60.0200(c) 60.0200 60.0lOO(a) 40.1400 CHILD CARE Child care center defined . ... ... .. .... .. . Child caring institution defined . . ..... .. . Child caring institutions, child care centers and boarding schools; specific use regulations . . .... . .. . . . ... .. . . .. .. . ... . 42.0800 CHRISTMAS TREES Temporary permits for the sale of ..... .. . 63.1300 CHURCH MEETINGS Temporary permits for ..... ... .. ..... . . 60.0200(c) CIRCUIT COURTS Board of zoning appeals Appealing decisions of to circuit court .. Board of zoning appeals. See that title 32.0023 42.0700 32.0079(8) CERTIFICATES OF OCCUPANCY Application for certificates . Building permit necessitates certificates Buildings accessory to dwellings Cer.tificates for Certificates for existing uses ......... . Certificates include zoning . . .. . ..... . Certificates required . . Existing uses, certificates for . . . . . . . . Fees for certificates .... Flood hazard areas, certificate of occupancy; obtaining . .. . . . . . Flood hazard areas. See also that title Permits. See also that title Records of certificates Review Temporary certificates CHARITABLE USES Temporary permits for 130.0103(b) Section 130.0208 32.0025 32.0025A 62.0900 �II DETROIT, MICHIGAN CIRCUIT COURTS-Cont'd. Zoning enabling act. See also that title Review by circuit court, § 125.590 of App.A CIRCUSES, CARNIVALS, ETC. Temporary permits for . CITY COUNCIL Amendments to zoning ordinance. See also that title Action by council ... . ...... ... ........ . Initiation of amendment by council . ... . Council, defined ....... . . . ... ... ..... . . . . Defined . .. ... .. . ... . . . ... . . .. . .. . . ..... . CITY PLANNING COMMISSION Designated as zoning commission, establishing policies, rules and regulations, etc .. . .. ... ... . ..... . . ............. . . Duties and staff .. ... . . . . . ........ . ..... . Section CONTROLLED USES-Cont'd. Initiation of application . . ............ . Leisure time and service uses; dispersal uses; minimum distance requirement from schools ........ . ........... . .... . Procedure ...... . .................. . . Resubmission of application for ... . .... . Waivers .................... . . .. ... . Procedure for ...... .. ..... . .. ... . . . 60.0200(c) COURTS Zoning enabling act. See also that title Review by circuit court, appeals to supreme court, § 125.890 of App. A CUSTOM DRESSMAKING Permitted home occupation .. . . . .. .... .. . 60.0000 60.0100 32.0046 D 60.0200(0 CLASSIFICATIONS OF ZONING DISTRICTS Reference to zoning district classifications In other codes and ordinances ........ . 40.1300 DANCES Cabaret defined to include topless dancing, exotic dancing, etc. . . .... . .. .. . . .. . 32.0023 Cabarets. See also that title Taxi dance halls (Regulated Uses) . . . .... . 66.0000 et seq. Taxi dance halls (Regulated Uses). See that title COMMUNICATIONS ANTENNAS Regulation of .. . . . ...... . . : . . . . . . . . . . 42.0900 et seq. Antennas. See that title DEFINITIONS Airport definitions .. .. ......... .. .... . 32.0008 Enumeration . . .. .. . . .... . .... . ..... . 32.0002 et seq. Historic land marks and districts Ordinance for the preservation of; definitions, § 25-2-2 of App. C Sign definitions ...... .. . . . . ... . ..... . 130.0100 64.0200 60.0200 DENSITY Antenna density restrictions .. ......... . 42 .1219 PD Planned development district .... . .. . 110.0202 R3 Low density residential district . . . ... . 83.0100 et seq. R3 Low density residential district. See that title R5 Medium density residential district . . .. 84.0100 et seq. R5 Medium density residential district. See that title R6 High density residential district . . ... . 86.0100 et seq. R6 High density residential district. See that title 67.0400 COMPATIBILITY REQUIREMENTS Rl Single-family residential district . . . . . . R2 Two-family residential district . . . .... . 81.0200 82.0200 CONDITIONAL USES Conditional uses existing on effective date of this ordinance, etc ........ . ..... . 46.0000 CONFLICTS Conflicting regulations .. . . . .......... . 40.0200 DEPARTMENTS AND OTHER AGENCIES OF-CITY Board of zoning appeals . ...... . ... .. .. . 62.0100 et seq. Board of zoning appeals. See that title City planning commission . . .. . .. . . .. .. . 60.0000 et seq. City planning commission. See that title Community and economic development department . . . . .. . . ..... .. . .. . . . . 60.0200 Community and economic development department. See that title CONGESTED AREAS Zoning enabling act. See also that title Regulation of congested areas, § 125.583 of App. A CONTROLLED USES Conditions . . .. . ....... .. ... . . ... ... . Damaged uses, reconstruction of ...... . . Effective period .. ... . . ..... .. . .... . . . 68.0000 68.0400 68.0600 68.0200 68.0100 COUNCIL. See: City Council 64.0700 64.0200 32.0030 32.0029 CLASSIFICATION Maintaining map or maps showing current zoning classification .... .. ........ . COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT Amendments to zoning ordinance. See also that title Initiation of amendment . ........... . Duties ...... . ......... .. ........... . Industrial review committee. See also that title Committee shall serve in advisory capacity . Section 68.0300 68.0500 68.0800 68.0700 Supp. No. 11 552 I I I I I I �II II II JI ZONING INDEX DEPARTMENTS AND OTHER AGENCIESCont'd. Department of buildings and safety engineering ...... .. .. . . ... . ... ... . .. . .. . Hist.oric designation advisory board, § 25-2-34 et seq. of App. C Historic land marks and districts. See that title Historic district commission, § 25-2-40 et seq. of App. C Historic land marks and districts. See that title Section 63.0100 Supp. No.11 552.1 �II II ZONING INDEX HEARINGS-Cont'd. Section Regulated uses, hearings on petitions for .. 66.0100 et seq. Regulated uses. See also that title Zoning enabling act. See also that title Board of appeals, hearings, § 125.585 of App.A Ordinances, enactment; public hearings, § 125.584 of App. A HEAT Industrial review committee's duties and functions re ........................ . HISl'ORIC LAND MARKS AND DISTRICTS-Cont'd. Commission Historic district commission . See within this title that subject Definitions ....... .................. . Designation of area as historic district Withdrawal of designation .... .. ..... . Districts designated Alexander Chapoton House Historic District Arden Park-East Boston Historic District Atkinson Avenue Historic District .... Beritmeyer-Tobin Building Historic District Berry Subdivision Historic District .... . Brush Park Historic District ......... . Campbell Symington House District ... . Cass Avenue Methodist Episcopal Church Historic District ............... . Chalfonte Apartments Historic District . Chene House Historic District ........ . Church of Our Savior-Leesville Historic District ...................... . Corktown Historic District Croul-Palms House Historic District .... Detroit Cornice Slate Building Historic District ............. .. ....... . D. M. Ferry and Company Superintendent's House Historic District. . . . . . . . .. . . East Ferry Avenue Historic District ... . East Frederick A venue Historic District . Engine House No. 11 Historic District ... First Unitarian-Universalist Church Historic District .................. . Frank H . Beard School District ....... . Glove Tobacco Building Historic District Indian Village Historic District ....... . .Lee Burt House Historic District .... .- .. Mackenzie House Historic District .... . Madison-Harmonie Historic District ... . McGregor Carriage House Historic District . Most Holy Trinity Historic District .... . New Center Area historic District ..... . Oakman Boulevard Historic District ... . Orchestra Hall Historic District ...... . Palms Apartment Historic District .... . Parker House Historic District ....... . Peterboro-Charlotte Historic District .. . Scarab Club Historic District ......... . St. Albertus Historic District ......... . St. Charles Borromeo R. C. Parish Historic District . . . . . . . . . . . . . . . . . . . St. John C.M.E. Church Historic District St. John's-St. Luke Evangelical Church Historic District . ·...... .... .... . St. Josephat Historic District ......... . St. Joseph's R. C. Church Historic District 67.0400 HEIGHT REQUIREMENTS, LIMITATIONS Accessory buildings. See also that title 44.0400 Height of accessory buildings . ...... .. . Airports or heliports, special regulations near. See also: Airports 48.0500 Height of buildings or other structures .. Antenna height regulations ....... .... . 42.1009 et seq. Antennas. See that title 91.0700 Bl Restricted business district ......... . 92.0700 B2 Local business and residential district .. 93.0700 B3 shopping district .................. . 94.0700 B4 General business district .... ..... .. . 96.0700 B6 General services district ............ . Bulk regulations. See also that title 45.0900 Exceptions to height regulations ...... . 90.0700 Business districts generally ........... . Exceptions to height regulations .. ..... . . 45.0900 100.0700 Industrial districts generally .......... . 101.0700 Ml Limited industrial district .......... . 102.0700 M2 Restricted industrial district .. .. .... . 103.0700 M3 General industrial district .......... . 104.0700 M4 Intensive industrial district . ....... . 105.0700 M5 Special industrial district . ... ...... . 81.0700 Rl Single-family residential district ..... . 82.0700 R2 Two-family residential district ..... .. . 80.0700 Residential districts generally ......... . Signs. See also that title 130.0201 Signs, general height limits ............ . 114.0600 TM Transitional-industrial district ... .. . 116.0700 Wl Waterfront-industrial district .. .... . HELIPAD, HELIPORT, ETC. Airport definitions ... .. ......... .... . . Antenna restrictions near ... . ......... . Special regulations near . ... .......... . Airports. See that title HISTORIC LAND MARKS AND DISTRICTS (Ordinance for the preservation of-Appendix C) (Note-Section citations refer to section numbers of Code. See the Editor's note for App. C) Board Historic designation advisory board. See within this title that subject Budgeting, subject of ................. . 32.0008 42.1010 48.0000 25-2-9 Supp. No. 11 555 Section 25-2-2 25-2-8 25-2-105 25-2 -79 25-2-97 25-2 -70 25-2-66 25-2-76 25-2-68 25-2-113 25-2-101 25-2-107 25-2-71 25-2-103 25-2-98 25-2-85 25-2-114 25-2-80 25-2-102 25-2-65 25-2-78 25-2-99 25-2-108 25-2-81 25-2-109 25-2-67 25-2-115 25-2-94 25-2-95 25-2-89 25-2-117 25-2-82 25-2-77 25-2-90 25-2-100 25-2-72 25-2-69 25-2-111 25-2-116 25-2-86 25-2-93 25-2-83 �DETROIT, MICHIGAN HISTORIC LAND MARKS AND DISI'RICTSCont'd. State Savings Bank Buil ding H istoric District .................. . ... . Sweetest Heart of Mary Roman Catholic Parish H istoric District .......... . Trinity Episcopal Church Historic District Trinity Lutheran Church Historic District Trowbridge House Historic District ..... Trumbull A venue Presbyterian Church Historic District . . ............. . Turkel-Benbow House Historic District . West Canfield Historic District . . .. .. . . West Village Historic District . ....... . Withdrawal of designation ........... . Women 's Exchange Building Historic District ............ .. ....... . . Effects of projects on districts ...... . ... . Enforcement of provisions .... .. ....... . Enumeration of districts and landmarks . . Establishment ...... . ............... . Finances Appropriations, annual budget, etc . . .. . Flood hazard areas, exemptions for historic structures ....... .. .. . .......... . H Historic districts .. . ......... . .. . ... . Historic designation advisory board Ad hoc members ... ...... . ......... . Composition ... . ......... . ..... . .. . Establishment ....... .. ......... . . . Meetings . .. . .. . .................. . Potential districts, listing of ......... . . Removal of appointed members .... . .. . Reports and hearings ............. . . . Staff and assistance .. . . ...... .. .... . Terms ..... . .. . . .. ..... . ......... . Vacancies, filling . ........ .. .... . .. . Historic district commission Appeal of decisions . ............ ... . . Composition ..... . ........ ... ..... . Enforcement of provisions . .. ..... . .. . Established ......... . .. . .... . .. . .. . Meetings by other departments and agencies Participation in .. . ..... . .. .. . . ... . Powers and duties .................. . Removal of members ............... . Staff . ....................... . ... . Terms of members ................. . Vacancies , filling ......... . ........ . Work permit . See within this t itle that subject Interior features Consideration of ........... . Ordinance for t he preservation of . ... . . Ordinary repairs permitted ........ . . Permits Work permits . See within this ti tl e that subject msroruc LAND MARKS AND DISTRICTSCont'd. Purpose ......................... . . . Repairs Ordinary repairs permitted ...... .. .. . Severability of provisions .......... . Wit hdrawal of designation ........ . .. . . Work permit Application for .................. .. . Review of applications in proposed districts for informations purposes .. Denial .................... . .... . . . Emergency issuance ................ . Exterior appearance Conditions required to perfor m work affecting .................... . Historic district commission Approval forwarded to building department ....................... . Considerations for approval by ....... . Determinations of ................ . Public hearing .................... . Required ......................... . Section 25-2-96 25-2-84 25-2-75 25-2-74 25-2-87 25-2-88 25-2-7 3 25-2-104 25-2-92 25-2-8 25-2-91 25 -2-7 25-2-10 25-2-3 25-2-4 25-2-9 49.0900 70 .0500 25-2-36 25-2-35 25-2-34 25-2-40 25-2-43 25-2-38 25-2-42 25-2-41 25-2-37 25-2-39 25-2-5 40 .1500 25 -2-6 556 25-2-19 25-2-27 25-2-26 25-2-2 1 25-2-22 25-2-25 25-2-20 25-2-24 25-2-23 25-2-18 HOMES, CENTERS OR SCHOOLS Facilities for the care, boarding or teaching children ... . .............. . ..... . 42 .0800 66.0100 . 66 .0200 66.0500 32 .0048 . 32 .0062 66 .0300 66 .0000 66 .0100 66 .0400 32 .0050 IDENTIFICATION SIGNS Defined ............................ . Signs. See also that title 130.0103(d) ILLUMINATED SIGNS Defined ........................ . ... . Signs. See also that title 130.0104(c) IMPROVEMENTS Development improvement area ........ . Zoning enabling act. See al so that title Provisions re improvements, § 125.584e of App. A . Supp. No. 11 25-2-6 25-2-11 25-2-8 32 -0046 HOUSE TRAILER Defined ............................. 25-2-56 25-2-55 25-2-53 25-2-57 25-2-52 25-2-54 25-2-1 HOME OCCUPATION Defined ............................ . HOTELS, MOTELS (Regulated Uses) Application for , granting, etc ........... . Conditions and guarantees ....· ....... . . Damaged regulated uses Reconstruction of . . . . . . . . . . . . . . .... . Defj.nition of " hotel" ................. . Definition of " motel" ................. . Denial of application for regulated use,· effect of . ......................... .. Generally ........... . .............. . Procedure ......... ' . . ............... . Revocation of grant .................. . 25-2-58 25-2-51 25-2-10 25-2-50 Section 140.0000 I 1 1 1 ] �ark A. Wyckoff 400 verett Or. a sing , tch. 48915 FR~M THE UBRARY OF _e _Jannmg & Zoning Center, Inc. CITY OF DETROIT OFFICIAL ZONING ORDINANCE Published by BUILDINGS AND SAFETY ENGINEERING DEPARTMENT 1980 �EDITOR'S NOTE Ordinance 390-G, commonly called the ZONING ORDINANCE, became effective December 22, 1968. Information concerning district classification or regulations pertaining to any specific property can be obtained from the Building & Safety Engineering Department, the City Planning Commission or the Community of Economic Development Department. COLEMAN A. YOUNG, Mayor CITY COUNCIL ERMA HENDERSON, President Maryann Mahaffey Nicholas Hood Clyde Cleveland Jack Kelley Kenneth V. Cockrel Herbert F. McFadden, Jr. David Eberhard William G. Rogell JAMES H. BRADLEY, City Clerk STANLEY GRUSZKOWSKI, City Treasurer CITY PLANNING COMMISSION COMMISSIONERS Aubrey Agee Gloria Robinson Victoria Buckley Mary Robinson Virginia Cantrell Donald Scheible Richard Devor Gladys Woodard Barbara Mays OFFICERS DONALD SCHEIBLE, Vice-Chairperson BARBARA MAYS, Chairperson DONALD BROWNELL, Director iii �City of Detroit BOARD OF ZONING APPEALS 17th FLOOR WATER BOARD BUILDING DETROIT, MICHIGAN 48226 LAURA E. MOSELEY, Executive Secretary FRANK RUSSELL, JR. BRONSON GENTRY ADOLPH DELUE REGINALD D. McGHEE R. THOMAS VIGLIOTTI JOSEPH P . SOLAKA DR. CHARLES G. ADAMS WILLIAM BEACH, Assistant Corporation Council Legal Adviser EXECUTIVE PERSONNEL BUILDINGS AND SAFETY ENGINEERING DEPARTMENT -1980- CREIGHTON C. LEDERER .. . .. ...... ................. . . Director ANDREW F . CLAYTON .. . .................. . ... . . Deputy Director ALBERT H. THOMAS ....... . . .. .. Code and Zoning Administrator JOY A PERSON ... .... .. .... ... Chief, Licenses and Permits Division FRED D. WATTS, JR. .. ... . ..... Chief, Buildings Inspection Division ARNOLD E. BRANDT . .......... Chief, Housing Inspection Division ROBERT J. LOWE . . ..... . ..... . Chief, Electrical Inspection Division GORDON M. SMART ... . .. Act. Chief, Plumbing Inspection Division SAMUEL SCHUGAR ... Chief, Safety Engineering Inspection Division V �'ZONING ORDINANCE OF DETROIT, MICHIGAN CITY CODE REVISION COMMITTEE Thomas R. Killian, Chairman Amelie Allen Michael W. Kerwin Michael E. Turner Copies may be secured at Cashier's Window Buildings & Safety Engineering Department 4th Floor City-County Building I I I I I I I I I I CAUTION The granting of an appeal by the Zoning Board of Appeal pertains only to Zoning regulations. The grant does not abrogate or release the grantee from complying with all laws relating to safety, stability, health, etc., as required by the Building, Housing, Electrical, Plumbing and other Municipal Codes. vi l rJ l 1 1 �DETROIT, MICHIGAN OFFICIAL ZONING CODE TABLE OF CONTENTS Page Supp.No.3 Article I Intent and Purpose ............................... . 1 Article II Short Title ...................................... . 2 Article III Rules and Definitions ........................... . 30.0000 Rules for Construction of Article and Section Numbers 31.0000 Rules for Construction of Language ................ . 32.0000 Definitions ...................................... . 2 2 2 3 Article IV General Provisions .............................. . 40.0000 Interpretation .................................... . .0100 Regulations are Minimum ....................... . .0200 Conflicting Regulations ......................... . .0300 Unlawfully Existing Buildings ................... . .0400 Boundaries .................................... . .0500 Uses to Conform to Regulations .................. . .0600 Permits Issued Prior to Effective Date ............ . .0700 Termination of Permits ......................... . .0800 Permitted with Approval or Regulated Use Permits ........................................... . Permitted Uses Without Buildings ............... . .0900 Prohibited Means of Access ..................... . . 1000 Notification of Property Owners ................. . .1100 Ordinance Not a Permit ......................... . .1200 References to Zoning District Classifications in .1300 Other Codes and Ordinances .................... . .1400 Summary District Charts ........................ . .1500 Ordinance for the Preservation of Historic Landmarks and Districts ............................. . .1600 Conditions on Variances, Exceptions, Modifications 13 13 13 13 14 14 14 14 15 15 15 15 15 15 15 16 16 16 41.0000 Separability ..................................... . .0100 Provisions Held Invalid ......................... . .0200 Application of Provisions Held Invalid ............ . 16 16 16 42.0000 Regulations for Specific Uses ...................... . Exemptions .................................... . .0100 Trailer Coaches ................................ . .0200 Temporary Uses Permitted ...................... . .0300 Voting Place ................................... . .0400 Abandoned, Vacated, or Converted Motor Vehicle .0500 Filling and Service Stations ..................... . Construction of Motor Vehicle Filling and Service .0600 Stations ....................................... . Abandoned, Vacated, or Converted Drive-In Res.0700 taurants, Fast-Food Restaurants, or Carry-Out Restaurants ....................................... . 16 16 17 17 17 vii 17 18 19 �DETROIT, MICHIGAN Page Homes, Centers or Schools for the Care, Boarding or Teaching of Children . .. . .... . .. . . . .. .. ..... . .... . 43.0000 Principal Buildings ... . ... . .. .. .. . . .. . . ..... . . .. .. . Number of Buildings on a Zoning-Lot . ..... . ..... . .0100 Location of Principal Buildings ....... . ... . ...... . .0200 .0800 Supp.No.3 20 20.1 20.1 21 44.0000 Accessory Buildings ................. . ............ . Time of Construction ....... . .... . ... . .......... . .0100 Location of Principal Buildings . ...... . .......... . .0200 Percentage of Required Yard Occupied and Required .0300 Setbacks . ..... . .. . ......................... . ... . Height of Accessory Buildings ................... . .0400 Corner-Lot Requirements . . . . ................... . .0500 21 21 21 45.0000 Bulk Regulations .......... .. .............. . ...... . Continued Conformity with Bulk Regulations ..... . .0100 Division of Zoning-Lot . .. ............... . ....... . .0200 Separate Ownership of Dwelling Units .... . ....... . .0300 Alley as Part of Lot . ....... . ........ .. .......... . .0400 Street as Part of Required Yard . .... . . . ......... . .0500 Side Yard Reduction for Offsets ................. . .0600 Location of Required Yards ..................... . .0700 Projections into a Required Yard ................ . .0800 Exceptions to Height Regulations ................ . .0900 .1000 Maximum Street Width .. .. . ...... .. .... . .... . . . . . 1100 Park as Part of Street . .. .. ............. . ... . .... . 21 21 21 21 22 22 22 22 22 23 23 23 46.0000 Conditional Uses, Special Approval Uses, Board Grants, and Site Plan Approvals, Existing on the Effective Date of This Ordinance, Under a Zoning Ordinance Effective Prior Hereto . .. . .. .. . . ........ . 23 47.0000 Off-Street Parking and Loading Facilities .... ... . . . . .0100 Off-Street Parking Requirements . . . . . ..... . . . ... . .0200 Off-Street Loading and Unloading Requirements . . . 24 24 33 48.0000 Special Regulations Near Airports or Heliports .... . . . .0100 General Provisions . . . . .... . ... . . . . .. ....... . . ... . .0200 Definitions ... . .. . . .. .. . . . . .. . .. . .... ..... .... . . . .0300 Designation of Areas .. ... . .. . ... . . . . .. .. . . . . .... . .0400 Uses Permitted . .... . .. . ... . . . . ... .. ... .. .. .. . .. . .0500 Height of Buildings or Other Structures ...... . . .. . .0600 Permitted Projections Within Any Flight Obstruction Area . . ... . .. . .. . .. .. . . .. ... . . ... . .. .. .. .. . . . . . . .0700 Marking or Lighting of New or Existing Hazards to Air Navigation ... . . . ... . . . ..... .. . . . . .. . . . . . . . .0800 Appeals ..... . .. . .................... . ..... . ... . 49.0000 Flood Hazard Areas . .... . . . ... . ..... . .. . ..... . . ... . . . .0100 Intent ...... .. . . ... . ..... ..... . . ... ... ... . ... . .. . . . . .0200 Delineation of the Flood Hazard Overlay Area ... ........ . .0300 Development Permit . ..... . . . ... ..... . . . .. . ... . . . .. .. . 35 35 35 37 37 37 viii 21 21 21 37 37 37 37 37 38 38 I I I I I I I I I ] �TABLE OF CONTENTS-Cont'd. Page General Standards for Flood Hazard Reduction .... .. . .. . Specific Base Flood Elevation Standards . . . ... . . . . . .... . Mobile Homes Standards ......... . . . ..... . . . ......... . Standards for Areas of Shallow Flooding ...... . ..... . . . . Floodway Protection Standards . ... .. ....... . . .. ...... . Exemption of Historic Structures ..... .. .... ..... ..... . Disclaimer of Liability .. . ... . ...... . ............. . .. . . 38.1 38.2 38.2 38.3 38.3 38.3 38.3 Article V Nonconforming Buildings, Structures and Uses . . . . . . 50.0000 Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38.3 38.3 51.0000 Continuance of Nonconforming Buildings, Structures and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38.3 52.0000 Termination of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Non-Conforming Uses of Land . . . . .... ..... . . .. ... .0100 Non-Conforming Advertising Signs........ . . . .... . .0200 Vacancies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0300 38.4 38.4 38.4 38.4 53.0000 Change of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Uses Within Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . .0100 Uses Conducted in the Open . . . . . . . . . . . . . . . . . . . . . .0200 Effect of Change of Use ... : .. ... ......... . ..... . . .0300 Change of Tenancy or Ownership . . . . . . . . . . . . . . . . . .0400 38.4 38.4 39 39 39 .0400 .0500 .0600 .0700 .0800 .0900 .1000 -II 54.0000 Structures Not Conforming to Specification Requirements . .. . ....... . .. . ..... . ..................... . . Alteration, Conversion, Modification, or Repair of .0100 Such Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 39 55.0000 Expansion of Non-Conforming Uses.... . ..... . ... . . . Non-Conforming Uses Within Buildings or Structures .0100 Non-Conforming Use of Land . . . . . . . . . . . . . . . . . . . . .0200 Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0300 40 40 40 40 56.0000 Alterations or Enlargement of Non-Conforming Buildings or Structures Occupied by Non-Conforming Uses 40 57.0000 Restoration or Repair of Damaged Non-Conforming Buildings or Structures Occupied by Non-Conforming Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 58.0000 Acquisition of Non-Conforming Buildings, Structures, or Uses........... . ............................... 41 Article VI Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60.0000 Zoning Commission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0100 Duties and Staff. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0200 Duties of Community and Economic Development Department . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 42 42 62.0000 Board of Zoning Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . .0100 Board of Zoning Appeals Established. . . . . . . . . . . . . . 43 43 Supp.No.a ix 42 �DETROIT, MICHIGAN Page .0200 .0300 .0400 .0500 .0600 .0700 .0800 .0900 Meetings, Records, and Procedures ............... . Appeals to the Board ......... ................. . . Powers and Duties .............................. . Effect of Denial ................................ . Revocation ..................................... . Limitations on Power ........................... . Effective Date .................................. . Appeals from the Board ......................... . 63.0000 Administrative and Enforcement Provisions ........ . Enforcement ................................... . .0100 Permit Review ................................. . .0200 Certificate Review .............................. . .0300 Plats .......................................... . .0400 Permits for New Use of Land .................... . .0500 Permits for New Use of Buildings ................ . .0600 Permits Required ............................... . .0700 Building Permit Necessitates Certificate .......... . .0800 Certificates Required ........................... . .0900 Certificates Include Zoning ...................... . .1000 Certificates for Existing Uses .................... . .1100 Temporary Certificates .......................... . .1200 Temporary Permits for the Sale of Christmas Trees .1300 Records of Certificate ........................... . .1400 Certificates for Buildings Accessory to Dwellings .. . .1500 Application for Certificates ...................... . .1600 Final Inspection ................................ . .1700 Permit and Certificate Fees ..................... . .1800 Floodplain Management Administrative Duties ......... . .1900 Flood Hazard Area Application Information ........... . .2000 64.0000 Amendments .................................... . Authority ...................................... . .0100 Initiation of Amendment ........................ . .0200 Petition for Amendment ........................ . .0300 Processing of Petitions .......................... . .0400 Public Hearing Required ........................ . .0500 Notice of Hearing .............................. . .0600 Action by Council .............................. . .0700 65.0000 Permitted with Approval Uses ..................... . Purpose ....................................... . .0100 Initiation of Application ......................... . .0200 Procedure ..................................... . .0300 Standards ............. ......... ............... . .0400 Conditions, Guarantees and Modifications ........ . .0500 Effect of Denial ................................ . .0600 Revocation ..................................... . .0700 Reconstruction of Damaged Permitted with Approval .0800 Uses .......................................... . Supp.No.3 l[ 43 44 44 49 49 50 50 50 50 50 50 50 50 50 51 51 51 51 51 51 51 51 51 51 52 52 52 52 52 52.1 52.1 52.1 52.1 52.1 52.1 52.1 52.1 I I 52.2 52 53 53 54 54 54 55 55 l 1 �TABLE OF CONTENTS-Cont'd. P age 66.0000 Regulated Uses .. .. . ............................. . .0100 Procedure .. . ..... . .... . ...... . ................ . .0200 Conditions and Guarantees ... . .................. . .0300 Effect of Denial ............. . .................. . .0400 Revocation . . ....... ... .. . ...... .. .. . ........... . .0500 Reconstruction of Damaged Regulated Uses . . .... . . 67.0000 Industrial Review Committee ...................... .0100 Industrial Review Committee-Creation ........... .0200 Personnel of the Committee ..................... .0300 Officers ........................................ .0400 Duties and Functions ..... . ... . ................. Meetings, Records and Procedures .. .......... . .. .0500 55 55 57 58 58 58 . . . . . . 58 58 58 58 58 59 68.0000 Fees . . .... . ..... ... .. . .............. . ........... . 59 69.0000 Violations and Penalties . . ... . ........ . ..... . .... . . 59 Supp.No.a x.i �TABLE OF CONTENTS-Cont'd. Page Article VII Zoning Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.0000 General Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0100 Residential Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0200 Business Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0300 Industrial Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0400 Special Districts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0500 H. Historic Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60 60 60 60 60 60 60 71.0000 Maps ........................................... . 60 Article VIII Residential Districts ........................... . 80.0000 General Requirements ............................ . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ........... . ....... . .0400 Lot Size Requirements .......................... . .0500 Yard Requirements ............................. . .0600 Building Bulk, Yard, and Recreational Space Requirements ..................................... . Height Requirements ........................... . .0700 Lot Coverage Requirements ..................... . .0800 Signs .......................................... . .0900 Off-Street Parking and Loading Requirements .... . .1000 60 60 60 61 61 61 81.0000 Rl Single-Family Residential District .............. Uses Permitted as a Matter of Right ............. .0100 Compatibility Requirements ..................... .0200 Permitted with Approval Uses ................... .0300 Lot Size Requirements .......................... .0400 Yard Requirements ............................. .0500 Height Limitations ............................. .0700 Lot Coverage ................................... .0800 . . . . . . . . 66 67 67 68 71 71 73 73 82.0000 R2 Two-Family Residential District ................ . Uses Permitted as a Matter of Right ............. . .0100 Compatibility Requirements ..................... . .0200 Permitted with Approval Uses ................... . .0300 Lot Size Requirements .......................... . .0400 Yard Requirements ............................. . .0500 Height Limitations ............................. . .0700 Lot Coverage ................................... . .0800 73 73 73 74 78 78 79 80 83.0000 R3 Low Density Residential District ............... . Uses Permitted as a Matter of Right ............. . .0100 Permitted with Approval Uses ................... . .0300 Lot Size Requirements .......................... . .0400 Yard Requirements ............................. . .0500 Building Bulk and Recreational Space Requirements .0600 Lot Coverage ................................... . .0800 80 80 81 84 84 86 87 84.0000 R4 Thoroughfare Residential District .............. . Uses Permitted as a Matter of Right ............. . .0100 87 87 xi 63 66 66 66 66 �DETROIT, MICHIGAN Page Permitted with Approval Uses .. . ................ . Lot Size Requirements .......... . ............... . Yard Requirements ............................. . Building Bulk and Recreational Space Requirements Lot Coverage ................................... . 88 88 89 90 91 85.0000 R5 Medium Density Residential District ............ . Uses Permitted as a Matter of Right ....... . ..... . .0100 Permit ted with Approval Uses . .................. . .0300 Lot Size Requirements .......................... . .0400 Yard Requirements ........ . ................ . ... . .0500 Building Bulk and Recreational Space Requirements .0600 Lot Coverage ......... . ......................... . .0800 91 91 92 93 94 96 97 86.0000 R6 High Density Residential District ............... . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses . . ................ . . .0400 Lot Size Requirements ............... . .......... . .0500 Yard Requirements . . .................. . ........ . .0600 Building Bulk and Recreational Space Requirements .0800 Lot Coverage ............ . ....... . .. . ....... . ... . 97 97 98 99 99 101 102 Article IX Business Districts ............................... . 90.0000 General Requirements ..... . ..... .. ........ . ...... . .0100 Uses Permitted as a Matter of Right ........ . .... . .0300 Permitted with Approval Uses . .................. . .0400 Lot Size Requirements . ........ . ....... . .. ... ... . .0500 Yard Requirements .......... . ......... . ... . .... . .0600 Building Bulk Limitations . ..... . ................ . .0700 Height Requirements ........ . ............. . .... . .0900 Signs ............ . ....................... . ..... . .1000 Off-Street Parking and Loading Requirements .... . 102 102 102 102 102 102 103 103 103 103 91.0000 Bl Restricted Business District .................... . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ........ . ... . ...... . .0400 Lot Size Requirements ............. . ............ . .0500 Yard Requirements ............... . . . .. . .... . . . . . .0600 Building Bulk Limitations ....................... . .0700 Height Limitations .......... . ........... . ...... . .0800 Site Regulations .. . .......... . .......... . .. . .... . 103 103 104 104 105 106 106 106 92.0000 B2 Local Business and Residential District ......... . .0100 Uses Permitted as a Matter of Right ..... .. ...... . .0300 Permitted with Approval Uses ..... . . . ... . . . ..... . .0400 Lot Size Requirements .................... .... .. . .0500 Yard Requirements ..... . . . .. . ... . .............. . .0600 Building Bulk Limitations ... . ... . ............... . .0700 Height Limitations ..... . ....................... . 106 106 107 112 112 114 114 93.0000 B3 Shopping District ... . ... . ........ . . . ..... ... .. . .0100 Uses Permitted as a Matter of Right . ... . .. ... . . . . 114 114 .0300 .0400 .0500 .0600 .0800 xii ~ I I I I I I ~ I 1 1 �TABLE OF CONTENTS-Cont'd. 96.0000 B6 General Services District ....................... . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ................... . .0400 Lot Size Requirements .......................... . .0500 Yard Requirements ............................. . .0700 Height Limitations . ............................ . Page 115 117 117 117 118 118 120 126 126 127 127 127 128 130 131 131 131 131 132 133 134 134 134 Article X Industrial Districts .............................. . 100.0000 General Requirements ............................ . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ................... . .0400 Lot Size Requirements .......................... . .0500 Yard Requirements ............................. . .0700 Height Requirements ........................... . .0900 Signs .......................................... . .1000 Off-Street Parking and Loading Requirements .... . 134 134 134 135 135 135 136 136 136 101.0000 Ml Limited Industrial District .................... .0100 Uses Permitted as a Matter of Right ............. .0300 Permitted with Approval Uses ................... .0400 Lot Size Requirements .......................... .0500 Yard Requirements ............................. .0700 Height Limitations ............................. . . . . . . 136 136 136 137 137 137 102.0000 M2 Restricted Industrial District .................. .0100 Uses Permitted as a Matter of Right ............. .0300 Permitted with Approval Uses ................... .0700 Height Limitations ............................. . . . . 138 138 103.0000 M3 General Industrial District ..................... . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ................... . .0700 Height Limitations ............................. . 138 .0300 .0400 .0500 .0700 Permitted with Approval Uses ................... Lot Size Requirements .......................... Yard Requirements ............................. Height Limitations ............................. . . . . 94.0000 B4 General Business District ...................... . Uses Permitted as a Matter of Right ............. . .0100 Permitted with Approval Uses ................... . .0300 Lot Size Requirements .......................... . .0400 Yard Requirements ............................. . .0500 Building Bulk Limitations ....................... . .0600 Height Limitations .................. , .......... . .0700 95.0000 B5 Major Business District ........................ . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ................... . .0400 Lot Size Requirements .......................... . .0500 Yard Requirements ...... . ...................... . .0600 Building Bulk Limitations ....................... . Supp. No. 2 xiii 138 138 138 139 139 �DETROIT, MICHIGAN Page 104.0000 M4 Intensive Industrial District ................... . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ................... . .0700 Height Limitations . . ........ . .................. . 139 139 140 140 105.0000 M5 Special Industrial District ..................... . .0100 Uses Permitted as a Matter of Right . ............ . .0300 Permitted with Approval Uses ................... . .0700 Height Limitations ............................. . 140 141 141 142 Article XI Special Districts ................... . ............ . 110.0000 PD Planned Development District ................. . .0100 Procedures ....... . ............................. . .0200 Regulations . .. ....... . ......................... . .0300 Department Policy . . . ..... ... .... . ...... . ...... . .0400 Modification of Approval Plans .... . ..... . ....... . .0500 Abandonment ....... . ...................... . ... . 142 142 142 143 143 143 144 111.0000 Pl Open Parking District ................. . . . ..... . Uses Permitted as a Matter of Right ............. . .0100 Permitted with Approval Uses ................... . .0300 Use Limitations . . ........ . . . .................. . . .0400 Ingress and Egress ......... . ... . ................ . .0500 Yard Requirements ......... . .. . ................ . .0600 Yard Treatment .......... .. . . . . ................ . .0700 Protective Wall ............... . ................. . .0800 Surface of Parking or Storage Area ............... . .0900 Lighting ..... . ................................. . .1000 Modifications .................................. . .1100 112.0000 PC Public Center District ... . ... . ..... . ........... . .0100 Uses Permitted as a Matter of Right ............. . .0200 Department Review . ..... . ...................... . .0300 Bulk Limitations ....... . ............. . ......... . 144 144 144 144 144 145 145 145 145 146 113.0000 PCA Restricted Central Business District ..... . ..... . .0100 Uses Permitted as a Matter of Right .. . ........ .. . .0l00A Permitted With Approval Uses . .... .. ........... . .0200 Department Review . ....... . . . ..... . ............ . .0300 Bulk Limitations ..... . . . . . . .. .................. . 146 146 146 146 146 147 147 148 148 148 148 114.0000 TM Transitional-Industrial District ........... . .... . 148.l .0100 Uses Permitted as a Matter of Right ............. . 150 .0300 Permitted with Approval Uses ............ . ...... . 151 .0500 Yard Requirements ... . ......................... . 152 .0600 Bulk and Height Limitations . ................... . 152 .0900 Signs ............................ . ............. . 152 .1000 Off-Street Parking and Loading Requirements .... . 115.0000 PR Parks and Recreation ..... . ................... . .0100 Uses Permitted as a Matter of Right ...... . ...... . .0200 Community and Economic Development Department Review .. .. . .. . . . .. . . . . . ..... . ........ . ........ . Supp. No. 2 152 152 153 l I I I I I I ~ I 1 xiv I �TABLE OF CONTENTS-Cont'd. Page .0900 Signs .......................................... . .1000 Off-Street Parking .............................. . 116.0000 Wl Waterfront-Industrial District . . . . . . . . . . . . . . . . . . .0100 Uses Permitted as a Matter of Right . . . . . . . . . . . . . . .0200 Uses Permitted Subject to the Approval of the Division of Air Pollution Control. . . . . . . . . . . . . . . . . . . . . . .0300 Permitted with Approval Uses . . . . . . . . . . . . . . . . . . . . .0500 Yard Requirements.............................. .0700 Height Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 153 153 153 153 153 153 154 155 .0900 Signs........................................... 155 .1000 Off-Street Parking and Loading Requirements . . . . . 155 118.0000 SDl Special Development District . . . . . . . . . . . . . . . . . . .0100 Uses Permitted as a Matter of Right . . . . . . . . . . . . . . .0200 Uses Permitted Subject to Department Review of Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0300 Permitted with Approval Uses . . . . . . . . . . . . . . . . . . . . .0400 Lot Size Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . .0500 Yard Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0600 Building Bulk and Recreational Space Requirements .0800 Lot Coverage.................................... .1000 Off-Street Parking and Loading Requirements . . . . . 155 156 156 157 157 158 160 160 160 119.0000 SD2 Special Development District . . . . . . . . . . . . . . . . . . .0100 Uses Permitted as a Matter of Right . . . . . . . . . . . . . . .0300 Permitted with Approval Uses . . . . . . . . . . . . . . . . . . . . .0400 Lot Size Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . .0500 Yard Requirements.............................. .0600 Building Bulk and Recreational Space Requirements .0800 Lot Coverage.................................... .1000 Off-Street Parking and Loading Requirements . . . . . 160 160 161 162 163 164 165 165 120.0000 SD3 Special Development District . . . . . . . . . . . . . . . . . . .0100 Uses Permitted as a Matter of Right, Subject to Community and Economic Development Department Review of Site, Elevation and Landscape Plans . . . . . .0200 Community and Economic Development Department Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 165 Article XIII Signs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 130.0000 Sign Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0100 Definitions...................................... .0200 General Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0300 Signs in RI, R2, R3, R4, R5, and R6 Districts . . . . . . .0400 Signs in Bl, B2, SDI and SD2 Districts............ .0500 Signs in B3, B4, B5, B6, Wl, Ml, M2, M3, M4, and M5 Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0600 Signs in PCA Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . .0700 Signs in TM Districts . . . . . . . . . . . . . . . . .. . . . . . . . . . . .0800 Signs in PC, PD, and Pl Districts . . . . . . . . . . . . . . . . . 166 166 166 167 168 169 xv 165 165 169 170 170 170 �DETROIT, MICHIGAN Page Article XIV Development Improvement Area . . . . . . . . . . . . . . . . . 140.0000 Development Improvement Area . . . . . . . . . . . . . . . . . . . . 171 171 Article XV Zoning Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 175 Appendices A The Zoning Enabling Act of Michigan Act 207 of the Public Acts of 1921 as Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303 B Summary District Charts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 329 C Ordinance for the Preservation of Historic Landmarks and Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Div. 1 Generally . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-1 Purpose ............................ Sec. 25-2-2 Definitions . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-3 Enumeration . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-4 Establishment . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-5 Consideration of Interior Features . . . . Sec. 25-2-6 Ordinary Repairs Permitted . . . . . . . . . Sec. 25-2-7 Effects of Projects on Districts . . . . . . . Sec. 25-2-8 Withdrawal of Designation . . . . . . . . . . . Sec. 25-2-9 Subjects of Budgeting . . . . . . . . . . . . . . . Sec. 25-2-10 Enforcement . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-11 Severability . . . . . . . . . . . . . . . . . . . . . . . . Secs. 25-2-12-25-2-17 Reserved . . . . . . . . . . . . . . . . . Div. 2 Work Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-18 Required ........................... Sec. 25-2-19 Application . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-20 Consideration for Approval by Historic District Commission . . . . . . . . . . . . . . . . Sec. 25-2-21 Emergency Issuance . . . . . . . . . . . . . . . . Sec. 25-2-22 Conditions Required to Perform Work Affecting Exterior Appearance . . . . . . . Sec. 25-2-23 Public Hearing . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-24 Determinations of Historic District Commission . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-25 Commission Approval Forwarded to Building Department . . . . . . . . . . . . . . . Sec. 25-2-26 Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-27 Review of Applications in Proposed Districts for Informational Purposes . . . . . Secs. 25-2-28- 25-2-33 Reserved . . . . . . . . . . . . . . . . . Div. 3 Historic Designation Advisory Board . . . . . . . . . . . Sec. 25-2-34 Establishment . ... ·. . . . . . . . . . . . . . . . . . Sec. 25-2-35 Composition . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-36 Ad hoc Members . . . . . . . . . . . . . . . . . . . Sec. 25-2-37 Terms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-38 Removal of Appointed Members . . . . . Sec. 25-2-39 Filling of Vacancies . . . . . . . . . . . . . . . . . xvi 353 353 353 353 355 355 357 357 357 357 357 358 359 359 359 359 359 359 359 359 360 360 360 361 361 361 361 361 361 361 361 362 362 I I I I I I I. J ~ I I �TABLE OF CONTENTS-Cont'd. Sec. 25-2-40 Meetings........... ................ Sec. 25-2-41 Staff and Assistance . . . . . . . . . . . . . . . . Sec. 25-2-42 Reports and Hearings . . . . . . . . . . . . . . . Sec. 25-2-43 Listing of Potential Districts......... Secs. 25-2-44-25-2-49 Reserved . . . . . . . . . . . . . . . . . Div. 4 Historic District Commission . . . . . . . . . . . . . . . . . . Sec. 25-2-50 Established . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-51 Composition . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-52 Terms of Members. . . . . . . . . . . . . . . . . . Sec. 25-2-53 Removal of Members . . . . . . . . . . . . . . . Sec. 25-2-54 Filling of Vacancies . . . . . . . . . . . . . . . . . Sec. 25-2-55 Powers and Duties.................. Sec. 25-2-56 Participation in Meetings by Other Departments and Agencies . . . . . . . . . . . . . Sec. 25-2-57 Staff . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-58 Appeal of Decisions........ ......... Secs. 25-2-59-25-2-64 Reserved . . . . . . . . . . . . . . . . . Div. 5 Districts Designated . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-65 Engine House No. 11 Historic District Sec. 25-2-66 Berry Subdivision Historic District . . . Sec. 25-2-67 Mackenzie House Historic District . . . Sec. 25-2-68 Campbell Symington House Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-69 St. Albertus Historic District . . . . . . . . . . Sec. 25-2-70 Breitmeyer-Tobin Building Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-71 Church of Our Savior-Leesville Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-72 Scarab Club Historic District . . . . . . . . Sec. 25-2-73 Turkel-Benbow House Historic District Sec. 25-2-74 Trinity Lutheran Church Historic District............................... Sec. 25-2-75 Trinity Episcopal Church Historic District............................... Sec. 25-2-76 Brush Park Historic District . . . . . . . . . Sec. 25-2-77 Palms Apartment Historic District . . . Sec. 25-2-78 First Unitarian-Universalist Church Historic District . . . . . . . . . . . . . . . . . . . . Sec. 25-2-79 Arden Park-East Boston Historic District . . Sec. 25-2-80 East Ferry Avenue Historic District. . . . . . . . Sec. 25-2-81 Indian Village Historic District. . . . . . . . . . . . Sec. 25-2-82 Orchestra Hall Historic District . . . . . . . . . . Supp.No.4 Sec. 25-2-83 St. Joseph's R.C. Church Historic District . Sec. 25-2-84· Sweetest Heart of Mary Roman Catholic Parish Historic District . . . . . . . . . . . . . . . . . . . Sec. 25-2-85 Detroit Cornice and Slate Building Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-86 St. John's-St. Luke Evangelical Church Historic District . . . . . . . . . . . . . . . . . . . . . . . . . xvii Page 362 362 362 362 363 363 363 363 363 363 363 363 364 364 364 364 364 364 366 369 371 373 377 378 381 382 384 387 391 395 397 399 404 407 411 413 415 419 421 �DETROIT, MICHIGAN Sec. 25-2-87 Trowbridge House Historic District ..... . Sec. 25-2-88 Trumbull Avenue Presbyterian Church Historic District ........................ . Sec. 25-2-89 New Center Area Historic District ...... . Page 425 427 430 Comparative Table-Historic Landmark and District Provisions .... .............. .............................. . Comparative Table-Michigan Public Acts .................. . 497 507 Comparative Table-Zoning Ordinances ..................... . 517 Zoning Index ............................................. . 547 I I I I I I t ..J Supp.No.4 xviii I I I �Ordinance No. 390-G DETROIT ZONING ORDINANCE* pu_b lic hearing, which notice was published in an official paper in said City, not less than fifteen days prior to the time of said hearing, and did hold a public hearing at which any and all citizens, parties, or any other party or person of interest did have opportunity to be heard in relation to the said report, its regulations, restrictions, maps, districts and boundaries; Now, Therefore, AN ORDINANCE to establish districts in the City of Detroit; to regulate the use of land and structures therein; to regulate and limit the height, the area, the bulk and location of buildings; to regulate and restrict the location of trades and industries and the location of buildings designed for specified uses; to regulate and determine the area of yards, courts and other open spaces; to regulate the density of population; to provide for the establishment of a program to develop and upgrade the appearance of places of businesses or other establishments and to provide a local assessment district for the payment of the cost of such improvements according to the benefits to be derived therefrom; to provide for the administration and enforcement of this Ordinance; to provide for a Board of Appeals, and its powers and duties; and to provide a penalty for the violation of the terms thereof. IT IS HEREBY ORDAINED BY THE PEOPLE OF THE CITY OF DETROIT: ARTICLE I. INTENT AND PURPOSE This Zoning Ordinance is adopted by the City of Detroit for the following purposes: 1. To promote and to protect the public health, safety, morals and welfare of the community; general 2. To classify all property in such manner as to reflect its peculiar suitability for particular uses; WHEREAS, the City Council of the City of Detroit has appointed the City Plan Commission of said City as a Zoning Commission to recommend the boundaries of districts and appropriate regulations to be enforced therein, and said Zoning Commission did make a preliminary report and did hold public hearings at such times and places as required by the said City Council, and did submit its final report to the said City Council, and 3. To regulate the location, construction, reconstruction, alteration, and use of buildings, structures, and land; 4. To insure adequate light, air, privacy, and convenience of access to property; 5. To conserve property values; 6. To protect all areas of the City from harmful encroachment by incompatible uses; WHEREAS, the said City Council having published a notice of the time and place of a *Editor's note-Printed herein is the Detroit zoning ordinance, ordinance number 390-G, as amended. The amendments are indicated by history notes in parenthesis following the amended section (each history note pertains to the preceding section number which is flush with the left margin and all subsections thereunder, even though any given amendment may have amended only one of the subsections.). There were two (2) word changes made in the text: (1) "common council" was changed to read "City Council" and (2) "Commission" and "City Plan Commission" were changed to read "Community and Economic Development Department", in addition to changes mandated by section 32.0029. All other changes made for clarity are enclosed by brackets. Case law annotations-Zoning in order to reduce prices ·for condemnation constitutes fraud even though for public purposes where the allowed purposes are not suitable uses for the property involved, Grand Trunk Western R. Co. v. Detroit, 326 Mich. 387, 40 N.W.2d 195 (1949); the building department has the Charter power to allow or deny exceptions under the zoning ordinance, but it is subject to the terms and conditions provided in the zoning ordinance, Saraki v. Detroit, 73 Mich. App. 519, N.W.2d 234 (1977). 1 �DETROIT, MICHIGAN Art. I 7. To prevent the overcrowding of land with buildings; the Article in which the Section is located. Thus, Section number 82.0000 is a subdivision of Article VIII. 8. To avoid undue congestion of population; Section numbers, although written as one number, e.g. 82.0701, are actually divided into four parts. If the Section number 82.0701 were broken into its four parts, it would appear as 8-2-07-01. This type of breakdown permits up to 99 subdivisions of each of 99 subdivisions of a major category. If such an exhaustive breakdown of the major category 82.0000 were required, it would appear as 82.9999. A short sequence of how such numbers would appear is given below: 9. To fix reasonable standards to which buildings, structures, and uses shall conform; 10. To lessen congestion in the public streets by providing for off-street parking of motor vehicles and for off-street loading and unloading of commercial vehicles; 11. To facilitate the adequate provision of transportation, water, sewage disposal, education, recreation, and other public requirements; 82.0000 82.0100 82.0200 82.0201 82.0202 82.0203 82.0300 12. To provide for the elimination of nonconforming buildings and structures and for the elimination of non-conforming uses of land; 13. To define the powers and duties of the administrative officers and bodies; 83.0000 14. To provide penalties for violations of the provisions of this Ordinance or any subsequent amendment thereto; and, 15. To provide for a Board of Zoning Appeals and its powers and duties. The only exception to this rule appears in the definitions section where definitions begin with 32.0002 and are continued numerically using every other number for ease in making amendments. ARTICLE II. SHORT TITLE 31.0000 Rules for construction of language. This Ordinance shall be known and may be cited as the Detroit Zoning Ordinance. The following rules for construction of language apply to the text of this Ordinance: 30.0000 Rules for construction of article and section numbers. shown in b) The word "shall" is always mandatory and not discretionary. The word "may" is permissive. Section numbers are always shown in Arabic numerals; however, the first numeral of a Section number will always correspond to c) The phrase "used for" includes "arranged for," "designed for," "intended for," "maintained for," and "occupied for." are always I I I I I I I I a) Words used in the present tense shall include the future; words used in the singular number shall include the plural, and the plural the singular. ARTICLE III. RULES AND DEFINITIONS Article numbers Roman numerals. I 2 J �DETROIT ZONING ORDINANCE § 32.0000 d) The word "person" includes an individual, a firm, a corporation, a partnership, or any other similar entity. Section 32.0007 Adult: e) Unless the context clearly indicates the contrary, where a regulation involves two or more items, conditions, provisions, or events connected by the conjunction "and," "or," or "either ... or," the conjunction shall be interpreted as follows: 1) "And" indicates that all the connected items, conditions, provisions, or events shall apply; 2) "Or" indicates that the connected items, conditions, provisions, or events may apply singly or in any combination. 3) "Either ... or" indicates that the connected items, conditions, provisions, or events shall apply singly but not in combination. An establishment having as a substantial or significant portion of its stock in trade, books, magazines, and other periodicals which are distinguished or characterized by their emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas," (as defined below), or an establishment with a segment or section devoted to the sale or display of such material. f) Adult Book Store. Adult foster care facility. An adult foster care facility is any establishment which provides supervision, assistance, protection or personal care, in addition to room and board, to adults. An adult foster care facility is other than a home for the aged or a nursing home or a mental hospital for mental patients or a pre-release adjustment center. References to Sections shall include the Section referred to and any further sub-section contained therein. Adult motion picture theater. An enclosed building with a capacity of 50 or more persons used for presenting material distinguished or characterized by an emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas", (as defined below) for observation by patrons therein. g) "Use" as a verb, shall be construed as if followed by the words "or is intended, arranged, designed, built, altered, converted, rented, or leased to be used." 32.0000 Definitions. For the purpose of this Ordinance, certain terms used are herewith defined. Adult mini motion picture theater. An enclosed building with a capacity for less than 50 persons used for presenting material distinguished or characterized by an emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas", (as defined below), for observation by patrons therein. 32.0002 Accessory building. A subordinate building or structure on the same zoning-lot, occupied by or devoted exclusively to an accessory use. 32.0004 Accessory use. A use, on the same zoning-lot, naturally and normally incidental to, subordinate to, and devoted exclusively to the main use of the premises. For the purpose of this section, "specified sexual activities" is defined as: 1. Human genitals in a state of sexual 32.0006 Addition. Any construction or alteration which increases the bulk or extent of a building or structure. stimulation or arousal; 2. Acts of human masturbation, sexual intercourse or sodomy; Supp. No. 1 3 �§ 32.0000 DETROIT, MICHIGAN I I Heliport reference point. A point selected or approved by the Federal Aviation Agency as the approximate center of the heliport. 3. Fondling or other erotic touching of human genitals, pubic region, buttock or female breast. Imaginary surfaces, airport: And "specified anatomical areas" is defined as: Horizontal surface "A". A circular plane, 150 feet above the established airport elevation and having a radius of 15,000 feet from the airport reference point. 1. Less than completely and opaquely covered: (a) human genitals, pubic region, (b) buttock, and (c) female breast below a point immediately above the top of the areola; and Horizontal surface "B". A nearly rectangular plane, 200 feet above ground level, and longitudinally centered on the extended centerline of the major north-south runway at Detroit City Airport. Said plane begins at the periphery of horizontal surface "A", extends in both northerly and southerly directions to the City limits, and is four miles wide, i.e., two miles on either side of the extended runway centerline. 2. Human male genitals in a discernibly turgid state, even if completely and opaquely covered. (Ord. No. 742-G, § 1, 10-24-72; Ord. No. 858-G, § 1, 10-23-73; Ord. No. 870-G, § 1, 12-11-73; Ord. No. 322-H, § 1, 4-11-79) 32.0008 Airport definitions. Approach surfaces: Airport. A landing area, runway, or other facility designed, used, or intended to be used for the landing or taking off of aircraft, including all necessary taxiways, aircraft storage and tiedown areas, hangars, and other necessary buildings and open spaces. Instrument approach surface and noninstrument approach surface having a runway at least 5,000 feet in length. A plane longitudinally centered on the extended runway centerline beginning at each end of the runway and extending 500 feet outward at the elevation of the approach ends of the runway and then sloping upward at a slope ratio of 1 to 40 to an altitude of 150 feet above the established airport elevation. The instrument approach area surface is 1,000 feet wide for the first 500 feet and then expands uniformly to a width of 3,100 feet at a distance of 6,500 feet from the end of the runway. Airport reference point. A point selected or approved by the Federal Aviation Agency as the approximate center of the landing area. Established airport elevation. The elevation above mean sea level of the highest point of the useable airport landing area. Established heliport elevation. The elevation above mean sea level of the highest point of the useable heliport landing area. Flight obstruction area. All areas of land or water below airport or heliport imaginary surfaces. Helipad. An area on a heliport for the landing or take-off of helicopters. Non-instrument approach surface having a runway with a length of 2,000 feet or more up to, but not including, 5,000 feet in length. Heliport. An area designed, used, or intended to be used for the landing or taking off of helicopters, including all necessary helicopter storage and tiedown areas, hangars, and other necessary buildings and open spaces. A plane longitudinally centered on the extended runway centerline beginning at each end of the runway and extending 500 feet outward at the elevation of the approach end of the I I I I I I I ) I I 1 Supp. No. 1 4 l �DETROIT ZONING ORDINANCE § 32.0000 32.0012 Alteration. runway and then sloping upward at a slope ratio of 1 to 40 to an altitude of 150 feet above the established airport elevation. The non-instrument approach area surface is 500 feet wide for the first 500 feet and then expands uniformly to a width of 2,600 feet at a distance of 6,500 feet from the end of the runway. Any construction which changes a structure or building. 32.0013 Arcades. A place, premises or establishment or room set aside in a retail or commercial establishment in which are located for public use five (5) or mPre coin-operated amusement devices, defined herein as a machine or device operated by means of the insertion of a coin, token or similar object, for the purpose of amusement or skill and for the playing of which a fee is charged. The term does not include vending machines in which are not incorporated gaming or amusement features, nor coinoperated mechanical music devices; nor mechanical motion picture devices. (Ord. No. 487-H, § 1, 2-19-82) Transitional surfaces. Transitional surfaces exist adjacent to each runway as indicated on the Flight Obstruction Area Map located at the back of this Ordinance. These surfaces begin at the centerline of the runways and extend outward, at the elevation of the runway, for 500 feet in the case of instrument runways, and for 250 feet in the case of non-instrument runways, and then slope upward and outward one foot vertically for each seven feet horizontally to the point where they intersect horizontal surface "A". Further, transitional surfaces exist adjacent to all approach surfaces and extend the entire length of the approach surfaces, beginning at the edges and extending upward and outward at the same one to seven slope ratio to the point where they intersect horizontal surface "A". A tract of land bounded by streets or by a combination of streets, public parks, cemeteries, railroad rights-of-way, harbor lines, centerlines of waterways, or corporate boundary lines of the City of Detroit. Imaginary surfaces, heliport: 32.0018 Board. Conical surface. A surface sloping upward and outward to an altitude of 150 feet above the established heliport elevation at a slope ratio of one to eight beginning at the heliport elevation on the perimeter of a circle of 200 feet radius centered on each helipad. The word "Board" shall mean the Board of Zoning Appeals of the City of Detroit. 32.0014 Aviation commission. "Aviation Commission" shall mean the Aviation Commission of the City of Detroit. 32.0016 Block. 32.0020 Building. Any structure, either temporary or permanent, having a roof and enclosing walls on all sides and used or built for the shelter or enclosure of persons, animals, or property of any kind. This shall include tents or vehicles situated on private property and used for purposes of a building. Slope ratio. A numerical expression of a stated relationship of height to horizontal distance. 32.0010 Alley. 32.0022 Building, height of. A thoroughfare or way, not more than thirty (30) feet wide, which affords only a secondary means of access to abutting property and which is not intended for general traffic circulation. The vertical distance from the established grade at the center of the front of the building to the highest point of the roof surface if a flat roof, to the deck line for mansard roofs, Supp.No.4 5 �§ 32.0000 DETROIT, MICHIGAN 32.0028 Committee. and to the mean height level between eaves and ridge for gabled, hip, and gambrel roofs. The word "Committee" shall mean the Industrial Review Committee of the City of Detroit. 32.0023 Cabaret. Group D Cabaret. A Group D cabaret is an establishment where materials are presented or entertainment is provided which is distinguished or characterized by an emphasis on or related to ''specified sexual activities" or nspecified anatomical areas" (as defined below) for observation by patrons therein. 32.0029 City council. Effective July 1, 1974, in all provisions of the Ordinance relating to appeal of the decision of the Community and Economic Development Department regarding permitted with approval uses, and regulated uses, the term "City Council" or "Council" shall be interpreted to mean Board of Zoning Appeals. For the purpose of this section, "specified sexual activities" is defined as: 1. Human genitals in a state of sexual stimulation or arousal; 2. Acts or simulated acts of human masturbation, sexual intercourse or sodomy; 3. Fondling or other erotic touching of human genitals, pubic region, buttock or breast. (Ord. No. 916-G, § 1, 6-25-74) I 32.0030 Council. The word "Council" shall mean the City Council of the City of Detroit. 1 32.0033 Driveway. And "specified anatomical areas" is defined as: Human genitals in a discernibly stimulated or turgid state, even if completely and opaquely covered. (Ord. No. 742-G, § 1, 10-24-72; Ord. No. 514-H, § 1, 9-22-82) A driveway shall include only that portion of the zoning lot which has been so designated, designed and improved as to afford a suitable means and a direct route for vehicular access to the rear yard or private parking garage, and shall not include other portions of the zoning lot, whether improved or not improved, which are not within the most direct line or route leading from the access street to the rear yard or private parking garage. 32.0024 Change of occupancy. (Ord. No. 350-H, § 1, 10-10-79) The term "change of occupancy" shall mean a discontinuance of an existing use and the substitution or the addition thereto of a use of a different kind or class. 32.0034 Dwelling. 1. Less than completely and opaquely covered; (a) human genitals, pubic region (b) buttock, and (c) breast below a point immediately above the top of the areola; and 2. Any building, or part thereof, designed for or occupied, in whole or in part, as the home, residence, or sleeping place of one or more persons, either continuously, permanently, temporarily, or transiently. 32.0026 Commission. The word "Commission" or the words "City Plan Commission" shall mean "Community and Economic Development Department." All referrals to the "Commission" or to the "City Plan Commission" shall be deemed to be referrals to the "Community and Economic Development Department". Dwelling, multiple-family. A residence designed for or occupied by three or more families, with separate housekeeping and cooking facilities for each. Dwelling, single-family detached. A detached residence designed for or occupied by one family only. (Ord. No. 916-G, § 1, 6-25-74) Supp.No.4 6 l J �DETROIT ZONING ORDINANCE § 32.0000 yards excepting end units which have one side yard. Dwelling, two-family. A residence designed for or occupied by two families only, with separate housekeeping and cooking facilities for each. 32.0036 Efficiency unit. A dwelling unit containing not more than one room or enclosed floor space arranged for living, eating, and sleeping purposes not including bathrooms, water closets, compartments, laundry rooms, pantries, foyers, hallways, and other accessory floor spaces. Dwelling unit. A building or portion thereof designed for or occupied by a single family and complete with housekeeping and cooking facilities for said family. Efficiency unit. A dwelling unit containing not more than one room or enclosed floor space arranged for living, eating, and sleeping purposes not including bathrooms, water closets, compartments, laundry rooms, pantries, foyers, hallways, and other accessory floor spaces. 32.0038 Erected. The word "erected" includes built, constructed, reconstructed, altered, moved upon, or any physical operation on the premises required for the building or structure. Excavations, fill, drainage, paving, and the like, shall be considered a part of erection. Town house. One of three or more attached single-family dwelling units extending from the basement to the roof and having no s·i de Supp.No.4 6.1 �DETROIT ZONING ORDINANCE 32.0040 Established grade. § 32.0000 (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 251-H, § 1, 5-24-78) For purposes of regulating and determining the height or bulk of a building or structure, the term "established grade" shall mean the elevation of the sidewalk grade as fixed by the city. In those cases where no sidewalk exists or when the natural level of the ground is higher or lower than the grade established by the city engineer, the average natural level of the ground shall be taken as the established grade. 32.0043A Flood hazard area definitions. The following definitions relate to the flood hazard area provisions, Sections 49.0009 and 63.1900 [and] shall be used where appropriate therein. Area of shallow flooding means a designated AO area on the flood insurance rate map (FIRM) with base flood depths from one to three (3) feet where a clearly defined channel does not exist, where the path of flooding is unpredictable and indeterminate, and where velocity flow may be evident. 32.0042 Family: (a) One person, or a group of two or more persons living together, and inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, and occupying the whole or part of a dwelling as a separate housekeeping unit with a common and a single set of culinary facilities. The persons thus constituting a family may also include domestic servants employed solely on the premises. It may also include not more than four (4) foster children provided that the home is licensed as a foster home by the State of Michigan. Area of special flood hazard is the land in the floodplain within the city subject to a one per cent or greater chance of flooding in any given year. (Same as flood hazard area.) Base flood means the flood having a one per cent chance of being equalled or exceeded in any given year. Development means any man-made change to improved or unimproved real estate, new construction, substantial improvement, alteration, or repair, including but not limited to buildings or o~her structures, mining, dredging, filling, grading, paving, excavation or drilling operations. (b) Two persons, inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, and one person not so inter-related, occupying the whole or part of a dwelling as a separate housekeeping unit with a common and a single set of culinary facilities. Flood or flooding means a general and temporary condition of partial or complete inundation of normally dry land areas from: A. The overflow of inland or tidal waters. B. The unusual and rapid accumulation or runoff of surface waters from any source. Flood hazard area means land which on the basis of available floodplain information is subject to a one per cent or greater chance of flooding in any given year. (Same as area of special flood hazard.) (c) Two persons not inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, provided that such group lives together and occupies a dwelling as a single housekeeping unit with a single set of culinary facilities, and provided that both members of such group have full access to all portions of the dwelling. A dwelling occupied under the provisions of this sub-section shall not be operated as a rooming house or an adult foster care home. Flood insurance rate map (FIRM) means an official map of a community, on which the Federal Emergency Management Agency has delineated both the areas of special flood hazards and the risk premium zones applicable to the community. Flood insurance study is the official report provided by the Federal Emergency Management Agency. The report contains flood profiles, flood bound- Supp.No.3 7 �§ 32.0000 DETROIT, MICHIGAN 32.0045 Governmental service agency. aries, flood insurance rate zones, and the water surface elevation of the base flood. A facility generally operated by an agency of the government, which provides assistance, benefits, licenses, or advisory services to members of the public. These services may include counseling, legal aid, vocational rehabilitation, aid to the handicapped, welfare, or other social services. Floodway means the channel of a river or other watercourse and the adjacent land areas which must be reserved in order to discharge the base flood. Harmful increase means an unnaturally high stage on a river, stream or lake which causes or may cause damage to property, threat to life, personal injury, or damage to land or water resources. (Ord. No. 215-H, § 1, 11-23-77) 32.0046 Home occupation. A "home occupation" is an occupation or profession which: Mobile home means a structure, transportable in one or more sections, which is built on a permanent chassis and designed to be used with or without a permanent foundation when connected to the required utilities. It does not include recreational vehicles or travel trailers. a) Is clearly incidental to or secondary to the residential use of a dwelling or rooming unit, and New construction means structures for which the "start of construction" commenced on or after the effective date of this amendment [July 6, 1981]. b) Is carried on within a dwelling or rooming unit by one or more occupants of such dwelling or rooming unit, and Structure means a walled and roofed building that is principally aboveground, including gas or liquid storage facilities, as well as mobile homes. c) Occupies not more than twenty-five (25) percent of the total floor area of such dwelling or rooming unit but in no event more than five hundred (500) square feet of floor area. Substantial improvement means any repair, reconstruction or improvement of a structure, the cost of which equals or exceeds fifty (50) per cent of the market value of the structure either: (1) before the improvement or repair is started; or (2) if the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition "substantial improvement" is considered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure. The term does not, however, include either: (1) any project for improvement of a structure to comply with existing state or local health, sanitary or safety code specifications which are solely necessary to assure safe living conditions; or (2) any alteration of a national, state or City of Detroit recognized historic structure. (Ord. No. 449-H, § 1, 7-1-81) Permitted "home occupations" are: a) Custom dressmaking, millinery, tailoring, sewing of fabric for custom apparel and custom home furnishings. b) Art studio, (e.g., artist, writer) in which are created only individual works of art. c) Office for a recognized professional. 1 d) Tutoring, not more than four students simultaneously. No singing or musical instrument instruction. e) Occupations similar to the above. 32.0048 Hotel. A building, or part of a building, or a group of buildings, on a single zoning-lot, contain- 32.0044 Floor area ratio. 'Architecture, engineering, law, medicine, dentistry, or other activity in which specialized services to clients are performed by persons with a similar degree of training. The total floor area of all buildings or structures on a lot divided by the area of said lot. See Section 80.0601. Supp.No.a 8 �DETROIT ZONING ORDINANCE ing rooming or dwelling units which may or may not be independently accessible from the outside and designed for or occupied primarily by transients and containing more than ten rooming or dwelling units. The term shall mean any such building or building group designated as a motor lodge, motor inn, or any other title intended to identify it as providing lodging, for compensation, and with or without a general kitchen and public dining room for the use of the occupants. § 32.0000 recorded in the office of the Wayne County Register of Deeds; or a parcel of land, the deed of which is recorded in the office of the Wayne County Register of Deeds. Lot, corner. A lot of which at least two adjacent sides abut for their full length upon a street, provided that such two sides intersect at an angle of not more than 135 degrees. Where a lot is on a curve, if tangents through the extreme points of the street line of such lot make an interior angle of not more than 135 degrees, it is a corner-lot. In the case of a corner-lot with a curved street line, the corner shall be considered to be that point on the street line nearest to the point of intersection of the tangent herein described. 32.0050 House trailer. See Trailer Coach [under definition of Recreational Equipment]. 32.0052 Institutional bulletin. Lot, interior. Any lot other than a cornerlot with only one frontage on a street. A sign of any governmental agency, religious group, fraternal or philanthropic organization, hospital, or school, and located on the premises and bearing only information related to activities conducted on the premises, persons involved, or other identification information. Lot, through. Any lot other than a cornerlot with frontage on more than one street. Lot, zoning. A single tract of land located within a single block which at the time of filing for a building permit is designated by its owner or developer as a tract to be used, developed, or built upon as a unit under single or unified ownership or control. Such lot shall have frontage on a street, or permanent means of access to a street, other than an alley, and may consist of: 32.0054 Junk yard. An open area where waste or scrap materials are bought, sold, exchanged, stored, baled, packed, disassembled, or handled, including but not limited to scrap iron or other metals, paper, rubber, rags, lumber, tires, or bottles. A "junk yard" includes an auto wrecking yard, but excludes uses established entirely within enclosed buildings. It also excludes pawn shops, establishments for the sale, purchase, or storage of used cars, salvaged machinery, used furniture, radios, stoves, refrigerators, or similar household goods, and the processing of used, discarded, or salvaged materials as part of manufacturing operations. a) a single lot of record; b) a portion of a lot of record; c) a combination of complete lots of record, of complete lots of record and portions of lots of record, or of portions of lots of record; d) a parcel of land described by metes and bounds. 32.0056 Lot. See Lot, Zoning- Lot of record. A lot which is part of a subdivision, the plat of which has been Supp.No.3 8.1 �I I I DETROIT ZONING ORDINANCE 32.0058 Lot lines. people, goods, or materials in the conduct of normal daily activities. The boundary lines of a lot. 32.0068 Parking garage, private. Lot line, front. I I I I I I I - § 32.0000 A building not over one story or fifteen (15) feet in height for the storage of less than six passenger cars or recreational equipment. The line dividing a lot from a street. On a corner-lot, the shorter street line shall be considered the front lot line; provided, that for a lot comprised of more than one lot of record the front lot line shall be the same as indicated on the plat for the individual parcels which comprise the lot. In unusual circumstances the Community and Economic Development Department shall designate which shall be the Front Lot Line. (Ord. No. 350-H, § 1, 10-10-79) 32.0070 Parking structure. A structure for the storage of more than five passenger cars. 32.0071 Pre-release adjustment center. Lot line, rear. (Ord. No. 515-G, § 1, 6-16-70) An establishment which provides shelter, supervisory and social services to convicts in a pre-release parole preparation program, as authorized by the Michigan Corrections Commission under authority of P.A. 323 of 1953, as amended, or by the Federal Bureau of Prisons under authority of P.L. 91:492, as amended. 32.0060 Master plan. (Ord. No. 322-H, § 1, 4-11-79) The official Master Plan of the City of Detroit. 32.0072 Principal building. 32.0062 Motel. The building occupied or designed for the principal use. The lot line opposite the front lot line. Lot line, side. Any lot line other than the front lot line or rear lot line. A building, or part of a building, or a group of buildings, on a single zoning-lot, containing rooming or dwelling units which may or may not be independently accessible from the outside and designed for or occupied primarily by transients and containing more than ten rooming or dwelling units. The term shall mean any such building or building group designated as a motor lodge, motor inn, or any other title intended to identify it as providing lodging, for compensation, and with or without a general kitchen and public dining room for the use of the occupants. 32.0074 Principal use. The main use to which a premises is devoted. 32.0075 Private passenger vehicle. A self-propelled vehicle designed primarily to transport people on ordinary roads and having a valid and current passenger license plate. Buses, recreational equipment, trucks, and similar vehicles shall not be considered private passenger vehicles. (Ord. No. 350-H, § 1, 10-10-79) 32.0064 Open space. 32.0076 Public lodging house. Any area on a zoning-lot not covered by a principal or accessory building. A commercial establishment or place in which five or more members of the public, whether travelers or not, are charged for or pay for sleeping quarters in the form of cots or beds in the same room. 32.0066 Parking. The temporary standing or placement of motor vehicles currently used to transport Supp. No. 1 9 �§ 32.0000 DETROIT, MICHIGAN 32.0077 Recreational equipment. (a) A "pickup camper" is a structure designed primarily to be mounted on a pickup or truck chassis and with sufficient equipment to render it suitable for use as a temporary dwelling for travel, recreational or vacation uses. (b) A "motorized home" is a portable dwelling designed and constructed as an integral part of a self-propelled vehicle. (c) A "folding tent trailer" is a folding structure, mounted on wheels and designed to be pulled or towed by a self-propelled vehicle and used for travel or vacation uses. (d) A "boat" and "boat trailer" is any vehicle with or without motive power, designed for carrying property or persons on the water, plus the normal equipment necessary to transport the same on ordinary roads. (e) A "snowmobile" and "snowmobile trailer" is any motorized recreational vehicle for use on snow or ice, plus the normal equipment necessary to transport the same on ordinary roads. (f) A "trailer coach" is any vehicle without motive power, designed for carrying property or persons, and so constructed as to permit occupancy as a dwelling or sleeping place by one or more persons, and licensable as a "trailer coach" under the statutes of the State of Michigan. (Ord. No. 350-H, § 1, 10-10-79) 32.0078 Recreational space ratio. The total recreational space on a zoning-lot divided by the gross floor area of all structures on the zoning-lot. See Section 80.0602. 32.0079 Restaurants. It shall be the duty of the enforcing official (the Building Department) to assign all restaurant applications to one of the following restaurant categories. In instances where the appropriate category is unclear, or where the applicant and enforcing official disagree Supp. No. 1 on the appropriate category, the matter shall be referred to the Community and Economic Development Department for determination of appropriate classification. Except for ·approved drive-in restaurant operations, it shall be unlawful for any person to consume or for any restaurant owner, operator, manager, franchise holder, or anyone else in authority to allow or to permit the consumption of foods, frozen desserts, or beverages in motor vehicles parked upon the restaurant premises or at other facilities on the premises outside the restaurant building. Should the above described unlawful acts be committed, or should the person in authority at a restaurant be unwilling or unable to prevent such acts from being committed, the City's enforcing officials shall take such approriate actions as prescribed by the law (Section 63.0100 of this Ordinance) to prevent continuance of same by the issuance of tickets both to those persons consuming the foods and to those persons in authority allowing such consumption. Continued violation of this prohibition may result in the revocation of the restaurant's operating permits. A) Standard restaurant. A standard restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state, and whose design or principal method of operation includes one or both of the following characteristics: 1. Customers, normally provided with an individual menu, are served their foods, frozen desserts, or beverages by a restaurant employee at the same table or counter at which said items are consumed. 2. A cafeteria-type operation where foods, frozen desserts, or beverages generally are consumed within the restaurant building. B) Carry-out restaurant. A carry-out restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-to- �DETROIT ZONING ORDINANCE consume state, and whose design or method of operation includes both of the following characteristics: other means which eliminates the need for the customer to exit the motor vehicle. 1. Foods, frozen desserts, or beverages are 2. The consumption of foods, frozen desserts, or beverages within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is allowed, encouraged, or permitted. usually served in edible containers, or in paper, plastic, or other disposable containers. I I I I I I I II I § 32.0000 2. The consumption of foods, frozen desserts, or beverages within the restaurant building, within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is posted as being prohibited and such prohibition is strictly enforced by the restauranteur. (Ord. No. 807-G, § 1, 3-6-73) 32.0080 Rooming house. Any building or part thereof, containing rooming or dwelling units, but with fewer than eleven (11) rooming units, where sleeping accommodations are provided for hire, and where meals may or may not be furnished. C) Fast-food restaurant. A fast-food restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state for consumption either within the restaurant building or for carry-out with consumption off the premises, and whose design or principal method of operation includes both of the following characteristics: 32.0082 Rooming unit. A room rented as sleeping and living quarters but without cooking facilities and with or without an individual bathroom. In a suite of rooms without cooking facilities, each room which provides sleeping accommodations shall be counted as one rooming unit for purposes of this Ordinance. 1. Foods, frozen desserts, or beverages are usually served in edible containers, or in paper, plastic, or other disposable containers. 32.0084 Secondhand store. Any building, structure, premises, or part thereof used solely or partially for the sale of secondhand clothing, furniture, books, or household goods, or used solely or primarily for the sale of secondhand household appliances. 2. The consumption of foods, frozen desserts, or beverages within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is posted as being prohibited and such prohibition is strictly enforced by the restauranteur. 32.0086 Shoeshine parlor. A building or part thereof used solely or primarily for shoe polishing or dying, or if incidental to some other use, where facilities are provided for serving more than two customers simultaneously. D) Drive-in restaurant. A drive-in restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state, and whose design, method of operation, or any portion of whose business includes one or both of the following characteristics: 32.0088 Sign. A sign is a name, identification, description, display, or illustration which is affixed or applied to or represented directly or indirectly upon a building, structure, or zoning-lot, and which directs attention to an 1. Foods, frozen desserts, or beverages are served directly to the customer in a motor vehicle either by a car-hop or by 11 �§ 32.0000 DETROIT, MICHIGAN thirty-five percent of the area of the sign is devoted to said information. object, product, place, activity, person, institution, organization, or business. However, a "sign" shall not include any display of official court or public agency notices, nor shall it include the flag, emblem, or insignia of a nation, political unit, school, or religious group. Sign, illuminated. Any sign designed to give forth any artificial light, or designed to reflect such light deriving from any source which is intended to cause such light or reflection. Sign, advertising. A sign which directs attention to a business, commodity, service, or entertainment, conducted, sold, or offered elsewhere than on the premises on which the sign is located or to which it is affixed, or only incidentally sold or offered on the premises. Sign, projecting. A sign constructed or erected so as to be attached at one end to a building, pole, or other structure and projecting out therefrom. Sign, real estate. A sign advertising that the premises on which it is located is for sale, lease, or rent. Sign, area of. The area of a sign shall be computed as the entire area circumscribed by a parallelogram, triangle, circle, or semi-circle, or any combination of these figures, which includes all of the display area of the sign including frames surrounding display areas. Signs; roof, ground, or wall. Signs which are affixed to or comprise a part of the roof, ground, or wall. 32.0090 Story. That part of a building included between the surface of any floor and the surface of the next floor or of the roof next above. When the vertical distance from the established grade at the center of the front of the building to the ceiling of a story partially below such grade exceeds five feet, then the basement or cellar constituting the story partially below grade shall be counted as a story. Sign, business. A sign, at least 50 percent of whose area is devoted to directing attention to the principal business or profession conducted, or to the principal type of commodity, service, or entertainment sold or offered on the premises on which the sign is located or to which it is affixed. Sign, directional. A sign directing and guiding traffic or parking but bearing no advertising matter. 32.0092 Story, half. A story which is situated within a sloping roof, the area of which at a height of four feet above the floor does not exceed two-thirds of the floor area directly below it. Sign, double-face. A sign, both sides of which are visible and used as signs. A "V" type sign shall be considered a double-face sign provided the least angle of intersection does not exceed ninety (90) degrees. 32.0094 Street. A thoroughfare which affords a principal means of access to abutting property. Sign, flashing. Any illuminated sign on which the artificial light is not maintained stationary or constant in intensity or color at all times when in use. 32.0096 Structure. A structure is any production or piece of work artificially built up or composed of parts joined together in some definite manner; any construction. Sign, identification. A sign identifying the name of the individual, profession, occupation, organization, hotel, or motel occupying the premises, or the name or street number of the building. Information directly related to principal or accessory uses of the property may also be included provided not more than 32.0097 Substance abuse service facility. Any establishment used for the dispensing, on an out-patient basis, of compounds or 12 �I DETROIT ZONING ORDINANCE 32.0102 Yard. prescription medicines directly to persons having drug or alcohol abuse problems. A generally recognized pharmacy or licensed hospital dispensing prescription medicines shall not be considered a substance abuse service. A space open to the sky and unoccupied or unobstructed except by specifically permitted uses or encroachments. Yard, front. A yard extending across the full width of the lot between the front lot line and the nearest part of the principal building or structure. (Ord. No. 109-H, § 1, 4-16-76) 32.0098 Town house. I I I I I I I Yard, rear. A yard extending across the full width of the lot between the rear lot line and the nearest part of the principal building or structure. One of three or more attached single-family dwelling units extending from the basement to the roof and having no side yards excepting end units which have one side yard. Yard, side. A yard extending from the front yard to the rear yard between the side lot line and the nearest part of the principal building or structure, excepting permitted encroachments. 32.0099. Toxic substance disposal facility. A toxic substance disposal facility is any facility which disposes of, destroys, or incinerates "PCB," or "PBB" substances. a) "PBB" phenyl. means Polybrominated § 40.0000 Bi- ARTICLE IV. GENERAL PROVISIONS 40.0000 Interpretation. b) "PCB" means the class of Chlorinated Biphenyl, Terphenyl, Higher Polyphenyl, or mixtures of these compounds produced by replacing 2 or more Hydrogen Atoms on the Biphenyl, Terphenyl, or Higher Polyphenyl Molecule with Chlorine Atoms. "PCB" shall not include Chlorinated Biphenyls, Terphenyls, Higher Polyphenyls, or mixtures of these compounds that have functional groups attached other than Chlorine unless that functional group on the Chlorinated Biphenyls, Terphenyls, Higher Polyphenyls, or mixtures thereof is determined to be dangerous to the public health, safety and welfare under Section 5 of Public Act No. 60 of 1976 (MCLA 299.355). 40.0100 Regulations are minimum. In interpreting and applying the provisions of this Ordinance, such provisions shall be considered, unless otherwise stated, to be the minimum requirements necessary to promote and protect public health, safety, morals, comfort, convenience, prosperity, and other aspects of the general welfare as set forth in the preamble to this Ordinance and in the statements of intent for the respective districts and other regulations. 40.0200 Conflicting regulations. Whenever any provision of this Ordinance and any other provision of law, whether set forth in this Ordinance or in any other law, ordinance, or resolution of any kind, impose overlapping or contradictory regulations over the use of land or buildings, or upon the bulk of buildings or other structures, or contain any restrictions covering any of the same subject matter, that provision which is more restrictive or imposes higher standards or requirements shall govern. (Ord. No. 234-H, § 1, 2-22-78) 32.0100 Repealed. Editor's note-Ord. No. 350-H, § 1, enacted Oct. 10, 1979, deleted § 32.0100, pertaining to trailer coaches. The definition of trailer coach can now be found in subsection (f) of§ 32.0077. Supp. No. 1 13 �§ 40.0000 DETROIT, MICHIGAN 40.0300 Unlawfully existing buildings. No building, structure, or use of land which was not lawfully existing at the time of the effective date of this Ordinance shall become or be made lawful solely by reason of the adoption of this Ordinance, unless it meets all requirements of this Ordinance, and to the extent that, and in any manner that, said unlawful building, structure, or use of land is in conflict with the requirements of this Ordinance, said building, structure, or use of land remains unlawful hereunder. location for such district boundary in accordance with the spirit and purpose of this Ordinance. 40.0404 Where a public right-of-way is hereafter vacated, the land formerly in such public right-of-way shall be included within the district of adjoining property on either side of said vacated public right-of-way and in the event such public right-of-way was a district boundary between two or more different districts, the new district boundary shall be the former centerline of such vacated public right-of-way. 40.0400 Boundaries. 40.0500 Uses to conform to regulations. The following rules shall apply with respect to the boundaries of the various districts, as shown on the Zoning District Maps: All buildings erected hereafter; all uses of land, buildings, or structures established or converted hereafter; all structural alteration or relocation of existing buildings or structures occurring after the effective date of this Ordinance; and all enlargements of or additions to existing uses occurring hereafter shall be subject to all regulations of this Ordinance which are applicable to the zoning district in which such buildings, uses, conversions, or land shall be located (except as provided in Article V, Non-Conforming Buildings, Structures, and Uses). 40.0401 Unless otherwise shown, district boundaries are street lines, alley lines, or the subdividing or boundary lines of recorded plats or the extensions thereof, and where the districts designated on the maps accompanying and made a part of this Ordinance are approximately bounded by street lines, alley lines, or the subdividing lines of recorded plats, such lines or the extensions thereof shall be considered to be the district boundaries. 40.0501 Where a building or structure for dwelling purposes is existing, erected or altered on a zoning-lot in a district other than the district in which such building or structure for dwelling purposes is first or primarily permitted under this ordinance, such zoning-lot shall be subject to the same requirements for yard, minimum lot area and percentage of lot coverage as are specified in this ordinance for a zoning-lot in the district in which such building or structure for dwelling purposes is first or primarily permitted, except as specified in Sections 54.0101 and 90.0503. 40.0402 In areas not subdivided into lots and blocks, wherever a District is indicated as a strip adjacent and paralleling a street or highway, the depths of such strips shall be in accordance with dimensions shown on the maps measured at right angles from the street or highway line, and the length of such frontage shall be in accordance with dimensions shown on the map. 40.0403 Where due to the scale or illegibility of the district maps or due to the absence of street alley, or recorded subdivision or plat lines 'there is any uncertainty, contradiction, or c~nflict as to the intended location of any district boundary on a district map, the Community and Economic Development Department shall have the p~wer_ an_d duty of interpreting the intent of said district map so as to determine and designate the proper (Ord. No. 864-G, § 1, 11-20-73) 40.0600 Permits issued prior to effective date. Any building or structure for which a building permit has been issued prior to the effective date of this Ordinance, and con- Supp. No. 1 14 �DETROIT ZONING ORDINANCE struction of the whole or part has been started or a contract has been entered into pursuant to construction, which is made non-conforming by the provisions of this Ordinance, may be completed in accordance with the approved plans on the basis of which the building permit has been issued and further, may upon completion be occupied under a certificate of occupancy by the use for which originally designated, subject thereafter to the provisions of Article V, Non-Conforming Buildings, Structures, and Uses. or access purposes to any land located in a Business or Industrial District. 40.1100 Notification of property owners. Wherever in this Ordinance there is a requirement for notification of property owners, or wherever it is specified that a use may be permitted provided consents of certaj_n property owners are obtained, the provisions shall apply irrespective of municipal boundary lines. 40.1200 Ordinance not a permit. 40.0700 Termination of permits. I I I -II I § 40.0000 Nothing contained in this Ordinance shall be deemed to be a consent, license, or permit to use any property, or to locate, construct, or maintain any building, structure, or facility, or to carry on any trade, industry, occupation, or activity. Where a permit has been approved for a permitted as a matter of right use, a permitted with approval use, or a permit for a variance pursuant to the provisions of this Ordinance or pursuant to an approval by the Community and Economic Development Department, Council, or Board, such permit shall become null and void unless work thereon is substantially underway within six months of the date of approval of such permit. 40.0800 Permitted with approval or regulated use permits. 40.1300 References to zoning district classifications in other codes and ordinances. Whenever Codes, Ordinances, Resolutions, or the Charter of the City of Detroit make reference to zoning district classifications as identified by a Zoning Ordinance effective prior hereto, the identified classifications shall be deemed to be the most similar district as established by this Ordinance, as specified below: A permitted with approval or regulated use permit shall be deemed to authorize only one specific permitted with approval or regulated use and shall expire if the permitted with approval or regulated use shall cease for more than six consecutive months for any reason. 40.0900 Permitted uses without buildings. 40.1301 Similar districts. District Designation Under Prior Ordinance Rl R2 RM RMA RM4 RMU Pl BlA Bl B2 B6 Where a lot or parcel or property is to be occupied by a permitted use without buildings, the side yards and front yard required for such lot or parcel shall be provided and maintained unless otherwise stipulated in this Ordinance, except that side yards shall not be required on lots or parcels used for garden purposes or public recreation areas, without buildings or structures. On railroad rightsof-way permitted in residential districts, no yards are required. BL 40.1000 Prohibited means of access. BC PC PCA No land which is located in a Residential District shall be used for driveway, walkway, 15 Similar Designation Under This Ordinance Rl R2 R3 PD R5 R6 Pl Bl B2 B4 B4 B4 B5 PC PCA �DETROIT, MICHIGAN § 40.0000 District Designation Under Prior Ordinance C6 ML ML6 MH Similar Designation Under This Ordinance B6 M2 M3 M4 ineffective in whole or in part, the effect of such decision shall be limited to that provision which is expressly stated in the decision to be invalid or ineffective, and all other provisions of this Ordinance shall continue to be separately and fully effective. 41.0200 Application of provisions held invalid. 40.1400 Summary district charts. If a court of competent jurisdiction finds any provision of this Ordinance, as applied to any zoning-lot, building, structure, or tract of land, to be invalid or ineffective in whole or in part, the effect of such decision shall be limited to the person, property, or situation immediately involved in the controversy and shall not affect any other person or situation. The summary district charts, attached to this Ordinance as Appendix B, are established solely for reference purposes; they are not and shall not be construed to be, a part of this Ordinance. 40.1500 Ordinance for the preservation of historic landmarks and districts. See Sec. 70.0500. The Ordinance for the Preservation of Historic Landmarks and Districts is attached to this ordinance as appendix C. It is included solely for reference purposes and it is not and shall not be construed to be, part of this ordinance. 42.0000 Regulations for specific uses. 42.0100 Exemptions. 42.0101 The following uses, being essential to the operation of any zoning district, are permitted in any district subject only to height regulations as specified in the Airport "A", "B", and "AA" overlay zones: underground and overhead gas, electrical, steam, or water transmissions or distribution systems, collection, communication, supply, or disposal systems, including poles, towers, wires, cables, conduits, vaults, pipeline laterals, mains, drains, sewers, fire alarm boxes, police call boxes, traffic signals, hydrants, or any other similar distributing equipment or accessories of a public or municipal utility, but not including structures other than such as are primarily shelters of the above essential service equipment. (Ord. No. 407-G, § 1, 2-18-69) 40.1600 [Conditions on variances, exceptions, modifications]. Any Agency of the City of Detroit having the authority under the terms of this Ordinance to grant a variance, exception, modification, permitted with approval use, or a regulated use may impose any reasonable condition, regarding the location, character, use and may limit the term of the grant, as it deems necessary to carry out the intent, spirit and purpose of this ordinance or to promote the public health, safety or general welfare. (Ord. No. 6-H, § l, 9-11-74) 42.0102 The Community and Economic Development Department may permit the erection and use of a public utility building, or an addition to an existing public utility building, in any district, provided a finding is made that such building, structure or use is reasonably necessary for the public convenience and service, and that such building or structure is designed, erected, and landscaped to conform harmoniously with the general architecture and plan of such district. 41.0000 Separability. It is hereby declared to be the legislative intent that the various provisions of this Ordinance are separable, in accordance with the following: 41.0100 Provisions held invalid. If a court of competent jurisdiction finds any provision of this Ordinance invalid or 16 �I DETROIT ZONING ORDINANCE 42.0200 Trailer coaches. connection with or incidental and necessary to a real estate development or to public or private property development or improvement of any type. The following regulations shall apply to trailer coaches: 42.0201 A trailer coach shall not be permitted as a permanent structure or as an accessory building. (c) Temporary foremen's and employees' office and/or toilet facilities incidental to and as regulated by (a) and (b) above. (Ord. No. 608-G, § 1, 8-17-71) 42.0202 No one shall store or occupy a trailer coach for living purposes except: I a) In a licensed trailer court. 42.0400 Voting place. b) For a period not in excess of one year on property for which a building permit for the construction of a permanent dwelling has been issued, which construction is actively carried forward to completion within the aforesaid one year. The provisions of this Ordinance shall not be construed as to interfere with the temporary use of any property as a voting place in connection with a municipal or other public election. 42.0500 Abandoned, vacated, or converted motor vehicle filling and service stations. 42.0203 A trailer coach may be used as a temporary office or shelter incidental to construction or development of the property on which the trailer is located only during the time construction or development is actively pursued. I. During the period when a motor vehicle filling and service station is vacated, closed, or otherwise not opened for business for more than thirty (30) consecutive days, the owner or lessee shall be subject to complying with the following regulations: 42.0300 Temporary uses permitted. I I II § 42.0000 a) Vehicular par king and storage shall be prohibited at all times anywhere on the premises and the owner or lessee shall post a sign or signs on the premises, giving notice that all parked or stored vehicles are subject to ticketing and removal by the City at vehicle owner's expense. In addition, the owner or lessee, whoever is in possession, is subject to ticketing if unlawfully parked or stored vehicles are permitted on the premises by consent of owner or lessee. The City shall have the right of entry to subject property for the purpose of accomplishing said ticketing and removal. A temporary building, structure, or area for one or more of the following described uses shall be permitted in any district. Any permit issued for such use shall be valid for not more than six months and shall be extended no more than three consecutive times. The applicant for such temporary permit shall comply with all conditions imposed by the enforcing official, which conditions may include fencing, surfacing, setbacks, etc., as deemed necessary to insure no undue interference with the use and enjoyment of neighboring property, such use shall be located within a reasonable distance, as determined by the enforcing official, of the primary development or improvement. (a) A temporary office for the sale or rental of real property if in connection with or incidental and necessary to a real estate development. b) The ground shall be kept free of rubbish and debris, and the grass, if any, shall be well kept and cut as necessary so as to present a neat and attractive appearance at all times. (b) The temporary storage of construction materials, equipment, or vehicles if in c) The owner shall maintain a record of the name and address of the person or 17 �§ 42.0000 DETROIT, MICHIGAN firm who cleaned the premises and removed the debris: such record shall be made available to the inspectors of the Department of Public Works [Environmental Protection and Maintenance Department]; and further, each entry shall be kept at least one year. findings, take into consideration, but not necessarily be limited to, the following criteria: IL Within sixty (60) days of such closing, all curb cuts across the driveway entrances and all other points of ingress and egress to the premises shall be closed to vehicular traffic by properly placed and secured precast concrete wheel stops or the equivalent, as may be approved by the appropriate City Agency. c) Pending or contemplated road changes. a) Prospects for alternate or future use. b) Pending litigation or condemnation affecting subject property. d) Character and trends of development in the neighborhood. e) Pending sale or lease transactions concerning subject property. IV. If, within the one hundred twenty (120) consecutive day period referred to, the property has been sold or leased for alternate business purposes and an affidavit to this effect has been filed with the Community and Economic Development Department, then demolition shall be deferred. Approval of the Department shall be received prior to any motor vehicle filling and service station's being converted to any other use. The Department shall take into consideration all aspects of the proposed development, including, but not necessarily limited to, the type use, the site plan, the exterior design, and the appearance of the development, and shall process the proposal within sixty (60) days from date of submission to the Community and Economic Development Department, in accordance with the provisions of Section 65.0000 of this Ordinance. III. A motor vehicle filling and service station that is vacated, closed, or not opened for business for a period of one hundred twenty (120) consecutive days shall be prima facie deemed abandoned. An owner or an abandoned motor vehicle filling and service station is subject to notice from the Department of Buildings and Safety Engineering directing the razing, demolition, and removal of all buildings, structures, pumps, and signs situated upon the premises, together with the abandonment or removal of all underground storage tanks in accordance with the National Fire Protection Association Code No. 30, Appendix C (1966). Said razing and removal shall be accomplished within thirty (30) days from date of said notice. Owner shall complete said demolition, leaving the premises free from rubbish and debris, and shall properly backfill all excavation areas. Owner shall have the right, in lieu of complying with the demolition order, to petition the Community and Economic Development Department within thirty (30) days showing cause why said motor vehicle filling and service station should not be considered abandoned, and a sixty (60) day extension of the demolition order may be granted by the Department so that the station may be reopened or converted to an alternate business use. No more than two (2) sixty (60) day extensions shall be granted. The Community and Economic Development Department shall, in making its (Ord. No. 726-G, § 1, 9-5-72) 42.0600 Construction of motor vehicle filling and service stations. I. A motor vehicle filling and service station or any establishment selling gasoline or other fuel for motor vehicles shall be located only at the intersection of two or more major thoroughfares or major thoroughfares and freeways, as determined by the official Master Plan of trafficways, after a finding by the Community and Economic Development Department that the use would be consistent with sound planning and not injurious to the contiguous or surrounding area. In making 18 �DETROIT ZONING ORDINANCE I § 42.0000 (300) feet of the property lines of the property to be used for a motor vehicle filling and service station. the finding, the Department shall take into consideration the need for a station, based on the number of vacant and operating stations and traffic patterns in the area, a review of the site plan, which must conform to the aesthetic needs of the area and allow access to the station only from the major thoroughfares, and the views of residents in the surrounding area. A public hearing shall be held prior to the Community and Economic Development Department's taking any action to approve the location of a station. A written report of the Department's decision shall be filed with the City Council, and a copy sent within ten (10) days to all persons who request it at the public hearing, which shall become final forty-five (45) days after the filing thereof, unless within that time a protest against such decision is filed with the Council, signed by the applicant, an owner of property within three hundred (300) feet of the premises in question, or a recognized community organization serving the affected area. Said written protest shall not be valid unless accompanied by a supporting petition containing the signatures of at least fifty-one (51) percent of the persons owning residential property within three hundred (300) feet of the property lines of the property to be used for a motor vehicle filling and service station or any establishment selling gasoline or other fuel for motor vehicles. In such event, the Council shall, by resolution, approve or disapprove such use. For purposes of this ordinance, joint ownership will be entitled to only one consent. The Commissioner [Director] of the Department of Buildings and Safety Engineering shall adopt rules and regulaticns governing the procedure for securing the consent provided for in this subsection of the Ordinance. The rules shall provide that the circulator of the petition requesting the consent shall subscribe to an affidavit attesting to the fact that he personally witnessed the signatures on the petition and that the same are affixed to the petition by the person whose name appears thereon. (Ord. No. 726-G, § 1, 9-5-72) 42.0700 Abandoned, vacated, or converted drive-in restaurants, fast-food restaurants, or carry-out restaurants. I. During the period when a drive-in restaurant, fast-food restaurant, or carry-out restaurant is vacated, closed, or otherwise not opened for business for more than thirty (30) consecutive days, the owner, franchise holder, or lessee shall be subject to complying with the following regulations: A) Vehicular parking and storage shall be prohibited at all times anywhere on the premises and the owner, franchise holder, or lessee shall post a sign or signs on the premises, giving notice that all parked or stored vehicles are subject to ticketing and removal by the city at vehicle owner's expense. In addition, the owner, franchise holder, or lessee, whoever is in possession, is subject to ticketing if unlawfully parked or stored vehicles are permitted on the premises by consent of owner, franchise holder, or lessee. The city shall have the right of entry to subject property for the purpose of accomplishing said ticketing and removal. II. A motor vehicle filling and service station may be located at other than the intersection of two or more major thoroughfares or thoroughfares and freeways upon a showing to the Department that it would be impossible or impractical to locate at such a site and the requirements established by Paragraph I for Department approval are met, provided that if the station is to be located within four hundred (400) feet of any residentially zoned property, the person, firm, or corporation desiring such modification shall secure in writing the consent of fifty-one (51 % ) percent of the persons owning residential property within three hundred B) The ground shall be kept free of rubbish and debris, and the grass, if any, shall Supp. No. 2 19 �§ 42.0000 DETROIT, MICHIGAN be well kept and cut as necessary so as to present a neat and attractive appearance at all times. shall be granted. The Community and Economic Development Department shall, in making its findings, take into consideration, but not necessarily be limited to, the following criteria: C) The owner shall maintain a record of the name and address of the person or firm who cleaned the premises and removed the debris; such record shall be made available to the inspectors of the Department of Public Works [Environmental Protection and Maintenance Department]; and further, each entry shall be kept at least one year. A) Prospects for alternate or future use. B) Pending litigation or condemnation affecting subject property. C) Pending or contemplated road changes. D) Character and trends of development in the neighborhood. II. Within sixty (60) days of such closing, all curb cuts across driveway entrances and all other points of ingress and egress to the premises shall be closed to vehicular traffic by properly placed and secured precast concrete wheel stops or the equivalent, as may be approved by the appropriate city agency. E) Pending sale or lease transactions concerning subject property. IV. If, within the one hundred twenty (120) consecutive day period referred to, the property has been sold or leased for alternate business purposes and an affidavit to this effect has been filed with the Community and Economic Development Department, then demolition shall be deferred for an additional sixty (60) day period beginning with the date of the sale. III. A drive-in restaurant, fast-food restaurant, or carry-out restaurant that is vacated, closed, or not opened for business for a period of one hundred twenty (120) consecutive days shall be prima facie deemed abandoned. An owner of an abandoned drive-in restaurant, fast-food restaurant, or carry-out restaurant that is free standing is subject to notice from the Department of Buildings and Safety Engineering directing the razing, demolition, and removal of all buildings, structures, and signs situated upon the premises. Said razing and removal shall be accomplished within thirty (30) days from date of said notice. Owner shall complete said demolition, leaving the premises free from rubbish and debris, and shall properly backfill all excavation areas. Owner shall have the right, in lieu of complying with the demolition order, to petition the Community and Economic Development Department within thirty (30) days showing cause why said drive-in restaurant, fast-food restaurant, or carry-out restaurant should not be considered abandoned, and a sixty (60) day extension of the demolition order may be granted by the Department so that the premises may be reopened or converted to an alternate business use. No more than two (2) sixty (60) day extensions V. Approval of the Department shall be received prior to any drive-in restaurant, fast-food restaurant, or carry-out restaurant being converted to any other use. The Department shall take into consideration all aspects of the proposed development, including, but not necessarily limited to, the type use, the site plan, the exterior design, and the appearance of the development, and shall process the proposal within sixty (60) days from date of submission to the Community and Economic Development Department, in accordance with the provisions of Section 65.0000 of this Ordinance. (Ord. No. 807-G, § 1, 3-6-73) 42.0800 Homes, centers or schools for the care, boarding or teaching of children. For a facility operating with children in attendance for five (5) or more continuous hours a day, there shall be provided and maintained an outdoor play area suitable for play activity and containing a minimum of Supp. No. 2 20 �DETROIT ZONING ORDINANCE two thousand (2,000) square feet. Surface treatment of said play area shall comply with the guidelines of the appropriate public agencies, including the city and the state health departments and the Michigan Department of Social Services, Division of Child Care Center Licensing. The outdoor play area shall be immediately contiguous to the facility it is intended to serve and shall be enclosed by a protective wall or fence. (Ord. No. 392-H, § 1, 5-21-80) 43.0000 Principal buildings. 43.0100 Number of buildings on a zoning-lot. I Not more than one principal detached residential building shall be located on a zoning-lot, nor shall a principal detached residential building be located on the same zoning-lot with any other principal building, Supp. No. 2 20.1 �§ 45.0000 DETROIT ZONING ORDINANCE nor be located closer than ten feet to any principal building. except in the case of planned developments, or buildings used for educational or religious purposes, or where the Community and Economic Development Department is empowered to approve certain uses under the provisions of this ordinance, or in cases where the Department is required to make an investigation. 44.0400 Height of accessory buildings. Except as specified in Section 45.0900, no detached accessory building or structure in an Rl or R2 District shall exceed the height of the principal building or structure, or fifteen (15) feet, whichever is less. (Ord. No. 864-G, § 1, 11-20-73) 44.0500 Corner-lot requirements. 43.0200 Location of principal buildings. In residential districts when an accessory building is located on a corner-lot, the side lot line of which is substantially a continuation of the front lot line of the lot to its rear, also located in a residential district, said building shall be set back not less than ten feet from the side lot line abutting the street. Except where otherwise provided in this Ordinance, every zoning-lot upon which a principal building is erected shall face or front upon a street or permanent means of access to a street, other than an alley. Such means of access shall have a width throughout of not less than thirty (30) feet or not less than ten (10) feet for each zoning-lot fronting upon it, whichever is greater, except that no width greater than sixty (60) feet shall be required hereby. 45.0000 Bulk regulations. 45.0100 Continued conformity with bulk regulations. The maintenance of yards, lot width, recreational space, and lot area legally required for a building shall be a continuing obligation of the owner of such building or of the owner of the property on which the building is located. Furthermore, legally required yards or lot area allocated to one building shall not, by virtue of change of ownership or for any other reason, be used to satisfy yard or lot area requirements for any other building or use. 44.0000 Accessory buildings. 44.0100 Time of construction. No accessory building or structure shall be constructed on any zoning-lot prior to the time of construction of the principal building to which it is accessory. 44.0200 Location of principal buildings. In residential districts all accessory buildings and structures shall be built in the rear yard except when built as part of the principal building. Accessory buildings shall be considered a part of the principal building when the distance between structures is solidly covered by a breezeway, portico, or similar architectural device at least four feet in width. 45.0200 Division of zoning-lot. Where a lot or zoning-lot is hereafter divided, the division shall be effected in such manner as not to violate the requirements of this Ordinance regarding yards, lot width, lot area, floor area, recreational space, percentage of lot coverage, off-street parking, or off-street loading spaces, applicable to such zoning-lot or any zoning-lot created. (Ord. No. 407-G, § 1, 2-18-69) 44.0300 Percentage of required yard occupied and required setbacks. 45.0300 Separate units. Unless otherwise specified, no detached accessory building or buildings in an Rl or R2 District shall occupy more than fifty (50) percent of the area of the required rear yard, ownership of dwelling In an existing residential structure containing more than one dwelling unit, individual units may be conveyed or held under separate 21 �§ 45.0000 DETROIT, MICHIGAN the public street opposite the front zoning-lot may be utilized to supply a part of the required rear yard, provided that at least twenty (20) feet of such required rear yard shall be on the zoning-lot independently of such adjoining street. ownership without being in violation of this Ordinance. Where such division of ownership is made, the regulations governing yards, lot width, lot area, floor area, recreational space, percentage of lot coverage, and off-street parking or loading, shall be applied to each individual ownership. Yard requirements shall be applied only on those sides of a dwelling unit having exposed walls. Provided, that the Community and Economic Development Department may adjust these requirements upon making a finding that said adjustment will not be detrimental to its occupancy or use. 45.0600 Side yard reduction for offsets. That part of the over-all dimension of a building which, through offset or break is located a distance from the side zoning-lot line not less than twice the width of the side yard which would otherwise be required for a building of its overall dimension and height, need not be considered in determining the required width of the side yard. (Ord. No. 446-G, § 1, 6-26-69) 45.0400 Alley as part of lot. 45.0700 Location of required yards. Where a zoning-lot abuts an alley, one-half of the width of said alley may be considered a part of such zoning-lot for the purpose of computing the area of said zoning-lot. Where a zoning-lot abuts an alley, one-half of the width of said alley may be considered a part of such zoning-lot for purposes of computing the depth or width of any yard adjacent to such alley, provided that at least four feet of each required side yard and twenty (20) feet of the rear yard shall be on the zoning-lot independently of such adjoining alley. Except as specified in Sections 45.0400 and 45.0500, all yards allocated to a building or dwelling group shall be located on the same zoning-lot as such building or dwelling group. 45.0800 Projections into a required yard. Except for the following specified projections and encroachments, or unless otherwise specified, every part of a required yard shall be open and unobstructed to the sky: 45.0801 Sills, belt courses, leaders, and similar ornamental or structural features may project into any required side yard for a distance not to exceed fourteen (14) inches. 45.0500 Street as part of required yard. 45.0501 Except for yards adjacent to offstreet parking areas, and for yards required by Section 44.0500, where a zoning-lot abuts a public street along its side zoning-lot line, any portion of the adjoining one-half of said street may be utilized to supply a part of the required side yard adjacent to such street, provided that at least four feet of the required side yard shall be on the zoning-lot independently of such adjoining street. 45.0802 Cornices, eaves, or gutters may project into any required side yard for a distance not to exceed fourteen inches. 45.0803 Fire escapes, stairways, and balconies which are open and unenclosed, and marquees, may project not more than five feet into a required yard. 45.0804 Chimneys, pilasters, smokestacks, and window air conditioners not exceeding six square feet in area, may project not more than sixteen inches into a required side yard. 45.0502 Where a zoning-lot is bounded on two opposite sides by public streets, the zoning-lot line fronting on the street having the wider right-of-way shall be the front zoning-lot line. If both street rights-of-way are of equal width, the enforcing official shall designate which shall be the front zoning-lot line. In such cases one-half of the width of 45.0805 Unless otherwise specified, access drives leading to accessory off-street parking and loading areas and structures may be located on required yards. 22 �I DETROIT ZONING ORDINANCE I I I I 45.0806 Unenclosed porches may encroach not more than eight feet into a required front or rear yard; however, no porch shall be constructed within any required side yard, nor shall any other construction be permitted within any required side yard unless specifically mentioned above in this Section 45.0800. § 46.0000 45.1100 Park as part of street. Where a zoning-lot abuts upon a public street for the full width or depth of the lot and there is a public park or other permanent public open space bordering on such street opposite such zoning-lot, a part of such park or open space may be considered as a portion of the street for the purpose of determining the permissible cubical content of a building on such zoning-lot, provided the augmented width of such street shall not be more than one hundred and fifty (150) feet. 45.0807 Operable private passenger vehicles may be parked on the driveway in only one side yard and the continuation of that side yard into the front yard to the property line, as long as the area is maintained in a dust-free condition at all times. And provided that no mechanical maintenance or vehicular repairs are conducted in this area. 46.0000 Conditional uses, special approval uses, board grants, and site plan approvals, existing on the effective date of this ordinance, under a zoning ordinance effective prior hereto. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 515-G, § 1, 6-16-70; Ord. No. 350-H, § 1, 10-10-79) 45.0900 Exceptions to height regulations. Where a use or structure exists or has been approved prior to the effective date of this Ordinance as a conditional use, special approval use, Board grant, or site plan approval use either by the Community and Economic Development Department, the Council, the Board, or some combination of these agencies, said use or structure may continue or may be developed as a conforming use subject to all restrictions and limitations made a condition of said approval with the following exceptions: 45.0901 Penthouses, scenery lofts, towers, cupolas, steeples, domes, flag poles, aeroplane beacons, radio broadcasting towers, television antennas, chimneys, stacks, tanks, and roof structures used only for ornamental or mechanical purposes, when located on a roof and collectively not exceeding in gross area thirty (30) percent of the roof area, need not be included in determining the height of a building or structure. 45.0902 Parapet walls may extend not more than five feet above the allowable height of a building. a) When a conditional, permanent Board grant, or special approval use is located in a district where it is not permitted under any of the terms of this Ordinance, or any subsequent amendment thereto, it shall be considered a nonconforming use and shall be subject to the provisions of Article V, Non-Conforming Buildings, Structures, and Uses. 45.0903 When located in a residential district, radio towers for licensed radio stations may exceed the allowable height of structures but in no case shall the radio tower exceed a height of seventy-five (75) feet. 45.1000 Maximum street width. For the purpose of determining the permissible cubical content of any building or structure, a street more than one hundred and fifty (150) feet in width shall be considered to have a width of one hundred and fifty (150) feet. b) A temporary Board grant shall remain in full force and effect until termination of said temporary grant subject to all restrictions and limitations imposed as a condition of said temporary approval. Supp. No. 1 23 �§ 46.0000 DETROIT, MICHIGAN twenty (20) feet wide for 90 degree parking, eighteen (18) feet wide for 60 degree parking, twelve (12) feet wide for 45 degree parking, and ten (10) feet wide for 30 degree or parallel parking. Angle shall be measured between the centerline of the parking space and the centerline of the aisle. The enforcing official shall interpolate aisle width for all parking arrangements not covered above. Reconsideration of said temporary grant shall be subject to all terms and regulations of this Ordinance. 47.0000 Off-street parking and loading facilities. 47.0100 Off-street parking requirements. The following regulations shall apply for off-street parking facilities: 47.0103 Loading space as required in Section 47.0200 of this Ordinance shall not be construed as supplying required off-street parking space. 47.0101 In all zoning districts, except B5, PC, and PCA Districts, off-street parking facilities for self-propelled passenger vehicles for the use of occupants, employees, and patrons of buildings or uses erected, established, or changed, shall be provided as specified in Sections 47.0105 and 47.0108 of this Ordinance, except as specified in Section 54.0101, and the amount of parking provided shall not subsequently be reduced below the requirements of this Ordinance. 47.0104 Existing off-street parking facilities provided at the effective date of this Ordinance and actually being used at that date for the parking of automobiles in connection with the operation of an existing building or use shall not hereafter be reduced below, or if already less than, shall not be further reduced below the requirements of this Ordinance for a similar new building or new use except as provided in Section 47.0111. When a building or use does not comply with the off-street parking requirements of this Ordinance and said use is damaged by fire, collapse, explosion, or Act of God, the reconstruction, repairing, or rebuilding and continued use of the building shall be permitted subject to the cost limitation as provided in Sections 57.0000, 65.0800, or 66.0500 of this Ordinance. Where the cost of reconstruction exceeds the limitations of the above stated Sections, off-street parking shall be provided in the amount required for new construction at the date the application for reconstruction is approved, except that any damaged building or use of 2,000 square feet or less, which is non-conforming only in the amount of off-street parking space that is provided, may be reconstructed without providing additional off-street parking. 47.0105 When there is any change in the factors upon which the off-street parking requirements are determined, such as a change in use or an increase in the number of employees, or an increase in floor area, or in any other unit of measurement specified in Section 47.0108 of this Ordinance, which would result in an increase in the requirements for off-street parking facilities, the following shall apply: There shall be provided an amount of offstreet parking spaces equal to that required by the new factor being established, as determined under Section 47.0108 of this Ordinance, less 15 percent of the amount of off-street parking spaces required under the prior situation as determined under Section 4 7 .0108 of this Ordinance. Where there is any change in the factors upon which the off-street parking requirements are determined under Section 47.0108 of this Ordinance, resulting in a decrease in the requirem~n~s for such off-street parking facilities, the ex1stmg spaces provided may be reduced to an amount not less than that required for the use 47.0102 For the purpose of this Ordinance a "Parking Space" shall mean a rectangular space of not less than nine feet by twenty feet (9 ft. x 20 ft.) exclusive of unusable space and drives or aisles giving access thereto, accessible from streets or alleys and usable for storage or parking of self-propelled passenger automobiles. Aisles shall be not less than Supp. No. 1 24 II I �f DETROIT ZONING ORDINANCE I I I I I under the changed or revised conditions. Provided, that where an existing structure is 2,000 square feet or less in gross floor area and will be occupied by a use permitted for the first time in a Bl, B2, B3, B4, B5, B6, Ml, M2, M3, M4, M5 or Wl zoning district classification, no additional parking facilities need be provided. And provided further, that where a use expands into an existing adjacent structure and the total gross floor area of the combined structures is not more than 4,000 square feet and will be occupied by a use permitted for the first time in a Bl, B2, B3, B4, B5, B6, Ml, M2, M3, M4, M5, or Wl zoning district classification, no additional par king facilities need be provided. § 47.0000 this Ordinance for theaters, churches, bowling alleys, dance halls, and establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments may be supplied by off-street parking facilities provided for other kinds of buildings or uses, as defined below, not normally open, used or operated during the principal op•~rating hours of theaters, churches, bowling alleys, dance halls, or establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments, and not more than fifty (50) percent of the off-street parking facilities required by this Ordinance for buildings or uses other than theaters, churches, bowling alleys, dance halls, and establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments may be supplied by off-street parking facilities provided for theaters, churches, bowling alleys, dance halls, and establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments, and other uses not normally open, used, or operated during the principal operating hours of the given buildings or uses; provided, that a written consent is executed by the parties concerned for the joint use of the off-street parking facilities, a copy of which shall be filed with the application for a building permit. Buildings or uses not normally open, used or operated during the principal operating hours of theaters, churches, bowling alleys, dance halls, and establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments are defined as banks, business offices, retail stores, personal service shops, household equipment or furniture shops, manufacturing buildings, and similar uses. 47.0106 For the purpose of this Ordinance, unless otherwise specifically stated, "Gross Floor Area" shall mean the sum of the gross horizontal floor areas of all the floors of a building or structure, measured from the exterior faces of exterior walls or from the centerline of walls separating two buildings or structures, but excluding stairwells and elevator shafts at each floor, floors or parts of floors devoted exclusively to vehicular parking or loading, and all floors below the first or ground floor excepting when used for or intended to be used for service to the public as customers, patrons, clients, patients, or tenants, including areas occupied by fixtures and equipment used for display or sale of merchandise. In hospitals, bassinets shall not be counted as beds. In stadia, sports arenas, churches, and other places of assembly in which patrons or spectators occupy benches, pews, or other similar seating facilities, each twenty (20) inches of such seating facilities shall be counted as one seat for the purpose of determining requirements for off-street parking facilities under this Ordinance. 47.0108 The amount and location of offstreet parking facilities required under Sections 47.0101 and 47.0105 of this Ordinance shall be determined in accordance with the following table. However, off-street parking facilities required under Section 47.0105 for retail stores, personal service shops, clothing and shoe repair or service shops, business or Number of employees shall be computed on the basis of the greatest number of persons to be employed at any one period during the day or night. 47.0107 Not more than fifty (50) percent of the off-street parking facilities required by 25 �§ 47.0000 DETROIT, MICHIGAN located not more than 250 feet from the building or use to be served, said distance to be measured between the nearest point of the off-street parking facility and the nearest point of the building or use to be served. professional offices (excluding medical or dental clinics), private clubs, lodges, and similar uses, and establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments may be Use Single-family detached dwelling Two-family dwellings Town houses; multiple-family dwellings Rooming houses Fraternity houses; sorority houses; dormitories Hotels or motels Hospitals Sanitariums, convalescent homes, nursing or rest homes; orphanages or children's homes Theaters; auditoriums Stadia; sports arenas Churches; chapels; temples; synagogues Dance halls; assembly halls without fixed seats; exhibition halls; roller or ice skating rinks Bowling alleys Medical or dental clinics Banks; savings & loan associations; credit union offices Business or professional offices Establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments Parking Requirement Two spaces for each dwelling unit One and one-half spaces for each dwelling unit One and one-quarter spaces for each dwelling unit Two spaces for each three guest bedrooms plus one space for each dwelling unit Maximum Distance 1 Same Lot Same Lot 100' One space for each five beds 100' 100' Three spaces for each four guest bedrooms plus one space for each dwelling unit One space for each bed One space for each four beds 100' 100' 100' One space for each four seats One space for each six seats One space for each six seats in the main worship unit One space for each one hundred square feet of gross floor area Five spaces for each alley One space for each two hundred square feet of gross floor area or five spaces for each doctor or dentist, whichever is greater One space for each two hundred square feet of gross floor area One space for each four hundred square feet of gross floor area Having one thousand square feet or less of gross floor area, three spaces required. Having more than one thousand square feet of gross floor area, three spaces plus 26 500' 1,000' 100' 100' 100' 100' 100' 100' I �I I I DETROIT ZONING ORDINANCE Use t' Restaurants, standard Restaurants; fast-food, carryout, drive-in Mortuaries or funeral homes Retail stores; hardware stores; personal service shops; clothing or shoe repair or services shops Open air sales of nursery stock and related products Furniture or appliance stores; motor vehicle sales; boat or trailer sales; machinery Parking Requirements one space for each one hundred square feet of gross floor area in excess of one thousand square feet A minimum of three parking spaces shall be provided for the first one thousand square feet of gross floor area of the restaurant building, plus one space for each additional one hundred square feet in excess of the first one thousand square feet A minimum of one parking space shall be provided on site for each one hundred square feet of gross floor area of the restaurant building One space for each one hundred square feet of gross floor area plus one space for each dwelling unit Having less than 1600 square feet of gross floor area, two spaces required. Having 1600 square feet or more but not more than 20,000 square feet of gross floor area, two spaces plus one space for each two hundred square feet of gross floor area over 1600 square feet. Having more than 20,000 square feet of gross floor area but not more than 50,000 square feet of gross floor area, 94 spaces plus one space for each 150 square feet over 20,000 square feet of gross floor area. Having more than 50,000 square feet of gross floor area, 294 spaces plus one space for each 100 square feet of gross floor area over 50,000 square feet of gross floor area One space for each 800 square feet of gross lot area used for open air sales or display plus additional space for any structure utilized for retail sales computed in accordance with the requirements for retail stores Having less than 1600 square feet of gross floor area, two spaces required. Having 1600 square Supp.No.4 27 § 47.0000 Maximum Distance 1 100' 100' Same Lot 100' 100' 100' �§ 47 .0000 Use sales; household equipment or furniture repair shops Motor vehicle body or fender bumping or painting shops; motor vehicle repair garages or service shops Manufacturing or industrial uses; research or testing laboratories; creameries; soft drink bottling establishments; printing or engraving shops Warehouses; storage building; wholesale establishments Miniature golf courses Pool or billiard establishments; arcades Rebound tumbling centers Go-cart tracks Elementary schools Junior High Schools Senior High Schools Centers or schools for the care, boarding, or teaching of children such as nursery schools, day camps, etc., which do not provide lodging Libraries; museum8; noncommercial art galleries DETROIT, MICHIGAN Parking Requirements feet .or more of gross floor area, two spaces plus one space for each additional 800 square feet of gross floor area One space for each 300 square feet of gross floor area, and provided, that all required spaces shall be provided outside the principal building One space for each 800 square feet of gross floor area, or one space for each three employees, whichever is greater Maximum Distance 1 100' 100' 500' One space for each 2400 square feet of gross floor area, or one space for each three employees, whichever is less Nine spaces for each nine hole miniature golf course plus one space for each hole over nine One space for each two hundred and fifty square feet of gross floor area One space for each rebound tumbling apparatus Fifteen spaces for each track Three spaces for each two instructional rooms, or one space for each four seats in the main auditorium, whichever is greater Three spaces for each two instructional rooms, or one space for each three seats in the main auditorium, whichever is greater Five spaces for each instructional room or one space for each two seats in th~ main auditorium, whichever is greater One space for each two employees 500' 100' 100' 100' 100' Same Lot Same Lot Same Lot 100' One space for each 400 square feet of gross floor area Supp.No.4 28 100' �J I DETROIT ZONING ORDINANCE J Parking Requirements ,. II J J I J Use Police stations Fire stations Gasoline service stations Rectories, parsonages, or parish houses Convents; monasteries; nunneries Marina Private clubs, lodges, or similar uses Electric sub-stations; gas regulator stations; telephone exchanges; water works or reservoirs; pumping stations or filtration plants; and similar utility uses Colleges or trade schools One space for each 160 square feet of gross floor area Two spaces for each three employees One space for each service bay, plus one space for each two employees but in no case less than two employee spaces Three spaces for each four clergymen One space for each ten residents One space for each boat slip One space for each 100 square feet of gross floor area One space for each three employees § 47.0000 Maximum Distance 1 100' 100' Same Lot Same Lot Same Lot 100' 100' Same Lot One space for each employee plus one space for each five students based on the maximum number of students that can be accommodated at one time 500' One space for each 150 square Governmental Service Agency feet of gross floor area 100' When units or measurements determining number of required parking spaces result in requirement of a fractional space, any fraction up to and including one-half shall be disregarded and fractions over one-half shall require one parking space. Distance shall be measured between the nearest point of the off-street parking facility and the nearest part of the building or use to be served. (Ord. No. 487-H, § 1, 2-19-82) 1 47.0109 In the case of a use not specifically mentioned, the requirements for off-street parking facilities for a use which is mentioned, and to which said use is similar, shall apply. In the case of mixed uses, the total requirement for off-street parking facilities shall be the sum of the requirements of the various uses computed separately in accordance with the table in Section 4 7 .0108. 47.0110 Nothing in this Ordinance shall be construed to prevent collective provision of off-street parking facilities for two or more buildings or uses, provided that the total of such off-street parking facilities provided collectively shall not be less than the -sum of the requirements for the various individual uses computed separately in accordance with the table in Section 47.0108 of this Ordinance. Off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use, except as herein specified for joint use. 47.0111 The Community and Economic Development Department, in consultation with the Department of Streets and Traffic Supp.No.4 29 �§ 47.0000 DETROIT, MICHIGAN vehicles shall have a minimum surface of four inches of slag, crushed stone, or cinders. [Department of Transportation] and the Municipal Parking Authority, may make studies of various areas in the City of Detroit for the purpose of determining areas within which there is need for the establishment of off-street parking facilities to be provided by the City of Detroit and to be financed wholly or in part by a special assessment district, or by any other means which the City Council may determine. Where such need is found, the Commti.nity and Economic Development Department shall report is [its] recommendation for the acquisition of such off-street parking facilities to the City Council. This report shall include recommendations on the size, location, and other pertinent features of any proposed off-street parking facilities and the area they should be intended to serve. (c) These surfaces shall be kept dust free by application, at least annually, or more frequently if necessary, of a non-tracking dust palliative oil. (d) A more permanent type of surface may be used in place of the minimum surfaces described above. 47.0113 Unless otherwise specified, the following rnquirements shall apply to all parking areas located on property zoned in a residential district classification: a) Use Limitations: 1. Parking areas shall be used for Whenever the City Council shall establish such off-street parking facilities, all or a portion of the off-street parking spaces required by this Ordinance for a building or use may be waived when the building or use involved is located within the boundaries of the special assessment district, or other district which the City Council may determine. The Community and Economic Development Department, with the assistance of the Municipal Parking Authority, shall determine to what extent and on which lots the required par king may be waived and report their findings to the City Council who may adopt the proper resolution waiving said parking requirement. In no event shall the total number of such waived parking spaces exceed the total number provided on the publicly owned parking facility. parking of private passenger vehicles only. 2. No business involving vehicle repair, service, sale or display for sale, or any other type of business, shall be conducted from or upon such premises. 3. No structure other than those required by this Ordinance or specifically permitted herein shall be erected or placed on the premises. 4. No buildings other than those for shelter of attendants shall be erected or placed upon the premises, and there shall not be more than two such buildings in any one area and each building shall be not more than fifty (50) square feet in area nor shall each exceed fifteen (15) feet in height. 47.0112. Surfacing requirements. b) Lighting. If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. (a) Unless otherwise specified or required by separate ordinance, all off-street areas used for the par king or storage of commercial vehicles shall have a minimum surface consisting of six inches of slag, crushed stone, or cinders. c) Signs. Signs shall be classified and permitted in accordance with the provisions of Article XIII. (b) Unless otherwise specified, all areas used for off-street par king of passenger d) Wheel Stops. In all instances where a wall or fence is required, said wall or Supp.No.4 30 I �I DETROIT ZONING ORDINANCE I fence shall be protected from possible damage inflicted by vehicles using the par king area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. not detrimental to the interests of the surrounding neighborhood. 47.0114 All open parking areas accessory to multiple dwellings or to permitted non-residential uses in the R3, R4, R5, and R6 Districts shall be provided and maintained with a surface having an asphaltic or Portland cement binder so as to provide a permanent, durable and dustless surface. They shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. e) Requirements for parking areas located opposite property zoned in a residential district classification: 1. Yards. Except as provided in Section II II II § 47.0000 47.0117a, all parking areas located across a street from lots which front on said street, shall provide a yard at least ten feet wide. All parking areas located across a street from lots which side on said street shall provide a yard at least five feet wide. 2. Landscaping. All required yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which shall be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other horticultural materials, a water bib or other means of supplying water shall be provided. 3. Protective screening. Unless otherwise specified, an opaque wall or fence not less than four feet in height nor more than six feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance between the par king area and each yard required in subparagraph 1 above. 47.0115 In the Rl and R2 Districts all open parking areas, if located on the same zoning lot as the building they are intended to serve, shall be permitted only in the rear yard in addition; operable private passenger vehicles may also be parked on the driveway. No cars shall be parked side-by-side other than in the rear yard, unless the driveway has a minimum width of sixteen feet, continuously from the rear yard or private parking garage to the access street. If the office of the Secretary of State of Michigan requires a valid and current license plate or registration sticker to use or transport any vehicle or piece of recreational equipment defined in Section 32.0077 of this ordinance, then each vehicle or piece of recreational equipment shall bear and properly display said valid and current license plate or registration sticker at all times when parked in accordance with the provisions of this section. 47.0116 In the R3, R4, R5, and R6 Districts all open parking areas for multiple dwellings or permitted non-residential uses, if located on the same zoning-lot as the building they are intended to serve, shall be permitted only in the rear yard or in one only of the side yards. Provided, that if a side yard is used for open parking purposes, the following conditions must be complied with: f) Adjustments. The Community and Economic Development Department may adjust any of the above requirements when such adjustment is necessary or desirable in order to obtain a functional development, not out of harmony with its surroundings, and a) A yard at least ten feet wide shall be provided between that portion of the parking area which is located in the side yard and the side zoning-lot line Supp. No. 1 31 �§ 47.0000 DETROIT, MICHIGAN a) Yards. A front yard equal to the front yard of the abutting structure shall be provided. In the event the abutting structure is located on the rear one-half of the lot, or in the event the abutting lot is vacant, a front yard of twenty (20) feet shall be provided. separating the parking area from any abutting property zoned in a residential district classification. b) An opaque fence or wall shall be constructed between the parking area and the above required yard. A brick wall, or a masonry wall with brick facing, shall be constructed between the parking area and any front yard. All required walls or fences shall be not less than four feet in height nor more than six feet in height, as measured from the surface of the parking area, shall be maintained in a neat and orderly appearance at all times, and shall have only such openings as are required for ingress or egress. A side yard at least five feet in width shall be provided between the parking area and the side lot line adjacent to the street; provided, that if the side lot line is substantially a continuation of the front lot line of the lot to its rear, also located in a residential district, said yard shall be at least ten feet wide. The above described yard shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. c) In all instances where a fence or wall is required, said fence or wall shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height or by firmly implanted bumper guards, not attached to the fence or wall, or by other suitable barriers. d) A yard at least five feet wide shall be provided between the parking area and the principal building. This yard shall not be used for parking or driveway purposes and shall be separated from the par king area by precast concrete wheel stops at least six inches in height, or an equivalent barrier at least six inches in height. b) Protective screening. A brick wall, or a masonry wall with brick facing, shall be provided between the parking area and any yard required in 47.0117a above, and along any lot line separating the parking area from the front yard of a buiding on an adjacent residentially zoned lot. An opaque fence or wall shall be provided along any lot line abutting the side yard of the principal building on an adjacent residentially zoned lot, or if the adjacent residentially zoned lot is vacant, said wall or fence shall be provided from a point twenty (20) feet from the front lot line to a point thirty (30) feet from the rear lot line, if adjacent to the parking area. All required walls or fences shall be not less than four feet in height, nor more than six feet in height, as measured from the surface of the parking area, shall be maintained in a neat and orderly appearance at all e) All yards required by a) or d) above shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. 47.0117 Requirements for parking areas on corner-lots in the R3, R4, R5, and R6 Districts. Supp. No. 1 32 I �I J I II J l II - DETROIT ZONING ORDINANCE times, and shall have only such openings as are required for ingress and egress. § 47.0000 d) Surfacing. The parking area shall be provided with a surface having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface, graded away from all adjacent lots and streets and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 215-H, § 1, 11-23-77; Ord. No. 350-H, § 1, 10-10-79) c) In all instances where a fence or wall is required, said fence or wall shall be prot.ected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height or by firmly implanted bumper guards, not attached to the fence or wall, or by other suitable barriers. 47.0200 Off-street loading and unloading requirements. On and after the effective date of this Ordinance, there shall be provided, on the same zoninglot with all new or substantially altered 1 uses or structures, off-street loading and unloading facilities as required herein. 47.0201 Schedule of Requirements. Use Freight terminal; industrial or manufacturing establishment; warehouse; wholesale establishment Hospitals and medical institutions Mortuaries or undertaking establishments Size of Berth (exclusive of aisle and maneuvering space) Gross Floor Area 2 No. of Berths Req'd. 5,000 sq. ft. to 40,000 sq. ft. 1 12' X 55' Over 40,000 sq. ft. to 100,000 sq. ft. 2 12' X 55' Each additional 100,000 sq. ft. or major fraction thereof 1 12' X 55' 5,000 sq. ft. to 100,000 sq. ft. 1 12' X 55' Each additional 100,000 sq. ft. or major fraction thereof 1 12' X 55' 2,500 sq. ft. to 50,000 sq. ft. 1 10' X 30' Each additional 50,000 sq. ft. or major fraction thereof 1 10' X 30' 1 An alteration which would justify an increase or decrease in the required number of off-street loading berths (Section 47.0203). Supp. No. 1 33 �§ 47.0000 DETROIT, MICHIGAN No. of Use Convention halls; exhibition halls; auditoriums; sports arenas Office bldgs.; medical or dental clinics; recreational or social facilities; motels, hotels, or multiple-family dwellings with more than twenty-four (24) dwelling or rooming units; educational, cultural, or religious institutions; fraternal institutions Retail establishments; restaurants; banks; savings and loan offices; credit union offices Gross Floor Area Births Reg'd. Size of Birth (exclusively of aisle and maneuvering space 10,000 sq. ft. to 200,000 sq. ft. 1 12' X 55' Each additional 200,000 sq. ft. or major fraction thereof 1 12' X 55' 10,000 sq. ft. to 100,000 sq. ft. 1 12' X 35' Each additional 100,000 sq. ft. or major fraction thereof up to 500,000 sq. ft. 1 12' X 55' Each additional 500,000 sq. ft. or major fraction thereof 1 12' X 55' 1,600 sq. ft. to 10,000 sq. ft. 1 12' X 35' Over 10,000 sq. ft. to 25,000 sq. ft. 2 12' X 35' Over 25,000 sq. ft. to 40,000 sq. ft. 2 12' X 55' Over 40,000 sq. ft. to 100,000 sq. ft. 3 12' X 55' Each additional 100,000 sq. ft. or major fraction thereof 1 12' X 55' For a use specifically mentioned, the requirements for loading facilities for a use which is mentioned, and to which said use is similar, shall apply. Provided, that the following uses shall be exempted from any off-street loading requirements: Piers, garages, motor vehicle filling and service stations, amusement parks, golf driving ranges, golf courses, tennis courts, swimming pools and bathing pavilions. II II I I 2 Whenever any use specified in the schedule below is located wholly or partially on open land, the requirements set forth in said schedule for gross floor area shall include land area used for such use. Supp. No. 1 34 I I I �f f f ,. DETROIT ZONING ORDINANCE 47.0202 Design standards: § 48.0000 47.0205 Off-street loading berths as required in this Section 47.0200 shall not be construed as supplying off-street parking space as required in Section 47.0100. a) Ea<;h required off-street loading berth shall be designed with appropriate means of vehicular access to a street or alley in a manner which will least interfere with traffic movement and shall be subject to the approval of the Department of Streets and Traffic [Department of Transportation]. b) All open off-street loading berths shall be improved with a compacted macadam base not less than seven inches thick, and surfaced with at least two inches of asphaltic concrete or other comparable, all-weather, dustless material of similar thickness and durability. c) No signs shall be displayed in any loading area except such signs as may be necessary for the orderly use of the loading area. (Ord. No. 407-G, § 1, 2-18-69) 48.0000 Special regulations near airports or heliports. 48.0100 General provisions. This Section regulates the maximum height of buildings or structures in the vicinity of airports and heliports and provides for the marking or lighting of new and existing airport or heliport hazards. Except as specified in Section 48.0400, the district regulations under this Section of the Ordinance control only the maximum height of buildings and structures, and therefore are applied in addition to any other regulations of this Ordinance. In instances where the height controls of this Section conflict with other Sections of this Ordinance, the more restrictive control shall prevail. 47.0203. Whenever there is any change in use of a building, structure, or parcel of land, or an increase or decrease in gross floor area as defined herein, which would justify an increase or decrease in the required number of off-street loading berths, more berths shall, or fewer berths may, be supplied on the ba~is of the adjusted needs as determined by the requirements herein. Provided, that if no berths were previously required, the total number of berths required for the use or structure shall be supplied as required herein. And further provided, that if the gross floor area is three thousand square feet or less, no berths need be supplied. 48.0200 Definitions. As an aid to the user of the Ordinance, the airport definitions are repeated here. 48.0202 Airport. A landing area, runway, or other facility designed, used, or intended to be used for the landing or taking off of aircraft, including all necessary taxi-ways, aircraft storage and tiedown areas, hangers, and other necessary buildings and open spaces. When a new use requires a berth size larger than that which presently exists, the existing berth size, if not less than 10 feet by 25 feet, shall be deemed to satisfy the requirements of this section of the Ordinance. 48.0204 Airport Reference Point. A point selected or approved by the Federal Aviation Agency as the approximate center of the landing area. 48.0206 Established Airport Elevation. The elevation above mean sea level of the highest point of the usable heliport landing area. 47.0204 Structures containing mixed uses which require different amounts of off-street loading facilities shall have off-street loading facilities equal to the sum of the requirements of the various uses computed separately in accordance with the table in Section 4 7 .0201. 48. 0208 Established Heliport Elevation. The elevation above mean sea level of the highest point of the usable heliport landing area. 35 �§ 48.0000 DETROIT, MICHIGAN width of 3,100 feet at a distance of 6,500 feet from the end of the runway. 48.0210 Flight Obstruction Area. All areas of land or water below airport or heliport imaginary surfaces. Non-Instrument Approach Surface Having A Runway With A Length Of 2,000 Feet Or More Up To, But Not Including, 5,000 Feet In Length. A plane longitudinally centered on the extended runway centerline beginning at each end of the runway and extending 500 feet outward at the elevation of the approach end of the runway and then sloping upward at a slope ratio of 1 to 40 to an altitude of 150 feet above the established airport elevation. The non-instrument approach area surface is 500 feet wide for the first 500 feet and then expands uniformly to a width of 2,600 feet at a distance of 6,500 feet from the end of the runway. 48.0212 Helipad. An area on a heliport for the landing or take-off of helicopters. 48.0214 Heliport. An area designed, used, or intended to be used for the landing or taking off of helicopters, including all necessary helicopter storage and tiedown areas, hangers, and other necessary buildings and open spaces. 48.0216 Heliport Reference Point. A point selected or approved by the Federal Aviation Agency as the approximate center of the heliport. 48.0218 Imaginary Surfaces, Airport: Transitional Surfaces. Transitional surfaces exist adjacent to each runway as indicated on the Flight Obstruction Area Map located at the back of this Ordinance. These surfaces begin at the centerline of the runways and extend outward, at the elevation of the runway, for 500 feet in the case of instrument runways, and for 250 feet in the case of non-instrument runways, and then slope upward and outward one foot vertically for each seven feet horizontally to the point where they intersect horizontal surface "A". Further, transitional surfaces exist adjacent to all approach surfaces and extend the entire length of the approach surfaces, beginning at the edges and extending upward and outward at the same one to seven slope ratio to the point where they intersect horizontal surface "A". Horizontal Surface "A". A circular plane, 150 feet above the established airport elevation and having a radius of 15,000 feet from the airport reference point. Horizontal Surface "B". A nearly rectangular plane, 200 feet above ground level, and longitudinally centered on the extended centerline of the major north-south runway at Detroit City Airport. Said plane begins at the periphery of horizontal surface "A", extends in both northerly and southerly directions to the City limits, and is four miles wide, i.e., two miles on either side of the extended runway centerline. Approach Surfaces. Instrument Approach Surface and NonInstrument Approach Surface Having A Runway At Least 5,000 Feet In Length. A plane longitudinally centered on the extended runway centerline beginning at each end of the runway and extending 500 feet outward at the elevation of the approach ends of the runway and then sloping upward at a slope ratio of 1 to 40 to an altitude of 150 feet above the established airport elevation. The instrument approach area surface is 1,000 feet wide for the first 500 feet and then expands uniformly to a 48.0220 Imaginary Surfaces, Heliport. Conical Surface. A surface sloping upward and outward to an altitude of 150 feet above the established heliport elevation at a slope ratio of one to eight beginning at the heliport elevation on the perimeter of a circle of 200 feet radius centered on each helipad. 48.0222 Slope Ratio. A numerical expression of a stated relationship of height to horizontal distance. (Ord. No. 407-G, § 1, 2-18-69) 36 I �DETROIT ZONING ORDINANCE r § 49.0000 shall any building or structure exceed the height limitation of the zoning district in which it is located. 48.0300 Designation of areas. All areas regulated by the provisions of this Section shall be designated on the Flight Obstruction Area Map, located at the back of this Ordinance, by the letters "A", "B", or "AA". Said Flight Obstruction Area Map is hereby incorporated into this Ordinance and is an integral part hereof. District symbols shall be assigned as follows: 48.0600 Permitted projections within any flight obstruction area. Nothing in this Section shall be construed as prohibiting within any flight obstruc•:ion area the construction or maintenance of any building or other structure to a height up to thirty-five (35) feet above the established grade. 48.0301 "A" districts shall include those parts of flight obstruction areas lying generally beneath the airport horizontal surface "A" excepting the airport approach and transitional surfaces and the heliport conical surface. 48.0700 Marking or lighting of new or existing hazards to air navigation. The owner of any building or other structure which exceeds the permitted height at the effective date of this Ordinance shall permit the installation, operation, and maintenance of such markers or lights as shall be deemed necessary by the Aviation Commission to indicate to the operators of aircraft in the vicinity of the airport or heliport, the presence of such air navigation hazard. 48.0302 "B" districts shall include those parts of flight obstruction areas lying generally beneath the Detroit City Airport horizontal surface "B". 48.0303 "AA" districts shall include those parts of flight obstruction areas lying generally beneath the airport approach and transitional surfaces and the heliport conical surface. Structures erected after the effective date of this Ordinance which are deemed a hazard to aircraft by the Aviati on Commission shall be lighted or marked in accordance with the Obstruction Marking and Lighting Requirements of the Federal Aviation Agency. Such marking or lighting shall be installed and maintained by the owner of the structure. 48.0400 Uses permitted. Uses permitted shall be determined as specified in other Sections of this Ordinance with the following exception. In areas designated "AA", the following uses shall not be permitted: 48.0800 Appeals. a) Schools, except commercially operated vocational or trade schools. Appeals from this Section of the Ordinance shall be considered by the Board of Zoning Appeals. However, prior to making any decision, the Board shall notify the Aviation Commission of the appeal and of the time and place of the public hearing and shall give due consideration to any report or recommendation received from the Aviati on Commission regarding their interests in the matter. b) Hospitals, sanatoriums, convalescent, nursing, or rest homes. 48.0500 Height of buildings or other structures. Except as provided in Section 48.0600, no building or other structure hereafter constructed or any existing building or other structure hereafter relocated, enlarged, or reconstructed shall project so as to penetrate airport approach, transitional, or horizontal surfaces, whichever is more restrictive, or heliport conical surfaces; provided,.. that in no instance 49.0000 Flood hazard areas. 49.0100 Intent. 49.0101 In the development and execution of this section, it is recognized that certain regulations are Supp.No.a 37 �§ 49.0000 DETROIT, MICHIGAN 49.0202 Where there are disputes as to the location of a flood hazard area boundary, the board of zoning appeals shall resolve the dispute in accordance with Section 49.0204. needed to control the use of land in flood hazard areas in order to comply with the provisions of the National Flood Insurance Act of 1968, as amended, and the rules and regulations promulgated at 44 CFR 60.3(c) in furtherance of this program by the United States Federal Emergency Management Agency (FEMA), and to reduce injury to persons and property resulting from flood conditions in the City of Detroit. 49.0203 The restrictions and regulations under this section of the ordinance shall control over all conflicting requirements in this ordinance, except where the conflicting provision is more stringent, in which case, the more stringent requirement shall apply. 49.0102 The objectives of these provisions include: A. 49. 0204 Mapping disputes. The protection of human life, health and property from the dangerous and damaging effects of flood conditions. A. Where disputes arise as to the location of the flood hazard areas, the board of zoning appeals shall resolve the dispute and establish the boundary located, after receipt of a report and recommendation from the department of public works. In all cases, the decision of the board of zoning appeals shall be based upon the most current floodplain studies issued by the Federal Emergency Management Agency. Where Federal Emergency Management Agency information is not available, the best available floodplain information shall be utilized. B. Where a dispute involves an allegation that the boundary is incorrect as mapped and Federal Emergency Management Agency floodplain studies are being questioned, the board of zoning appeals shall modify the boundary of the flood hazard area or the areas defining the floodway only upon receipt of an official letter of map amendment issued by the Federal Emergency Management Agency. C. All parties to a map dispute may submit technical evidence to the board of zoning appeals. (Ord. No. 449-H, § 1, 7-1-81) B. The minimization of public expenditures for flood control projects, rescue and relief efforts in the aftermath of flooding, repair of flood-damaged public facilities and utilities, and the redevelopment of flood-damaged homes, neighborhoods, commercial and industrial areas. C. The prevention of private and public economic loss and social disruption as a result of flood conditions. D. The maintenance of stable development patterns not subject to the blighting influence of flood damage. E. To insure that the public has access to information indicating the location of land areas subject to periodic flooding. F. To preserve the ability of floodplains to carry and discharge a base flood. (Ord. No. 449-H, § 1, 7-1-81) 49.0200 Delineation of the fwod hazard overlay area. 49.0201 The flood hazard area shall overlay existing zoning districts delineated on the Official Detroit Zoning Map. The boundaries of the flood hazard area shall coincide with the boundaries of the areas indicated as within the limits of the 100-year flood in the report entitled "Flood Insurance StudyDetroit," dated July 2, 1981, and subsequent amendments, with accompanying flood insurance rate maps. The study and accompanying maps are adopted by reference, appended and declared to be a part of this ordinance. 49.0300 Development permit. 49.0301 No development of any kind or type shall occur or be commenced in a flood hazard area until a building permit is first obtained from and issued ?Y t~e department of buildings and safety engineermg m accordance with the provisions of Section 63.0000 of this ordinance. 49.0302 No building permit shall be issued for development in a flood hazard area unless: Supp.No.3 38 I I I �J J f DETROIT ZONING ORDINANCE § 49.0000 49.0404 All public utilities and facilities shall be designed, constructed and located so as not to contribute to flooding, nor be affected by flooding. 49.0405 Adequate drainage shall be provided to reduce exposure to flood hazards. 49.0406 The department of buildings and safety engineering shall review development proposals on private property to determine compliance with the standards in this section. Development proposals within public rights-of-way shall be reviewed by the department of public works and other appropriate city departments. Compliance with the standards of this subsection shall be certified by a registered professional engineer or architect. A. All of the applicable standards, requirements and provisions contained in this ordinance and the official building code of the City of Detroit are met. B. All necessary development permits shall have been issued by appropriate local, state and federal authorities, including, but not limited to, a floodplain permit, approval or letter of no authority from the Michigan Department of Natural Resources pursuant to the authority vested in it under Act No. 245 of the Public Acts of Michigan of 1929, as amended. Where a development permit cannot be issued prior to the issuance of a building permit, a letter from the issuing agency indicating intent to issue contingent only upon proof of zoning compliance shall be acceptable. 49.0407 Land shall not be divided in a manner creating parcels or lots which cannot be used in conformance with the requirements of this section. 49.0408 The flood -carrying capacity of any altered or relocated watercourse not subject to state or fed eral regulations shall not be diminished. 49.0409 Available flood hazard data from feder al state or other sources shall be reasonably utili~ed in meeting the standards of this section. Data furnished by the Federal Emergency Management Agency shall take precedence over data from other sources. With respect to the Rouge River floodway, floodwater elevations, as derived from the flood insurance study, shall apply as delineated in the following table. Rouge River Flood Elevations at Selected Points 49.0303 No structure, building or edifice of any kind located in a flood hazard area shall be occupied until a "certificate of occupancy" is first obtained from, and issued by the department of buildings and safety engineering in accordance with the provisions of Section 63.0000 of this ordinance. (Ord. No. 449-H, § 1, 7-1-81 ) 49.0400 General standards for flood haz ard reduction. 49.0401 All new construction and substantial improvements within a flood hazard area, including the placement of prefabricated buildings and mobile homes, shall: A. Be designed and anchored to prevent flotation, collapse, or lateral movement of the structure. B. Be constructed with materials and utility equipment resistant to flood damage. C. Be constructed by methods and practices that minimize flood damage. Location Elevation in Feet 1 West Warren Avenue . ... . .. . . . ....... . 600.2 2 Joy Road ... . ....... .. .. . ............. . 602.6 Plymouth Road ...... . .......... . ..... . 605.5 Schoolcraft Road ............ . . . .. .. .. . 611.5 Fenkell Avenue . . . .. .. .. .... . .. .. ..... . 613.2 West McNichols Road .. .............. . . 615.5 Grand River Avenue .. .. ............... . 616.6 West Seven Mile Road .. . . ...... . ...... . 618.8 West Eight Mile Road . .. .. ........ . . .. . 622.2 1 National geodetic vertical datum. 2 Elevations for points between locations may be obtained by interpolation. (Ord. No. 449-H, § 1, 7-1-81) 49.0402 All new and replacement water supply systems shall be designed and constructed to prevent infiltration of floodwaters into the system. 49.0403 All new and replacement sanitary sewage systems shall be designed and constructed to prevent infiltration of floodwaters into the systems and discharges from systems into floodwaters. On-site waste disposal systems shall be located to avoid impairment to the system or contamination from the system during flooding. Supp.No.a 38.1 �DETROIT, MICHIGAN § 49.0000 49.0500 Specific base flood elevation standards. 49.0501 On the basis of the most recent available base flood elevation data, the following standards shall apply in the flood hazard area: A. All new construction and substantial improvements of residential structures shall have the lowest floor, including basement, elevated to or above the base flood level. B. All new construction and substantial improvements of nonresidential structures shall have either: 1. The lowest floor, including basement, elevated to or above the base flood level; or 2. Be constructed such that below base flood level, together with attendant utility and sanitary facilities, the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. A registered professional engineer or architect shall certify that the standards of this subparagraph are satisfied, and that the floodproofing methods employed are adequate to withstand the flood depths, pressures, velocities, impact and uplift forces and other factors associated with a base flood in the location of the structure. Such certification shall be submitted with the permit application as provided in Section 49.0406 and shall indicate the elevation to which the structure is floodproofed. C. be anchored to resist flotation, collapse or lateral movement by providing over-the-top and frame ties in accord with the following specifications: A. Over-the-top ties shall be provided at each of the four (4) corners of the mobile homes, with two (2) additional ties per side at intermediate locations, except that on mobile homes less than fifty (50) feet in length one tie per side shall be required. B. Frame ties shall be provided at each corner of the home with five (5) additional ties per side at intermediate points, except that on mobile homes less than fifty (50) feet in length four (4) ties per side shall be required. C. All components of the anchoring system shall be capable of carrying a force of four thousand eight hundred (4,800) pounds. D. All additions to a mobile home shall be similarly anchored. 49.0602 Prior to the issuance of a building permit under this section, all applicants shall file, with the department of transportation, an evacuation plan indicating alternative vehicular access and escape routes for mobile home parks and mobile home subdivisions. 49.0603 Mobile homes within zones Al-30 on the flood insurance rate map shall be located in accord with the following standards: A. All mobile homes shall be placed on stands or lots which are elevated on compacted fill or on pilings so that the lowest floor of the mobile home will be at or above the base flood level. B. Adequate surface drainage away from all structures and access for a mobile home hauler shall be provided. Construction along the Rouge River shall be governed by the table set forth in Section 49.0409. C. 49.0502 The most recent base flood elevation data received from the Federal Emergency Management Agency shall take precedence over data from other sources. (Ord. No. 449-H, § 1, 7-1-81) In the instance of elevation on pilings, lots shall be large enough to permit steps; piling foundations shall be placed in stable soil no • feet apart; and reinforcemore than ten (10) ment shall be provided for piers more than six (6) feet above ground level. D. In mobile home parks and mobile home subdivisions which exist at the time this subsection is adopted, where repair, reconstruction 49.0600 Mobile homes standards. 49.0601 All mobile homes established after the effective date of this ordinance [July 6, 1981] shall Supp.No.3 38.2 I I I �J DETROIT ZONING ORDINANCE l J II " 49.0900 [Exemption of historic structures.] or improvement of streets, utilities and pads equals or exceeds fifty (50) per cent of the value of the streets, utilities and pads before the repair, the standards in subparagraphs A, B, C, of this subsection shall be complied with. (Ord. No. 449-H, § 1, 7-1-81) The reconstruction, rehabilitation, or restoration of any structure listed in the National Register of Historic Places or the Michigan State Register of Historic Sites, or any structure located in an historic district listed in the National Register of Historic Places or the Michigan State Register of Historic Sites, or located within a City of Detioit designated historic district shall be exempt from the provisions of Article IV, Section 49.0000 (et seq.), flood hazard areas. (Ord. No. 449-H, § 1, 7-1-81) 49.0700 Standards for areas of shallow flooding. 49.0701 The following standards shall apply in areas of shallow flooding denoted as AO zones on the firm: A. B. All new construction and substantial improvements of residential structures shall have the lowest floor, including basement, elevated above the crown of the nearest street to or above the depth number specified on the firm. 49.1000 Disclaimer of liability. Approval of the use of land under this article shall not be considered a guarantee or warranty of safety from flood damage. This ordinance does not imply that areas outside the flood hazards area will be free from flood damage. This ordinance does not create liability on the part of the City of Detroit or any officer or employee thereof for any flood damages that result from reliance on this ordinance or any administrative decision lawfully made thereunder. (Ord. No. 449-H, § 1, 7-1-81) All new construction and substantial improvements of nonresidential structures shall either: 1. § 51.0000 Have the lowest floor, including basement, elevated above the crown of the nearest street to or above the depth number specified on the firm; or ARTICLE V. NONCONFORMING BUILDINGS, STRUCTURES, AND USES 2. Be floodproofed together with attendant utility and sanitary facilities to the level specified in subparagraph Bl in accordance with the standards in subsection 49.0501 B2. (Ord. No. 449-H, § 1, 7-1-81) 50.0000 Purpose. This Ordinance establishes separate districts, each of which is an appropriate area for the location of specified types of buildings, structures, and uses. It is necessary and consistent with the establishment of these districts that all non-conforming buildings, structures, and uses be permitted to continue only under specific controls. Therefore, it is the purpose of this Article V to provide for the regulation of such non-conforming buildings, structures, and uses. 49.0800 Floodway protection standards. 49.0801 New construction, substantial improvements and all other development, including fill, shall be prohibited within Zone A on the Rouge River, except where it is demonstrated to the director of the department of public works that the cumulative effect of the proposed development when combined with all other existing and anticipated development will not harmfully increase the water surface elevation of a base flood. In determining whether a harmful increase will occur, compliance with Public Act 245 of 1928 [1929], as amended by Public Act 167 of 1908 [1968], shall be required. Zone A, with respect to the Rouge River, shall be considered the floodway. (Ord. No. 449-H, § 1, 7-1-81) 51.0000 Continuance of non-conforming buildings, structures, and uses. Any non-conforming building, structure, or use, lawfully existing on the effective date of this Ordinance and which remains non-conforming, and any lawfully existing building, Supp.No.a 38.3 �§ 51.0000 DETROIT, MICHIGAN structure, or use, which shall become nonconforming upon the adoption of this Ordinance, or any subsequent amendment thereto, may be continued, operated, occupied, or maintained subject to the provisions of this Article. 52.0300 Vacancies. In all zoning districts, any part of a building, structure, or parcel of land, occupied by a non-conforming use, which hereafter becomes vacant and remains unoccupied for a continuous period of two years or more for any reason whatsoever, shall not thereafter be occupied except by a use which is permitted in the zoning district in which such building·, structure, or parcel of land is located. Intent to resume active operation as a non-conforming use shall not alter the provisions of this paragraph. Provided, that :if a principal building is involved, the Board may permit resumption of the prior use or a use first permitted in the same or a more restricted zoning classification, if after public hearing a finding is made that such new use will be no more detrimental to the contiguous or surrounding property and no more detrimental to the neighborhood than the discontinued non-conforming use. The Board may impose any reasonable limitations or conditions it deems necessary to carry out the spirit and purpose of this Ordinance. 52.0000 Termination of use. 52.0100 Non-conforming uses of land. When located on property zoned in a residential district classification, all non-conforming uses which are conducted or maintained in the open, including uses which are non -conforming solely by virtue of being maintained in the open, but excluding parking lots, shall be discontinued within ten years from the effective date of this Ordinance, or within ten years from the effective date of any subsequent amendment to this Ordinance which causes said use to become non-conforming. For the purpose of this section, a non-conforming use shall be considered to be maintained in the open when no buildings or structures are employed in connection with such use, or when any buildings or structures so employed are clearly incidental or accessory to such use. 53.0000 Change of use. 52.0200 Non-conforming advertising signs. When located on property zoned in a residential district classification, all non-conforming advertising signs shall be discontinued and removed from the premises within ten years from the effective date of this Ordinance, or within ten years from the effective date of any subsequent amendment to this Ordinance which causes said advertising sign to become non-conforming. 53.0100 Uses within buildings. 53.0101 A non-conforming use occupying all or part of a building or structure currently used as a retail store for direct sale of merchandise, for personal service to the customer, or as a business or professional office, may be changed to a new or different use as specified hereafter. Such new use shall Supp.No.a 38.4 I I I �J DETROIT ZONING ORDINANCE f J J l II be limited to personal service shops for direct service to customers, business or professional offices, or retail stores for direct sale to the consumer of new merchandise such as food and food products, dry goods, articles of clothing, drug and sundries, stationery, notions, gifts, hardware, flowers, beverages, refreshments, or similar goods, and not involving any greater noise, odor, smoke, dust, or unsightliness than the specific retail store uses enumerated herein. The following uses shall not be permitted to locate in a non-conforming building or structure in a residential district: § 54.0000 maintained in the open when no buildings or structures are employed in connection with such use, or when any buildings or structures so employed are clearly incidental or accessory to such use. 53.0300 Effect of change of use. When a non-conforming use has been changed to a conforming use, it shall not thereafter be changed to a non-conforming use. a) Any of the regulated uses specified in Section 66.0000; When a non-conforming use has been changed to a more restrictive use, it shall not thereafter be changed to a less restrictive use unless such change conforms to the regulations of this Ordinance. b) Restaurants; 53.0400 Change of tenancy or ownership. c) Motor vehicle filling or service stations; There may be a change of tenancy, ownership, or management of a non-conforming use provided there is no change in the nature or character of such non-conforming use. d) Mortuaries; e) Motor vehicle body or fender bumping or painting shops; f) Motor vehicle or motor repairing; g) Motor vehicle cleaning. washing and 54.0000 Structures not conforming to specification requirements. steam 54.0100 Alteration, conversion, modification, or repair of such structures. 53.0102 Other than as specified in Section 53.0101 above, there shall be no change of a non-conforming use in a building or structure unless the Board, after public hearing, finds that such new use will be less injurious to the contiguous or surrounding property and less detrimental to the neighborhood than the discontinued non-conforming use. The Board, in its approval, may impose any reasonable limitations or conditions it deems necessary to carry out the intent, spirit, and purpose of this Ordinance. 54.0101 Except as provided in Section 54.0102, all buildings or structures legally existing under the provisions of a Zoning Ordinance effective prior hereto, either as a matter of right or with approval, and conforming as to use under the provisions of this Ordinance, either as a matter of right or with approval, may be altered, enlarged, or repaired provided said alteration, enlargement, or repair does not create or increase a non-conformity under the provisions of this Ordinance. However, any such building, structure, or use may be altered, enlarged, or repaired along its side yard provided there is no reduction of any required side yard. In no case within residentially zoned districts, however, shall any alteration or enlargement to single or two-family dwellings, be permitted which would result in a development which is or would be less than three feet from the side zoning-lot line. 53.0200 Uses conducted in the open. A non-conforming use which is conducted or maintained in the open, including uses which are non-conforming solely by virtue of being maintained in the open, shall not be changed to any other use except to a use permitted in the district in which it is located. For the purpose of this section, a non-conforming use shall be considered to be 39 �DETROIT, MICHIGAN § 54.0000 55.0300 Exceptions. 54.0102 No alterations, enlargements, or conversions of existing motor vehicle laundries or wash-racks where facilities are provided for the washing or cleaning of two or more vehicles simultaneously or where facilities are provided for coin-operated or self-service washing of motor vehicles, or restaurants, shall be permitted unless said structures and uses are made to conform with all requirements for such uses as specified in the district where said use is located. Upon request, the Community and Economic Development Department may adjust any of said requirements in unusual circumstances and where no good purpose would be served by compliance with such requirements. Where off-street par king or off-street loading facilities are accessory to a non-conforming use and do not comply with the provisions of this Ordinance, the Board may permit expansion of such facilities if after public hearing a finding is made that such expansion will not be injurious to the contiguous or surrounding property and will not have a detrimental effect on the neighborhood. The Board may impose any reasonable limitations or conditions it deems necessary to carry out the intent, spirit, and purpose of this Ordinance. 56.0000 Alterations or enlargement of non-conforming buildings or structures occupied by non-conf orming uses. (Ord. No. 862-G, § 1, 11-20-73) 55.0000 Expansion uses. of non-conforming In a non-conforming building or structure occupied by a non-conforming use, no enlargements shall be made except those required by law or Ordinance, unless the use of the building or structure is made to conform with the use regulations of the district in which it is located; however, nothing in this Ordinance shall prevent necessary repairs or interior alterations to such structures. Provided, that the Board may modify the provisions of this section if it finds, after public hearing, that said modification will be non-injurious to the contiguous or surrounding property and not detrimental to the neighborhood. The Board may impose any limitations or conditions, it deems necessary to carry out the intent, spirit, and purpose of this Ordinance. 55.0100 Non-conforming uses within buildings or structures. No such non-conforming use shall be permitted to increase, enlarge, or expand the area, space, or volume it occupied on the effective date of this Ordinance, or any subsequent amendment to this Ordinance which causes said use to become non-conforming. Provided, that the Board may permit an increase, enlargement, or expansion if it finds, after public hearing, that said increase, enlargement, or expansion will be non-injurious to the contiguous or surrounding property and not detrimental to the neighborhood. The Board, in its approval, may impose any limitations or conditions it deems necessary to carry out the intent, spirit, and purpose of this Ordinance. 57.0000 Restoration or repair of damaged non-conforming buildings or structures occupied by nonconforming uses. 55.0200 Non-conforming use of land. The non-conforming use of land shall not be expanded or extended beyond the area it occupied on the effective date of this Ordinance or on the effective date of any subsequent amendment to this Ordinance which causes said use to become non-conforming except as provided in Section 55.0300. A non-conforming building or structure occupied by a non-conforming use which is partially destroyed by fire, collapse, explosion, or Act of God, may be reconstructed and occupied by the same use, provided the cost of such reconstruction does not exceed 40 ~ I I I I ~ I I �f f I ,. I J l I II II DETROIT ZONING ORDINANCE sixty (60) percent of the assessed valuation of the building or structure at the time such damage occurred. And provided, that where the cost of reconstruction exceeds the above stated expense, that the re-established use complies with the off-street parking requirements of Section 47.0100. No repairs or reconstruction shall be undertaken unless started within two years from the date of the partial destruction and diligently carried on to completion. Provided, that the Board may modify the provisions of this section if it finds, after public hearing, that said modifications will be non-injurious to the contiguous or surrounding property and not detrimental to the neighborhood. The Board may impose any limitations or conditions, it deems necessary to carry out the intent, spirit, and purpose of this Ordinance. § 58.0000 shall be held before that body. Provided, that not less than fifteen days notice of the time, place, and purpose of such public hearing shall first be published in the official paper of the City of Detroit and that the City Clerk shall send written notice of the time, place, and purpose of such public hearing by mail to the respective owners of any such properties proposed to be acquired. Said notice shall be sent to the owners address as given in the last assessment roll. If the cost and expense, or any portion thereof, is to be assessed to a special district, the Board of Assessors shall be directed to furnish the City Council with a tentative special assessment district and tentative plan of assessment and the names of the respective owners of the properties located in such district and the addresses of the owners as given in the last assessment roll. The City Clerk shall send by mail said notice of hearing to the owners of property located in the tentative special assessment district. 58.0000 Acquisition of non-conforming buildings, structures, or uses. The Community and Economic Development Department may, from time to time, recommend to the City Council the acquisition of any private property that does not conform in use or structure to the regulations and restrictions of the various districts in this Ordinance, and the removal of such use or structure. Whenever the City Council, after such public hearing, shall declare by resolution that proceedings be instituted for the acquisition of any non-conforming building, structure, or use in accordance with the laws of the State of Michigan and the Charter and Ordinances of the City of Detroit, the City Clerk shall send by registered mail a certified copy of such resolution to the respective owners of the properties to be acquired, and to the owners of the properties in any special assessment district, at the addresses given in the last assessment roll. The Community and Economic Development Department shall submit its reasons, and estimates of cost and expense of such acquisition and removal of the non-conformity, and of the probably resale price of the property to be acquired, after removal of the non-conformity, as obtained from the appropriate City agency. The Community and Economic Development Department shall recommend that portion of the difference between the estimated cost of acquisition and removal of the non-conformity and the probable resale price which, in their opinion, should be assessed to a benefited district. Whenever the City Council has under advisement the acquisition by purchase, condemnation, or otherwise as provided by law, any such non-conforming building, structure, or use, a preliminary public hearing thereon Upon the passing of title of the private property so acquired to the City of Detroit, the City Council shall cause the discontinuance or removal of the non-conforming use or the removal or demolition or remodeling of the non-conforming building or structure. The City Council may thereafter elect to retain all or part of property so acquired for municipal purposes, but not for public housing. If acquisition costs and expenses are to be assessed against a special district, the amount to be assessed shall be reduced by the market value of the property retained for 41 �§ 58.0000 DETROIT, MICHIGAN tions, and receive necessary maps, charts, and other pictorial materials from either the staff of the City Planning Commission or the staff of the Community and Economic Development Department; hold necessary hearings, and otherwise process applications so as to formulate a proper recommendation. public use, such value having been determined by the City Council after report on same by the appropriate agency. The City Council shall thereafter order such portion of the property not retained for municipal purposes to be sold or otherwise disposed of, but only for a conforming use, and not for public housing. The City Council shall confirm the cost and expense of such project and report any assessable cost to the Board of Assessors, who shall then prepare an assessment roll in the manner provided for in the Charter and Ordinances of the City of Detroit. Such an assessment may, in the discretion of the City Council, be paid in one or more but not to exceed ten annual installments. b) Propose and recommend to the Council the enactment of amendments to this Ordinance for the purpose of improving the Ordinance. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 916-G, § 1, 6-25-74) 60.0200 [Duties of community and economic development department.] ARTICLE VI. ADMINISTRATION The Community and Economic Development Department shall: 60.0000 Zoning commission. The City Planning Commission is hereby designated as the Zoning Commission specified in Section 4 of Act 207 of the Public Acts of 1921, as amended, and shall perform the duties of said Commission as provided in said statute in connection with the amendment of this Ordinance. The City Planning Commission, acting as the Zoning Commission, shall have authority to establish such policies, rules and regulations, not in conflict with the Charter of the City, as it deems necessary to secure the proper administration and enforcement of this Ordinance. a) Receive all applications for regulated uses and for permitted with approval use permits; conduct field inspections, surveys, and investigations; prepare maps, charts, and other pictorial materials; hold necessary hearings, and otherwise process such applications. b) Receive all notifications of Board Hearings and, if deemed advisable, conduct field inspections, investigations, and prepare maps or other pictorial materials so as to formulate a recommendation on any case reviewed by the board. (Ord. No. 916-G, § 1, 6-25-74) c) Approve temporary permits of more than one day in duration for circuses, carnivals, rides, church meetings, charitable uses, revival meetings, or similar uses not elsewhere specified in this Ordinance, to be conducted either outdoors or in tents, when such use is proposed on property located in a B2 or less restrictive zoning district classification provided, that such use is not injurious to the contiguous or surrounding neighborhood and not contrary to the spirit and purpose of this Ordinance. In granting said permit, the 60.0100 Duties and staff. The City Planning Commission shall, in accordance with the Charter and as authorized by the City Council in its annual appropriation ordinance, appoint sufficient staff to perform the duties and functions as specified in this Ordinance. The City Planning Commission shall: a) Receive from the City Clerk all applications for amendments to this Ordinance; receive necessary reports of field inspections, surveys, and investiga- l l l l l 1 I 7 42 l �J DETROIT ZONING ORDINANCE Community and Economic Development Department shall specify the hours of operation and the period of time said permit is to remain effective, and such other regulations as may be necessary to fulfill the spirit and purpose of this Ordinance. J J J II II II II - "Board") which shall perform its duties and exercise its powers as provided by law in such a way that the objectives of this Ordinance shall be observed, public safety secured, and substantial justice done. 62.0101 Personnel of the Board. The Board shall consist of seven members appointed by the City Council for overlapping terme of three years each, i.e., two members shall be appointed each year, except that every third year three members shall be appointed; provided, that the initial appointment of the Seventh member may be for a term of less than three years. The City Council shall appoint a secretary to the Board who shall serve for a term of six years. Any vacancies on the Board shall be filled by the Council for the remainder of the unexpired term. The members or secretary may be removed for cause by the City Council only after hearing and consideration of written charges. The members and secretary shall be citizens of the United States and residents of the City of Detroit, and not members of any other city board, department, commission, or any other division of municipal government. Compensation of members of the Board and of the Secretary shall be fixed by Council. d) Determine the location of any district boundaries where there is any uncertainty, contradiction, or conflict as to the intent or location of such boundaries. e) Maintain a record of all non-conforming uses existing at the effective date of this Ordinance for the purpose of complying with the provisions of this Ordinance. f) Maintain a map or maps showing the current zoning classification of all land in the City of Detroit. g) Require the petitioner or his representative to record with the Clerk of Wayne County Register of Deeds all matters and information required to be recorded by this Ordinance or by the application of this Ordinance. Evidence of said recordation shall be filed with the Community and Economic Development Department. 62.0102 Officers. The Board shall annually elect its own Chairman and Vice-Chairman and, in accordance with Civil Service procedures, shall appoint such additional assistants, clerks, and subordinates as may be necessary. The Board shall prescribe their duties and shall, subject to the approval of Council, fix their compensation. h) Designate a qualified staff member to serve as chairman of the Industrial Review Committee. i) § 62.0000 Obtain an Official Seal and properly affix this seal to all grants or documents emanating from the offices of the Community and Economic Development Department. Establish rules and regulations for the proper use of this seal. (Ord. No. 169-H, § 1, 12-8-76) 62.0200 Meetings, records, and procedures. 62.0201 Meetings. Regular meetings shall be held at least once each week, and special meetings shall be held at the call of the chairman or as the Board may determine, or upon written request of three members provided twenty-four (24) hours notice has been given to each member before the time set for such meeting. Four members of the Board shall constitute a quorum for the (Ord. No. 916-G, § 1, 6-25-74) 62.0000 Board of zoning appeals. 62.0100 Board of zoning appeals established. There is hereby established a Board of Zoning Appeals (hereinafter called the 43 �§ 62.0000 DETROIT, MICHIGAN c) All evidence and testimony shall be presented publicly. The Board may take judicial notice of facts to the same extent and in the same manner as courts of record and may consider any relevant facts within the personal knowledge of any member of the Board which are stated into the record by such member. conduct of business. All Board meetings shall be open to the public. The Board shall have the power to subpoena and require the attendance of witnesses, administer oaths, compel testimony or the production of books, papers, files, or other evidence pertinent to the matter before it. 62.0202 Records. For each case or matter heard, the Board shall cause a record of its proceedings to be prepared. The record of proceedings shall include all documents considered in the case together with a transcribed stenographic record of all public proceedings. The transcribed stenographic record shall include, but need not be limited to, the verbatim testimony offered by all witnesses in the case and all personal knowledge of members of the Board considered by the Board in reaching its decision. The record of proceedings shall show the grounds for each decision and the vote of each member upon each question, or, if absent or failing to vote, shall indicate such fact. The record of proceedings shall be filed in the office of the Board and shall be a public record. 62.0300 Appeals to the board. 62.0301 Appeals. Appeals to the Board may be taken by any person, firm, partnership or corporation, or by any officer, department, commission, board, or bureau of the city, or any other agency aggrieved by a decision of an enforcing officer or any decision made by the Community and Economic Development Department involving regulated uses or permitted with approval uses. Said appeal shall be filed with the board, upon the form provided, and within the time specified by the board. Upon receiving notice of the filing of such an appeal, the enforcing official shall forthwith transmit to the board all papers constituting the record upon which the action appealed from was taken. 62.0203 Procedures. The Board shall adopt rules governing all proceedings before it. Such rules shall provide and require that: 62.0302 Stay of Proceedings. An appeal stays all proceedings in furtherance of the action appealed from, unless the administrative official from whom the appeal is taken certifies to the Board that by reason of facts stated in the certificate a stay would, in his opinion, cause imminent peril to life or property. In such case proceedings shall not be stayed other than by a restraining order which may be granted by the Board or by a court of record, on application, on notice to the administrative official from whom the appeal is taken, and on due cause shown. a) Not less than ten days prior to public hearings, notice of the hearing shall be given to all parties in interest and to the Community and Economic Development Department. Said notice shall be given to all owners of property within at least 300 feet of the premises in question and shall be addressed to the respective owners at the address given in the last assessment roll. Notice shall also be given to all neighborhood improvement associations known to exist within at least 300 feet of the premises in question. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 916-G, § 1, 6-25-74) 62.0400 Powers and duties. b) At any public hearing any interested party may appear in person or by agent or attorney and offer evidence and testimony and cross-examine witnesses. The Board shall have the following official powers and duties, and provided, that any decision, determination, or grant made by the board shall be properly recorded and shall 44 l l l l l 1 l l l l 1 ~ l l �f I I ,, DETROIT ZONING ORDINANCE bear the official seal of the Board of Zoning Appeals. Any copies of said actions delivered to the appellant or to other parties of interest shall also bear the official seal of the Board of Zoning Appeals. § 62.0000 Sale and display of machine tools and parts Small tool, die or gauge manufacturing Toiletries or cosmetics manufacturing Wearing apparel manufacturing Wholesale stores, storage buildings or warehouses (excluding steel warehousing) 62.0401 Administrative Review. The Board shall hear and decide appeals from and review any order requirement, decision, or determination made by an administrative official in the enforcement of this Ordinance or any decision made by the Community and Economic Development Department involving Regulated uses or permitted with approval uses. Nothing contained in this paragraph shall be deemed to authorize the Board to reverse or adjust any order or decision which conforms to the provisions of this Ordinance. b) In all zoning districts when a principal building is involved, the Board may permit the resumption of a discontinued non-conforming use or may use or may permit a use first permitted in the same or a more restricted district than the prior non-conforming use; provided, that the Board after public hearing makes a finding that such new use will be no more detrimental to the contiguous or surrounding property and no more detrimental to the neighborhood than the discontinued non-conforming use. 62.0402 Special Exceptions and Modifications. The Board shall hear and decide only such special exceptions and modifications as they are specifically authorized to pass on under the terms of this Ordinance. They shall decide such questions as are involved in determining whether special exceptions or modifications should be granted and shall impose such conditions and safeguards as it deems necessary to carry out the intent, spirit and purpose of this Ordinance. They shall deny those requests which are not in harmony with the intent and purpose of this Ordinance. c) Where off-street parking or off-street loading facilities, accessory to a nonconforming use, do not comply with the provisions of this Ordinance, the Board may permit expansion of such facilities if after public hearing a finding is made that such expansions will not be injurious to the continguous property and will not have a detrimental effect on the surrounding neighbor hood. a) The Board, after public hearing, may permit any building or structure existing in a B4 or B5 District on the effective date of this Ordinance to be used for the following listed uses and other uses similar thereto, providing the Board makes a finding that such use will not be injurious to the contiguous or surrounding property or neighborhood and that the building or structure is not needed to serve the surrounding neighborhood for business uses. d) Permit a modification in the required location on off-street parking facilities or in the amount of off-street parking facilities required, or both, if after investigation by the Board it is found that such modification is necessary to secure an appropriate development of a specific parcel of land; provided, that any such modification will not be inconsistent with the spirit and purpose of this Ordinance, with public safety, and with substantial justice. Confection manufacturing Dental products, surgical or optical goods manufacturing Jewelry manufacturing Printing or engraving shops e) Permit the extension of any building, structure, or use into a more restricted district immediately adjacent thereto, under such conditions as will safeguard 45 �§ 62.0000 DETROIT, MICHIGAN (2) That the open space needs of the potential occupants are adequately served. (3) That said facility complies with all appropriate state, county and local codes, ordinances and regulations controlling or regulating such use. the character of the more restricted district; provided, a reasonable need for such an extension, and an absence of injurious effect on the contiguous property is shown to the satisfaction of the Boatd. Said extension shall not extend more than sixty (60) feet into the more restricted district. j) The Board may permit, after public hearing, the establishment of, or conversion of existing buildings to Adult Foster Care Facilities in the R3, R4, R5, R6, Bl, B2, B4, SDI, and SD2 Districts provided: f) Permit a modification in the loading space provisions of Section 47.0200 where, after investigation by the Board, it is ascertained that the volume of vehicular service will not require complete compliance with said provisions, or that a modification will not cause undue interference with the public use of the streets or alleys or imperil public safety, and where the requested modification will not be inconsistent with the spirit and purpose of this Ordinance. (1) That such Adult Foster Care Facility shall be at least 1,000 feet away from any existing or approved Adult Foster Care Facility unless such distance requirement is waived or modified after finding that such waiver or modification will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding neighborhood. (2) That the proposed Adult Foster Care Facility complies with all appropriate codes and ordinances of the Department of Health and the Department of Buildings and Safety Engineering. (3) That the proposed Adult Foster Care Facility complies with all specification requirements for rooming houses in the district proposed, as indicated in the Zoning Ordinance, unless specifically modified by the Board. (4) That a finding is made that the use will not be injurious to the adjacent surrounding development or area nor contrary to the intent of the provisions of this Ordinance. g) The Board may permit a modification in the height requirements, as specified in the airport overlay zones "A", "B", or "AA" after obtaining and giving due consideration to a report and favorable recommendation from the Aviation Authority regarding their interests in the matter under consideration. Provided, that said modification will not be injurious to contiguous or neighboring properties and not contrary to the spirit and intent of the Ordinance. h) The Board may permit a modification in the height limitation of signs as provided in Section 130.0201e. i) The Board may permit a modification in the required yards, percentage of lot coverage, lot area, height, recreational space, or bulk, when said modification is necessary to satisfactorily develop a parcel of land, or permit a modification or waiver of such requirements in existing buildings provided. k) The Board of Zoning Appeals may permit, after public hearing and after a written public report relative to the proposed facility has been filed by the Police Department with the Board prior to their action, the operation of a (1) That a modification or waiver is not injurious to surrounding and contiguous property. 46 l l l l l l 1 1 l l 1 l l �~ f f f ,. DETROIT ZONING ORDINANCE substance abuse service facility, in the B4, B5, B6, Ml, M2, M3, M4, or M5 districts provided: a public hearing, the acquisition of such licenses by existing businesses in these same districts, provided the following findings can be made or waived for just cause: (1) That said facility complies with all (2) J (3) (4) (5) § 62.0000 appropriate state, county, and local codes, ordinances, and regulations controlling or regulating such use: That at least one off-street parking space is provided for each 100 square feet, or fraction thereof, of gross floor area in the building or structure, unless specifically modified by the Board after finding that such waiver or modification will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding neighborhood. That said facility is located at least 2,000 feet from any existing or approved substance abuse service facility, unless such distance requirement is waived or modified after finding that such waiver or modification will not be mjurious to the contiguous property and will not have a detrimental effect on the surrounding neighborhood. That the establishment of said facility when considered in conjunction with existing similar uses will not create a concentration of uses in the area which would contribute to the establishment or development of a skid row atmosphere. That the establishment of said facility will not be injurious to the use and enjoyment of the adjacent or surrounding property, and will not be contrary to the intent of the provisions of this ordinance. (1) That the establishment of said use, (2) (3) (4) m) The Board may permit, after a public hearing, the establishment of businesses holding SDM (Specially Designated Merchant) or SDD (Specially Designated Distributor) licenses in the B2, B3, B4, B5, B6, Ml, M2, M3, M4, M5, and PCA Districts, or permit, after (5) Supp.No. 3 47 when considered in conjunction with existing similar uses, will not be injurious or harmful to adjacent uses or to the surrounding area; That the establishment of said use will not create a concentration of uses in the area which would contribute to the establishment or development of a "Skid Row" atmosphere, and That the establishment of said use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes permitted. That the petitioner has submitted to the Board a "Petition for the Sale of Take Out Beer, Wine or Liquor," signed by at least fifty-one percent (51 % ) of the persons owning property or living or doing business within a radius of five hundred feet of the proposed location or any part thereof, indicating their approval of the proposed use, such petition having first been duly verified by the Consumer Affairs Department unless another department is designated by the Mayor for authenticity of signatures and support. Provided, however, with respect to SDM licenses only, this paragraph (m)(4) shall be deemed to have been waived if the Board finds that said use will be located in a building over 2,200 gross square feet and said building conforms or will conform to all applicable requirements of the Detroit Zoning Ordinance for New Structures. That there shall be no establishment of said use at a location within five hundred feet of a �§ 62.0000 DETROIT, MICHIGAN such waiver will not be injurious to the contiguous property, and will not have a detrimental effect on the surrounding neighborhood, and will not be contrary to the intent of this section. school, unless specifically waived for just cause by the Board of Appeals. Such waiver shall be documented by a Statement of Facts upon which such determination was made and shall indicate that such use would not be injurious or harmful to adjacent uses or to the surrounding area. Any location holding a valid SDM or SDD license that has been closed for more than one year, or has had its SDM or SDD license placed in escrow for more than one year, shall receive the approval of the Board as provided for above, prior to reopening or reestablishing the use at such location. n) (4) That such pre-release adjustment center shall comply with all appropriate codes, ordinances, and requirements of the Department of Buildings and Safety Engineering, and the Michigan Department of Corrections, and further, that such agencies shall have the right of entry into each facility for purposes of inspection. (5) That such pre-release adjustment center shall comply with all specification requirements for rooming houses in the district proposed, as indicated in the Zoning Ordinance, unless specifically modified by the Board. The Board may permit, after public hearing, the establishment of, or the conversion of an existing building or part thereof to, a prerelease adjustment center in an R3, R4, R5, R6, Bl, B2, B4, B5, SDI, or SD2 district provided: (1) That such pre-release adjustment center shall be at least 1,000 feet away from any existing or approved pre-release adjustment center, adult foster care or substnace abuse facility unless such distance requirement is specifically waived by the Board after finding that such waiver will not be injurious to the contiguous property and will not have detrimental effect on the surrounding neighborhood. (6) That, where possible, such pre-release adjustment center shall not occupy an entire building, but should prefer ably share such building with other permitted uses of service or benefit to the neighborhood in which said building is located; however, no pre-release adjustment center shall have a service capacity in excess of 50 such persons. (7) That a finding is made by the Board that such pre-release adjustment center, when considered in conjunction with other existing or approved nearby uses, will not be injurious to the adjacent surrounding development or area, nor contrary to the intent of the provisions of this ordinance. o) Flood hazard area modifications. (2) That such pre-release adjustment center shall be at least 500 feet away from the nearest point of an elementary, middle, junior high, or senior high school site. (3) That such pre-release adjustment center shall be located along or within 200 feet of a major or secondary thoroughfare, as designated on the Master Plan of Trafficways, unless such locational requirement is specifically modified by the Board after finding that (1) Modifications from the provisions of Article IV, Section 49.0400, flood hazard areas, shall be granted only by the board Supp.No.3 48 l l l l 1 1 1 1 1 1 l �DETROIT ZONING ORDINANCE of zoning appeals, after receipt of reports and recommendations from the department of buildings and safety engineering and/or the department of public works, and upon a determination of substantial compliance with the general standards contained in this ordinance and each of the following specific standards. A. A modification shall be granted only upon: 1. A showing of good and sufficient cause; 2. A determination that failure to grant the modification would result in exceptional hardship to the applicant; and 3. A determination that the granting of a modification will not result in flood heights in excess of that permitted by Section 49.0801, additional threats to public safety, extraordinary public expense, create nuisance, cause fraud on or victimization of the public, or conflict with existing laws or ordinances. B. The modification granted shall be the minimum necessary, considering the flood hazard, to afford relief to the applicant. (2) The Detroit Board of Zoning Appeals may attach conditions to the granting of a modification to insure compliance with the standards contained in this ordinance. § 62.0000 istics which prevent reasonable use of the property as zoned. A variance shall not be granted unless the Board finds, on the basis of substantial evidence, that the property cannot reasonably be used in a manner consistent with existing zoning, and before the Board may exercise its discretion and grant a use variance on the grounds of unnecessary hardship, the record must demonstrate: a) That the property in question cannot be reasonably used only for a purpose permitted in that zone, and b) That the plight of the owner is due to unique circumstances and not to general conditions in the neighborhood, and c) That the use to be authorized by the variance will not alter the essential character of the locality. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 528-G, § 1, 9-8-70; Ord. No. 858-G, § 1, 10-23-73; Ord. No. 916-G, § 1, 6-25-74; Ord. No. 79-H, § 1, 12-17-75; Ord. No. 108-H, § 1, 4-14-76; Ord. No. 109-H, § 1, 4-16-76; Ord. No. 112-H, § 1, 4-30-76; Ord. No. 174-H, § 1, 12-15-76; Ord. No. 281-H, § 1, 10-18-78; Ord. No. 322-H, § 1, 4-11-79; Ord. No. 449-H, § 1, 7-1-81) 62.0500 Effect of denial. No appeal to the Board which has been denied wholly or in part shall be resubmitted for a period of one year from the effective date of said order of denial, except on the grounds of new evidence or proof of a change of conditions found to be valid by the Board. Applications for a rehearing shall be in writing and subject to the same rules as an original hearing. Case law annotation-The board, once they find that the applicant qualifies for a special exception and conditions related to the use of land are imposed, that use cannot be subject to a time limitation, Room and Board Homes and Family Care Homes, Operators and Ownera v. Gribbs, 67 Mich. App. 381,241 N.W.2d 216 (1976). 62.0403 Variances. The Board may vary the requirements of this Ordinance in cases where strict application of the provisions hereof will result in practical difficulty or unnecessary hardship that would deprive the owner of reasonable use of land or building involved. Such variance shall be granted only in cases or property having unique character- 62.0600 Revocation. If the conditions prescribed by the Board in making any grant or finding are not complied with within six months from the effective date of said grant, or any extension thereof, then without further action by the Board the grant shall be null and void. Supp.No. 3 49 �§ 62.0000 DETROIT, MICHIGAN storing, or placing of a motor vehicle on land or premises. 62.0700 Limitations on power. 62.0701 Concurring Vote Required. The concurring vote of five members of the Board shall be necessary to reverse or adjust any order, requirement, decision, or determination of any administrative official, or to decide in favor of the applicant on any matter upon which the Board is required to pass under this Ordinance, or to effect any variation or modification in this Ordinance. (Ord. No. 169-H, § 1, 12-8-76) (Ord. No. 916-G, § 1, 6-25-74) Case law annotation-This section does not prevent a suit on a nuisance theory using the zoning ordinance violation as proof of the existence of a nuisance, Indian Village Association v. Shreve, 52 Mich. App. 35, 216 N.W.2d 447 (1974). 63.0200 Permit review. No permit pertaining to the erection, alteration, or use of land, structures, of buildings shall be issued by any officer, department, or employee of the City of Detroit unless an application for such permit has been examined by the Department of Buildings and Safety Engineering and that department certifies that the proposed building, structure, or use complies with all provisions of this Ordinance. 62.0800 Effective date. Decisions rendered by the Board shall not become final until the expiration of five days from the day of entry of such order unless the Board finds the immediate effect of such order necessary for the preservation of property or personal rights and so certifies on the record. 62.0900 Appeals from the board. 63.0300 Certificate review. Any person aggrieved, the municipality, or any officer, department, board, or bureau of the municipality, may have a decision of the Board reviewed in the manner provided by rules relating to civil proceedings. No such review shall be granted unless a petition therefore, duly verified, setting forth that such decision is illegal, in whole or in part, and specifying the grounds of the illegality, is presented to a court of record within thirty (30) days after the effective date of the decision of the Board. No certificate of occupancy pursuant to the Building Code (Chapter 449-Compiled Ordinance of 1954 and any subsequent amendment thereto) shall be issued unless the building, structure, or part thereof, and the use of the land covered by such Certificate, conforms in all respects with the provisions of this Ordinance. 63.0400 Plats. All applications for building permits shall be accompanied by a plat, in duplicate, drawn to scale, showing the actual dimensions of the zoning-lot to be built upon, the location of all buildings to be erected, all other buildings on the property, and such other information as may be necessary for the enforcement of this Ordinance. 63.0000 Administrative and enforcement provisions. 63.0100 Enforcement. The Department of Buildings and Safety Engineering, through its officers, inspectors, or employees, shall enforce the provisions of this Ordinance and any grants approved by the Community and Economic Development Department or the Board; provided, that in cooperation with that Department, any police officer shall have authority to enforce the provisions thereof relating to the parking, 63.0500 Permits for new use of land. No land heretofore vacant shall hereafter be used or an existing use of land be hereafter changed to a use of a different class or type unless a building permit is first obtained for the new or different use. Supp.No.3 50 �,---- DETROIT ZONING ORDINANCE § 63.0000 structures, or parts thereof, or such use of land, are in conformity with the provisions of this Ordinance. 63.0600 Permits for new use of buildings. No building or structure or part thereof, shall be changed to or occupied by a use of a different kind or class unless a building permit is first obtained for the new use. 63.1200 Temporary certificates. Nothing in this Ordinance shall prevent the approval of a temporary Certificate of Occupancy for a portion of a building or structure in process of erection or alteration, provided that such temporary Certificate shall not be effective for a period of time in excess of six months and provided further that such portion of the building, structure, or premises is in conformity with the provisions of this Ordinance. 63.0700 Permits required. No building or structure, or part thereof, shall be hereafter erected, altered, moved, or repaired unless a building permit shall have been first issued for such work. The terms "altered" and "repaired" shall mean any changes in structural parts, stairways, type of construction, class or kind of occupancy, light or ventilation, means of egress or ingress, or other changes affected or regulated by the Building Code or this Ordinance except for minor repairs or changes not involving any of the aforesaid features. 63.1300 Temporary permits for the sale of Christmas trees. The Department of Buildings and Safety Engineering shall approve temporary permits for the use of land for the sale of Christmas trees in a Bl or less restrictive district. Said permits shall expire on December 26th of the year of issue and shall require the applicant to deposit the sum of fifty (50) dollars with the Department of Buildings and Safety Engineering to guarantee the cleaning of the lot and any abutting private or public property and the disposal of any remaining trees by an approved method on or before Decem her 31st of the year of issue of said permit. 63.0800 Building permit necessitates certificate. No land, building, structure, or part thereof, shall be occupied by or for any use for which a building permit is required by this Ordinance unless and until a Certificate of Occupancy shall have been issued for such new use. 63.0900 Certificates required. No building or structure, or part thereof, which is hereafter erected or altered, shall be occupied or used unless and until a Certificate of Occupancy shall have been issued for such building or structure. 63.1400 Records of certificate. A record of all certificates issued shall be kept on file in the office of the Commissioner [Director] of the Department of Buildings and Safety Engineering and copies shall be furnished upon request to the Community and Economic Development Department, the Board, or to any person having a proprietary or tenancy interest in the property involved. 63.1000 Certificates include zoning. Certificates of Occupancy as required by the Building Code for new buildings or structures, or parts thereof, or for alterations to or changes of use of existing buildings or structures, shall also constitute Certificates of Occupancy as required by this Ordinance. 63.1500 Certificates for buildings accessory to dwellings. Buildings accessory to dwellings shall not require separate Certificates of Occupancy but may be included in the Certificate of Occupancy for the dwelling when shown in the plat and when completed at the same time as the dwelling. 63.1100 Certificates for existing uses. Certificates of Occupancy shall be approved for existing buildings, structures, or parts thereof, or existing uses of land if, after inspection, it is found that such buildings, Supp.No.a 51 �§ 63.0000 DETROIT, MICHIGAN 63.1600 Application for certificates. Application for Certificates of Occupancy shall be made in writing to the Department of Buildings and Safety Engineering on forms furnished by that Department, and such Certificates shall be approved if it is found that the building or structure, or part thereof, or the use of land is in accord with the provisions of this Ordinance. If such Certificate is refused for cause, the applicant therefore shall be notified of such refusal and the cause thereof. C. 63.1700 Final inspection. The holder of every building permit for the construction, erection, alteration, repair, or moving of any building, structure, or part thereof, shall notify the Department of Buildings and Safety Engineering immediately upon the completion of the work authorized by such permit, for a final inspection. 63.1902 All records and maps pertaining to the national flood insurance program shall be maintained in the office of the community and economic development department and shall be open for public inspection. 63.1800 Permit and certificate fees. 63.1903 It shall be the responsibility of the department of buildings and safety engineering to utilize the best available flood hazard data from the Federal Insurance Administration. (Ord. No. 449-H, § 1, 7-1-81) Fees for inspection and the issuance of permits or certificates or copies thereof required or issued under the provisions of this Ordinance shall be collected by the Department of Buildings and Safety Engineering in advance of issuance and in the amount as established by the City Council. 63.2000 Flood hazard area application information. The following information necessary for administration of the flood hazard area requirements shall be submitted with all permit applications within flood hazard areas. 63.1900 Floodplain management administrative duties. 63.2001 In addition to the information required with an application for a zoning compliance permit, special use permit or any other type of development permission required under this ordinance, the following information shall be submitted as a part of an application for permission to commence any type of development within a flood hazard area: A. The elevation in relation to national geodetic vertical datum of the floor, including basement, of all structures. 63.1901 With regard to the national flood insurance program, and the regulation of development within the flood hazard area as prescribed in Section 49.0000, the duties of the department of buildings and safety engineering and the department of public works shall include, but are not limited to: A. B. eluding basement, of all new or substantially improved structures constructed within the flood hazard area, and in the case of floodproofed structures, the elevation to which the structure was floodproofed. Recording of all certificates of floodproofing and written notification to all applicants to whom modifications are granted in a flood hazard area indicating the terms of the modification, the increased danger to life and property, and that the cost of flood insurance will increase commensurate with the increased flood risk. A record of all modification notifications and modification actions shall be maintained together with the justification for each modification. Notification to adjacent communities and the department of natural resources of the proposed alteration or relocation of any watercourse, and the submission of such notifications to the Federal Insurance Administration. Verification and recording of the actual elevation in relation to national geodetic vertical datum (NGVD) of the lowest floor, in- Supp. No. 3 52 B. Where floodproofing is employed, the elevation, in relation to the national geodetic vertical datum, to which a structure will be flood proofed. C. Where floodproofing will be employed, acertificate from a registered professional engi- II II ' I I I I I �DETROIT ZONING ORDINANCE D. neer or architect that the floodproofing criteria of this ordinance will be met. velopment Department, or any person, firm, organization, or corporation. Where it can be determined that development is proposed within flood hazard areas and floodways on the "FIRM" a certification as required by this ordinance. 64.0300 Petition for amendment. E. A description of the extent to which any watercourse will be altered or relocated as a result of proposed development. F. Proof of development permission from appropriate local, state and federal agencies as required by subsection 49.0302(B), including a floodplain permit, approval, or letter of no authority from the Michigan Department of Natural Resources under Authority of Act 245, Public Acts of 1929, as amended by Act 167, Public Acts of 1968. G. § 64.0000 Petitions for amendments shall be filed with the City Clerk in such form and accompanied by such information as required by the Community and Economic Deve]opment Department or by this Ordinance. 64.0400 Processing of petitions. Before a statutory public hearing is held on any proposed amendment introduced into Council, the petition shall be forwarded to the Community and Economic Development Department with request for recommendations relative thereto. 64.0500 Public hearing required. Base flood elevation data where the proposed development is subject to Public Act 288 of 1967 or greater than five (5) acres in size. No amendment to this Ordinance shall become effective until the Council has held a public hearing at a time and place to be determined by the Council. The hearing shall be conducted and a record of the proceedings shall be preserved in such manner and according to such procedures as the Council shall, by rule, prescribe. H. Additional information which may be reasonably necessary to determine compliance with the provisions of this ordinance. (Ord. No. 449-H, § 1, 7-1-81) 64.0000 Amendments. 64.0600 Notice of hearing. 64.0100 Authority. Not less than fifteen (15) days prior to the hearing the City Clerk shall give notice of the time and place of such hearing by publishing a notice thereof in an official paper or a paper of general circulatioin in the City of Detroit. Not less than fifteen (15) days prior to the hearing the City Clerk shall, by registered mail, notify each public utility company and each railroad company owning or operating any public utility or railroad within the area affected. The City Clerk shall give such additional notice of the hearing as he shall deem necessary. Whenever it is deemed desirable in order to meet the public need, promote the general welfare, conform with good zoning practice and in the intent and purpose of this Ordinance, and adhere to the guiding principles of the Master Plan, the City Council may by Ordinance, after report thereon by the City Planning Commission and subject to the procedures set forth in this Section 64.0000, amend, supplement, change, or repeal the regulations, district boundaries, or classification of property, now or hereafter established by this Ordinance. 64.0700 Action by council. No proposed amendment shall be passed except by a majority vote of the Council, provided that in the event a written protest against a proposed map amendment is presented, duly signed by the owners of (Ord. No. 916-G, § 1, 6-25-74) 64.0200 Initiation of amendment. Amendments may be initiated by the Council, the Community and Economic DeSupp. No. 3 52.1 �§ 64.0000 DETROIT, MICHIGAN twenty (20) percent or more of the frontage proposed to be altered, or by the owners of twenty (20) percent of the frontage immediately in the rear of, or by the owners of twenty (20) percent of the frontage directly opposite the frontage proposed to be altered, such amendment shall not be passed except by a three-fourths vote of the Council. If a petition for a proposed amendment is not acted upon finally by the Council within one hundred tw~nty (120) days of the time of receipt of the Community and Economic Development Department's report, it shall be deemed to have been denied unless extended by resolution of the Council. (Ord. No. 520-G, § 1, 7-21-70; Ord. No. 625-G, § 1, 10-21-71) 65.0000 Permitted with approval uses. 65.0100 Purpose. In the development and execution of this Ordinance, it is recognized that there are some uses which, because of their unique characteristics, cannot be properly classified in any particular district or districts without consideration, in each case, of the impact of those uses upon neighboring uses. Review of dimensional requirements, location, construction, development, and operation of each use is necessary to insure compatibility with the surrounding neighborhood. I I Supp.No.3 52.2 �DETROIT ZONING ORDINANCE 65.0200 Initiation of application. § 65.0000 The notice of application shall inform the recipient of the applicant's name, the applicant's proposal, the local addresst and the lot number and subdivision name of the premises in question and the section of the zoning ordinance under which the proposal is being processed. Such notice shall also invite the expression of comments, statements or opinions either in writing, in person or via telephone within a time period expiring not less than 14 calendar days from the mailing date of such notice. Any person owning or having an interest in the subject property may file an application to use such land for one or more Permitted with Approval uses provided for in this Ordinance in the zoning district in which the land is situated. Such application shall be filed with the Community and Economic Development Department together with tentative plans including site plan, floor plans, elevations, and any other data prescribed by the Community and Economic Development Department. Subsequent to the deadline for response to the Notice of Application, a decision shall be made by the Community and Economic Development Department (Taking into consideration the comments, statements and opinions expressed) to either approve, approve with conditions, or deny the proposal in accordance with the standards set forth in Section 65.0400 of this Ordinance. If no protests to the proposal were received by the Community and Economic Development Department in response to the Notice of Application having been mailed, and if the applicant accepts the decision of the Community and Economic Development Department, this decision shall be deemed final and shall take immediate effect. If, however, a protest was received by the Community and Economic Development Department in response to the Notice of Application having been mailed, this decision shall not take effect until the expiration of the appeal period set forth below. (Ord. No. 916-G, § 1, 6-25-74) 65.0300 Procedure. Upon receiving an application for a permitted with approval use, the Community and Economic Development Department shall conduct necessary field inspections, surveys, and investigations; prepare maps, charts, or other pictorial materials; hold necessary hearings; and otherwise process said applications in order to arrive at a proper decision. Prior to granting such permitted with approval use, the Community and Economic Development Department shall give due notice of receipt of any application under consideration (Notice of Application) to all persons to whom any real property within 300 feet of the premises in question shall be assessed, and to the occupants of all single-, two-, three-, and four-family buildings and to the managers of all multi-unit buildings over four families (who shall be requested to post such notice in an appropriate location within the multi-unit building) and to all places of business within 300 feet, and to any neighborhood improvement organizations known to exist in the area (who have informed the Community and Economic Development Department in writing of their existence). Such notice shall be delivered personally or by mail addressed to the respective owners and tenants at the address given in the last assessment roll. If the tenants name is not known, the term "Occupant" may be used. A copy of the decision of the Community and Economic Development Department shall be mailed to the applicant and to all persons responding to the Notice of Application, within 14 calendar days after the Community and Economic Development Department has mailed a copy of the decision, the applicant or any person owning property, residing, or doing business within 300 feet of the premises in question, or any neighborhood improvement organization in the area, has the right to appeal such decision by filing 53 �§ 65.0000 DETROIT, MICHIGAN 65.0402 That the Permitted with Approval use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes permitted, nor substantially diminish or impair property values within the neighborhood, and a written protest with the Community and Economic Development Department. If a written protest is filed with the Community and Economic Development Department within the allotted 14 calendar days, the decision of the Community and Economic Development Department shall not take effect, and the written protest, together with the original application and the entire petition file, shall be referred by the Community and Economic Development Department to the Board of Zoning Appeals for the scheduling of a Public Hearing and for further action in addition, if the written protest was filed by other than the applicant or his official representative the Community and Economic Development Department shall inform the applicant that a written protest has been received and, therefore, the original decision will not take effect, and the matter has been referred to the Board of Zoning Appeals for Public Hearing and for further action. It shall be the responsibility of the person or organization who filed the written protest, or his representative to attend the Public Hearing held by the Board of Zoning Appeals and to give proper testimony as to why the original decision of the Community and Economic Development Department should not take effect. 65.0403 That the establishment of the permitted with Approval use will not impede the normal and orderly development and improvement of surrounding property for use permitted in that district; and 65.0404 That adequate utilities, access roads, drainage, and other necessary facilities have been or will be provided; and 65.0405 That adequate measures have been or will be taken to provide ingress and egress designed so as to minimize traffic congestion in the public streets; and 65.0406 That the Permitted with Approval use will in all other respects conform to the applicable regulations of the district in which it is located. (Ord. No. 916-G, § 1, 6-25-74) 65.0500 Conditions, guarantees and modifications. Prior to granting any Permitted with Approval use, the Community and Economic Development Department or the Board may modify any existing requirements or may impose any additional conditions or limitations upon the establishment, location, construction, maintenance, or operation of the Permitted with Approval use as may in its judgment be necessary for the protection of the public interest and to secure compliance with the standards specified in Section 65.0400 above. The Community and Economic Development Department or the Board may require such evidence and guarantees as it deems necessary as proof that the conditions stipulated in connection therewith are being, and will be, fulfilled. (Ord. No. 916-G, § 1, 6-25-74) If, however, no written protest is filed with the Community and Economic Development Department within the allotted 14 calendar days, the original decision of the Community and Economic Development Department shall be deemed final and shall take effect. (Ord. No. 916-G, § 1, 6-25-74) 65.0400 Standards. No Permitted with Approval use shall be approved by the Community and Economic Development Department or the Board unless all of the following findings are made. 65.0401 That the establishment, maintenance, location, and operation of the Permitted with Approval use will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare; and 65.0600 Effect of denial. No application for a Permitted with Approval use which has been denied wholly or in 54 ~ I I I �DETROIT ZONING ORDINANCE part by the Community and Economic Development Department or the Board shall be resubmitted for a period of one year from the date of said order of denial, except on the grounds of new evidence or proof of changed conditions found to be valid by the Community and Economic Development Department or the Board. § 66.0000 nature, are recognized as having serious objectionable operational characteristics, particularly when several of them are concentrated under certain circumstances thereby having a deleterious effect upon the adjacent areas. Special regulation of these uses is necessary to insure that these adverse effects will not contribute to the blighting or downgrading of the surrounding neighborhood. These special regulations are itemized in this section. The primary control or regulation is for the purpose of preventing a concentration of these uses in any one area (i.e. not more than two such uses within one thousand feet of each other which would create such adverse effects). Uses subject to these controls are as follows: (Ord. No. 916-G, § 1, 6-25-74) 65.0700 Revocation. In any case where a Permitted with Approval use has not been established within six months after the granting thereof then without further action by the Community and Economic Development Department of [or] the Board, the Permitted with Approval use grant shall be null and void. Adult Adult Book Store Adult Motion Picture Theater Adult Mini Motion Picture Theater (Ord. No. 916-G, § 1, 6-25-74) 65.0800 Reconstruction of damaged permitted with approval uses. Cabaret Group "D" Cabaret Nothing in this Ordinance shall prevent the reconstruction, repairing, or rebuilding and continued use of any building or structure damaged by fire, collapse, explosion, or Act of God, which use requires the approval of the Community and Economic Development Department, or the Board provided that the expense of such reconstruction does not exceed sixty (60) per cent of the assessed valuation of the building or structure at the time such damage occurred. And provided, that where the reconstruction, repair, or rebuilding of any such use exceeds the above stated expense the use may be re-established only upon the approval of the Community and Economic Development Department or the Board and further provided, that the re-established use complies with the offstreet parking requirements of Section 47.0100. Establishment for the sale of beer or intoxicating liquor for consumption on the premises. Hotels or motels Pawnshops Pool or billiard halls Public lodging houses Secondhand stores Shoeshine parlors Taxi dance halls (Ord. No. 742-G, § 1, 10-24-72) 66.0100 Procedure. Application to establish any of the above regulated uses shall be made to the Community and Economic Development Department, who shall not approve any such request if there is already in existence two or more such regulated uses within one thousand feet of the boundaries of the site of the proposed regulated uses, excepting as provided for in Section 66.0101. (Ord. No. 916-G, § 1, 6-25-74) 66.0000 Regulated uses. In the development and execution of this Ordinance, it is recognized that there are some uses which, because of their very 55 �§ 66.0000 DETROIT, MICHIGAN the respective owners and if the tenant's name is not known, the term "Occupant" may be used. 66.0101 The Community and Economic Development Department may waive this locational provision for Adult Book Stores, Adult Motion Picture theaters, Adult Mini Motion Picture Theaters, Group "D" Cabarets, establishments for the sale of beer or intoxicating liquor for consumption on the premises, hotels or motels, pawnshops, pool or billiard halls, public lodging houses, second-hand stores, shoeshine parlors or taxi dance halls if the following findings are made: The Notice of Application shall inform the recipient of the applicant's name, the applicant's proposal, the local address and the lot number and subdivision name of the premises in question, and the section of the Zoning Ordinance under which the proposal is being processed. Such notice shall also invite the expression of comments, statements or opinions either in writing, in person or via telephone within a time period expiring not less than 14 calendar days from the mailing date of such notice. a) That the proposed use will not be contrary to the public interest or injurious to nearby properties, and that the spirit and intent of this Ordinance will be observed. Subsequent to the deadline for response to the Notice of Application, a decision shall be made by the Community and Economic Development Department (taking into consideration the comments, statements and opinions expressed) to either approve, approve with conditions, or deny the proposal in accordance with the standards set forth in this section of the Ordinance. If no protests to the proposal were received by the Community and Economic Development Department in response to the Notice of Application having been mailed, and if the applicant accepts the decision of the Community and Economic Development Department, this decision shall be deemed final and shall take immediate effect. If, however, a protest was received by the Community and Economic Development Department in response to the Notice of Application having been mailed, this decision shall not take effect until the expiration of the appeal period set forth below. b) That the proposed use will not enlarge or encourage the development of a "skid row" area. c) That the establishment of an additional regulated use in the area will not be contrary to any program of neighborhood conservation nor will it interfere with any program of urban renewal. d) That all applicable regulations of the Ordinance will be observed. Prior to granting such regulated use, the Community and Economic Development Department shall give due Notice of Receipt of any application under consideration (Notice of Application) to all persons to whom any real property within 300 feet of the premises in question shall be assessed, and to the occupants of all single-, two-, three-, and four-family buildings and to the managers of all multi-unit buildings over four families (who shall be requested to post such notice in an appropriate location within the multi-unit building) and to all places of business within 300 feet, and to any neighborhood improvement organizations known to exist in the area (who have informed the Community and Economic Development Department in writing of their existence). Such notice shall be delivered personally or by mail addressed to A copy of the decision of the Community and Economic Development Department shall be mailed to the applicant and to all persons responding to the Notice of Application. Within 14 calendar days after the Community and Economic Development Department has mailed a copy of the decision, the applicant or any person owning property, residing or doing business within 300 feet of the premises in question, or any neighborhood improve- 56 I I I I �DETROIT ZONING ORDINANCE § 66.0000 66.0,103 It shall be unlawful to hereafter establish any Adult Bookstore, Adult Motion Picture Theatre, Adult Mini Motion Picture Theatre, or Group "D" Cabaret in a B4, B5 or B6 zoned District if the proposed location is within 500 feet of a Residentially Zoned District. This prohibition shall be waived upon the presentment to the Community and Economic Development Department 0 1:~ a validated petition requesting such waiver, signed by 51 % of those persons owning, residing, or doing business within 500 feet of the proposed location. ment organization in the area, has the right to appeal such decision by filing a written protest with the Community and Economic Development Department. If a written protest is filed with the Community and Economic Development Department within the allotted 14 calendar days, the decision of the Community and Economic Development Department shall not take effect, and the Written protest, together with the original application and the entire petition file, shall be referred by the Community and Economic Development Department to the Board of Zoning Appeals for the scheduling of a Public Hearing and for further action. In addition, if the written protest was filed by other than the applicant or his official representative the Community and Economic Development Department shall inform the applicant that a written protest has been received and therefore, the original decision will not take effect, and the matter has been referred to the Board of Zoning Appeals for Public Hearing and for further action. It shall be the responsibility of the person or organization who filed the written protest, or his representative, to attend the Public Hearing held by the Board of Zoning Appeals and to give proper testimony as to why the original decision of the Community and Economic Development Department should not take effect. The Commissioner [Director] of the Department of Buildings and Safety Engineering shall adopt rules and regulations governing the procedure for securing the petition of consent provided for in this section of the Ordinance. The rules shall provide that the circulator of the petition requesting a waiver shall subscribe to an affidavit attesting to the fact that the petition was circulated in accordance with the rules of the Department of Buildings and Safety Engineering and that the circulator personally witnessed the signatures on the petition and that the same were affixed to the petition by the person whose name appeared thereon. The Community and Economic Development Department shall not consider the waiver of locational requirements set forth in Section 66.0000 to 66.0102 until the above described petition, if required shall have been filed and verified. If, however, no written protest is filed with the Community and Economic Development Department within the allotted 14 calendar days, the original decision of the Community and Economic Development Department shall be deemed final and shall take effect. (Ord. No. 742-G, § 1, 10-24-72; Ord. No. 891-G, § 1, 4-23-74; Ord. No. 916-G, § 1, 6-25-74) Case law annotation-Forms of nudity in establishments serving alcoholic beverages may be regulated without violating first amendment rights, Felix v. Young, 536 F.2d 1126 (6th Cir. 1976). 66.0200 Conditions and guarantees. Prior to the granting of a permit for any regulated use, the Community and Economic Development Department or the Board may impose any such conditions or limitations upon the establishment, location, construction, maintenance, or operation of the regulated use as may in its judgment be necessary for the protection of the public interest. Any evidence and guarantee may be required as 66.0102 The Board may waive the locational requirements, upon appeal, of any of the regulated uses if the findings required in Section 66.0lOl(a) through (d) can be made and after receiving a report and recommendation from the Community and Economic Development Department. 57 �§ 66.0000 DETROIT, MICHIGAN 67.0200 Personnel of the committee. proof that the conditions stipulated in connection therewith will be fulfilled. The Industrial Review Committee shall consist of a staff member permanently assigned from each of the following agencies: (Ord. No. 916-G, § 1, 6-25-74) 66.0300 Effect of denial. Community and Economic Development Department Detroit Department of Health-Bureau of Occupational Health Wayne County Department of Health-Division of Air Pollution Control Fire Marshal City Planning Commission No application for a regulated use which has been denied wholly or in part shall be resubmitted for a period of one year from the date of said order of denial, except on the grounds of new evidence or proof of changed conditions. 66.0400 Revocation. The head of the respective agencies shall appoint a qualified representative to serve on the Committee and shall also appoint a qualified alternate representative who shall serve in the absence of the representative. In any case where a permit for regulated use has not been obtained within six months after the granting thereof, the grant shall become null and void. 66.0500 Reconstruction of damaged regulated uses. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 916-G, § 1, 6-25-74) Nothing in this Ordinance shall prevent the reconstruction, repairing, or rebuilding and continued use of any building or structure, the use of which makes it subject to the controls of this Section 66.0000, which is damaged by fire, collapse, explosion, or Act of God, provided that the expense of such reconstruction does not exceed sixty (60) percent of the assessed valuation of the building or structure at the time such damage occurred. Provided, that where the reconstruction, repair or rebuilding exceeds the above stated expense, the re-establishment of the use shall be subject to all the provisions of this Section 66.0000, and further provided, that the re-established use complies with the offstreet parking requirements of Section 47.0100. 67.0300 Officers. The representative from the Community and Economic Development Department shall serve as chairman of the Committee and he shall designate a person to serve as secretary. (Ord. No. 916-G, § 1, 6-25-74) 67.0400 Duties and functions. The Industrial Review Committee shall serve in an advisory capacity to the Community and Economic Development Department and the Board of Zoning Appeals by reviewing and making recommendations regarding the advisability of permitting Permitted with Approval uses to locate in certain industrial areas where specified in Sections 101.0000 through 105.0000, and 116.0000, of this Ordinance. When requested, the Committee shall review and investigate the site plan, the operating characteristics and processes, the type of machinery and equipment proposed or any other facet of the proposed industry, especially as regards external emissions such as noise, vibration, smoke, odor, noxious gas, dust, dirt, glare, heat, or other 67 .0000 Industrial review committee. 67.0100 Industrial review committee-Creation. There is hereby established an Industrial Review Committee which shall perform its duties and exercise its powers as provided below. 58 I I I �DETROIT ZONING ORDINANCE 68.0000 Fees. discharge or emission that may be harmful to adjacent or surrounding land uses. The Committee shall submit its report to the Community and Economic Development Department or the Board of Zoning Appeals and recommend that the use be permitted, denied, or be permitted subject to certain changes or alterations such as the installation or deletion of mechanical devices or equipment, changes in construction details provision of yards, fencing, setbacks, or any other change deemed desirable to properly blend the proposed use into the area. All applications for amendments, permitted with approval uses, regulated uses, changes, alterations, or appeals, from any person, firm, organization, or corporation, shall be accompanied by any required fee to be used for the purpose of defraying the costs of processing said application. The amount of said fee shall be as fixed by the City Council. 69.0000 Violations and penalties. The enforcing official, through the Corporation Counsel, shall institute any appropriate action or proceeding in law or equity to prevent, restrain, correct, or abate any violation of the provisions of this Ordinance. Any permit approved under the terms of this Ordinance shall be revocable should any of the conditions under which it is issued not be fulfilled. (Ord. No. 916-G, § 1, 6-25-74) 67.0500 Meetings, records, and procedures. The Committee shall meet at the call of the chairman so as to act satisfactorily upon all matters which may properly come before it. Records shall be kept of all meetings of the Committee assembled. Under the direction of the chairman, the Committee may consider proposed uses either in committee assembled or individually. Under the latter procedure, each Committee member shall communicate his findings and recommendations to the chairman who shall keep records of all such findings. In any proceeding for the violation of any provision of this Ordinance by the parking, storing, or placing of a motor vehicle on land or premises, the registration plate displayed on such motor vehicle shall constitute in evidence a prima facie presumption that the owner of such motor vehicle was the person who parked, stored, or placed such motor vehicle at the point where such violation occurred. Each member shall consider only those aspects of the proposed use which relate to his area of special competence. If he determines that the use will not be injurious or obnoxious to other uses, he shall indicate his approval of the proposed use. Any person, firm, or corporation, or anyone acting in behalf of said person, firm, or corporation, violating any provisions of this Ordinance shall, upon conviction, be subject to a fine of not more than five hundred dollars nor less than two hundred and fifty dollars for each offense or to imprisonment in the Detroit House of Correction for a period of not more than ninety (90) days or to both such fine and imprisonment in the discretion of the court. Each day that a violation is continued shall constitute a separate offense. In the case of firms or associations, the penalty may be imposed upon the partners or members thereof, and in the case of corporations, upon the officers thereof. Where necessary and possible, to effectively minimize undesirable characteristics of the proposed use, he shall recommend control devices-mechanical, structural, or other-and recommend approval of the proposed use as adjusted. When all members of the Committee have submitted their reports, the chairman shall compile said reports and submit the Committee's recommendation to the Community and Economic Development Department or the Board of Zoning Appeals, who shall act in accordance with its rules of procedure. If § 69.0000 (Ord. No. 916-G, § 1, 6-25-74) Supp.No.a 69 �§ 69.0000 DETROIT, MICHIGAN The imposing of sentence under this section shall not be construed as excusing or permitting the continuation of any violation. 70.0000 Establishment of districts. designated in this ordinance with the addition of the suffix "H". When a district zoning designation is followed by the letter "H"; E.G. , Rl-H, the property within such area shall also comply with the requirements of the Code of the City of Detroit for the Preservation of Historic Landmarks and Districts (attached to this Ordinance as Appendix "C"). It is included solely for reference purposes and is not, and shall not be construed to be, a part of this ordinance. For the purpose of this Ordinance the City of Detroit is hereby divided into the following districts: Note: Historic districts are further identified on the zoning district maps by use of a pattern of dots. 70.0100 Residential districts. Rl Single-Family Residential District R2 Two-Family Residential District R3 Low Density Residential District R4 Thoroughfare Residential District R5 Medium Density Residential District R6 High Density Residential District (Ord. No. 407-G, § 1, 2-18-69) (Ord. No. 544-G, § 1, 10-27-70) Case law annotation-Zoning spacing requirements upheld; Young v. American Mini Theatre, 427 U.S. 50, 96 S.Ct. 2440, 49 L.ED.2d 310 (1976). ARTICLE VII. ZONING DISTRICTS 71.0000 Maps. The location and boundaries of the zoning districts established by this Ordinance are set forth on the zoning district maps which are contained in Article XV of this Ordinance and are an integral part hereof. 70.0200 Business districts. Bl Restricted Business District B2 Local Business District B3 Shopping District B4 General Business District B5 Major Business District B6 General Services District ARTICLE VIII. RESIDENTIAL DISTRICTS 80.0000 General requirements. 70.0300 Industrial districts. Ml Limited Industrial District M2 Restricted Industrial District M3 General Industrial District M4 Intensive Industrial District M5 Special Industrial District 80.0100 Uses permitted as a matter of right. Permitted uses of land or buildings, as hereinafter listed, shall be permitted in the districts indicated under the conditions specified. No building, structure, or zoning-lot shall be devoted to any use other than a use permitted hereinafter in the zoning district in which such building, structure, or land is located. 70.0400 Special districts. PD Planned Development District Pl Open Parking District PC Public Center District PCA Restricted Central Business District TM Transitional-Industrial District Wl Waterfront-Industrial District SDl Special Development District SD2 Special Development District Uses existing on the effective date of this Ordinance and rendered non-conforming by the provisions hereof shall be subject to the regulations of Article V governing non-conforming uses. The growing of vegetables, fruits, flowers, trees, grasses, and shrubs, shall be permitted in all districts, provided such use is not operated for profit. 70.0500 H. historic districts. Any area which has been designated by the City Council as a historic district shall be Supp.No.3 60 I I 1 �--DETROIT ZONING ORDINANCE § 80.0000 date of this Ordinance of a lesser width or area than that required, provided all other requirements of the district in which it is located are met. In no instance, however, shall a two-family dwelling be established on a lot having a width of less than forty (40) feet or an area of less than 4,000 square feet. 80.0300 Permitted with approval uses. Permitted with Approval uses, as hereinafter listed, may be permitted in the districts indicated under the conditions specified or any other conditions as may be required by the Community and Economic Development Department or Council in accordance with the provisions of Article VI, Section 65.0000. 80.0404 In the R3, R4, R5, and R6 Districts, a multiple-family dwelling may be established on a lot of record on the effective date of this Ordinance of a lesser width or area than that required, provided all other requirements of the district in which it is located are met. In no instance, however, shall a multiple-family dwelling be established on a lot having a width of less than fifty (50) feet or an area of less than 6,000 square feet. 80.0400 Lot size requirements. Lot size requirements are specified under each zoning district in this Article. In addition, the following regulations shall be observed: 80.0401 No use shall be established on a lot platted and recorded after the effective date of this Ordinance which is of less area or width than prescribed hereinafter for such use in the zoning district in which it is to be located. This provision shall not apply where approvals have been given for the division of recorded lots in accordance with the City of Detroit Subdivision Control Ordinance. If parts of two or more parcels of land, any part of which was platted and identified as a single unit on a plat officially approved and recorded prior to the effective date of this Ordinance, are combined to create a zoninglot upon which a building for residential purposes is to be built, the ensuing zoninglots shall be no smaller in width or area than the larger or largest of such parcels which were platted and identified as a single unit on a plat officially approved and recorded prior to the effective date of this Ordinance, excepting that no zoning-lot so created need be larger than the minimum size as specified for the district in which it is located. 80.0405 Unless otherwise specified lot width shall be measured at a distance of twenty (20) feet from the front line of the subject zoning-lot. (Ord. No. 492-G, § 1, 2-10-70) 80.0500 Yard requirements. Yards shall be provided as set forth under each zoning district as hereinafter indicated, or as may be adjusted by the Community and Economic Development Department for permitted with approval uses, and shall be unobstructed from the ground level to the sky, except as permitted in Article IV, Section 45.0800. 80.0501 Exceptions to the Required Depth of Front Yards. Front yards of zoning-lots used for residential purposes shall be increased or may be reduced in accordance with the following conditions: a) In the event one or both of the existing abutting residential dwellings has been erected at the rear one-half of the zoning-lot, said dwelling shall be disregarded for purposes of computing the required front yard and said zoning-lot shall be considered to be vacant for purposes of this section. 80.0402 In the Rl, R2, R3, R4, R5, and R6 Districts, a single-family detached dwelling, parsonage, rectory, or parish house may be established on a lot of record on the effective date of this Ordinance regardless of the size of the lot, provided that all other requirements of this Ordinance are met. 80.0403 In the R2, R3, R4, R5, and R6 Districts, a two-family dwelling may be established on a lot of record on the effective b) In cases wherein residential dwellings having a front yard greater than 61 �§ 80.0000 DETROIT, MICHIGAN front wall of the proposed building shall he located on or to the rear of this line. (3) In such cases where the zoning-lot to he built upon is hounded on one side by a street or alley and on the other side by a zoning-lot already built upon with a front yard less than twenty (20) feet or more than twenty (20) feet in depth, the required minimum depth of the front yard for the zoning-lot to be built upon shall he equal to the existing depth of the front yard on the adjoining lot. twenty (20) feet in depth have been erected on both sides of a zoning-lot, the required front yard of the zoninglot to he built upon shall he at least as large as the smaller front yard of the adjacent residential dwellings. c) In cases wherein residential dwellings having front yards of less than twenty (20) feet or more than twenty (20) feet in depth have been erected on one or both sides of a subject lot, except as regulated in paragraph h) above, the required front yard of the zoning-lot to he built upon may he reduced or shall he increased in accordance with the following rules: 80.0502 Special Provisions for Side Yards for Single- or Two-family Dwellings: (1) In cases where the zoning-lot to he built upon is situated between two zoning-lots both of which have been built upon, and either or both of which has a front yard less than twenty (20) feet or more than twenty (20) feet in depth, the center point of the front wall of the proposed structure shall he located on, or to the rear of, a straight line drawn between the center points of the front walls of the existing buildings on the two zoning-lots above described. (2) In such cases where the zoning-lot to he built upon has a lot on one side not built upon hut there is a zoning-lot on the other side already built upon with a front yard less than twenty (20) feet or more than twenty (20) feet in depth, the required minimum depth of the front yard for the lot to he built upon shall he determined as follows: A straight line shall he drawn between the center point of the front wall of the existing building and a point twenty (20) feet inside of the front lot line and eighty (80) feet distant from the zoning-lot to he built upon and on the other side thereof. The center point of the a) Side yards on zoning-lots of less than minimum width. The required combined width of side yards may he reduced by six inches for each foot or major fraction thereof by which the width of such lot is less than that required, provided that the combined width of both side yards shall not he less than ten feet, six inches (10' 6"), nor shall the width of either side yard he less than three feet. h) Side yards on zoning-lots abutting an alley and whose width is less than thirty-five (35) feet shall he as follows: The required combined width of side yards may he reduced by nine-tenths of a foot for each foot or major fraction thereof by which the width of such lot is less than thirty-five (35) feet, provided that the combined width of both side yards shall not he less than six feet, nor shall the width of either side yard he less than three feet. In no instance, however, shall a two-family dwelling he established on a lot having a width of less than forty feet or an area of less than 4,000 square feet. c) ~hen a single-family detached dwelling 1s constructed having an attached 62 .1 J I �DETROIT ZONING ORDINANCE provide a side yard of not less than twenty (20) feet. garage or carport as part of the principal building, the combined width of the required side yards may be reduced to eight feet. In no case, however, shall either side yard be less than three feet. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 492-G, § 1, 2-10-70; Ord. No. 515-G, § 1, 6-16-70) 80.0600 Building bulk, yard, and recreational space requirements. d) Side Yard. Each Zoning-Lot upon which a Two-Family Dwelling is placed or erected in which the dwelling units are located one behind the other, shall provide minimum side yards of not less than ten feet on each side. Building bulk, yard, and recreational space requirements are expressed either in terms of mm1mum yard requirements, maximum building height, and maximum lot coverage; or in terms of floor area ratio, recreational space ratio, and minimum yard requirements. The floor area ratio shall determine the maximum permissible floor area for the building or buildings (total floor area of both principal and accessory buildings exept as herein specifically exempted) as related to the area of the zoning-lot, and the recreational space ratio shall determine the minimum amount of recreational space to be provided on the zoning-lot. 80.0503 Rear and Side Yard Exceptions for multiple dwellings. a) Rear Yard. Each zoning-lot upon which a multiple dwelling is placed or erected in which the only entrance of a unit within the structure opens directly on a rear yard, shall provide a rear yard of not less than forty-five (45) feet, and the five feet nearest the structure shall not be used for vehicular parking. If the balance of the yard is utilized for vehicular parking purposes, the five feet or greater space shall be separated from the parking area by precast concrete wheel stops or their equivalent, at least six inches in height, and located on the parking area not less than three feet from the edge of the five feet or greater space. Firmly implanted bumper guards located at the edge of the parking area may be substituted for the above required wheel stops. 80.0601 Bulk Requirements. The following formula shall be used where specified hereinafter for computing the maximum permitted floor area of structures on a zoning-lot. a) b) Side Yard. If any side yard is used in whole or in part for vehicular parking, the five feet nearest the principal building shall not be used for vehicular parking or driveway purposes, and this five feet or greater space shall be separated from the balance of the yard by a barrier as described in a) above. c) Side Yard. Each zoning-lot upon which a multiple dwelling is placed or erected in which the only entrance of a unit within the structure opens directly on a side yard not abutting a street, shall t § 80.0000 The Floor Area Ratio, hereinafter referred to as the FAR, shall be used to determine the maximum amount of floor area which may be built on a zoning-lot. The maximum permitted floor area shall be determined by multiplying the zoning-lot area, in square feet, by the FAR. The resulting figure (the maximum permitted floor area) shall include all the floor areas of all the floors of a building or buildings on the zoning-lot, measured from the exterior faces of exterior walls or from the centerlines of party walls and shall include elevator shafts and stairwells at each floor, interior balconies and mezzanines, and enclosed porches, but need not include the following areas: (1) areas below the first or ground floor not used for living room, dining room, kitchen, or sleeping accommodations; 63 �DETROIT, MICHIGAN § 80.0000 area is an integral part of the principal building, floor areas in accessory parking structures, or any area described in Section 80.0601 a)(l) through (6). Required recreational space shall be determined by multiplying the gross floor area of all existing and proposed structures, by the RSR. The resulting figure ·(the · mi:O:imum required recreational space) shall include only that part of the ground area of a zoning-lot which: (2) attic space providing structural headroom of less than seven feet, six inches; (3) unenclosed steps; (4) any floor area devoted exclusively and permanently to non-commercial recreational use, but not to exceed fifteen (15) percent of the entire floor area of the building; (5) any floor area, on or above the first or ground floor, devoted exclusively and permanently to the housing of building service equipment, including heating, air conditioning, mechanical, electrical, or similar equipment; (6) exterior terraces, balconies and mezzanines, breezeways, and open porches; (7) any space devoted exclusively to off-street parking or loading when said space is an integral part of a principal building unless said building is a parking structure; (8) floor spaces which are not more than twenty (20) feet above established grade and in accessory parking structures. (I) is devoted to outdoor recreational space, greenery, or service space for household activities which are normally carried on outdoors, and (2) is not devoted to private roadways open to vehicular transportation, access drives, accessory off-street parking space or aisles, or accessory off-street loading berths, and (3) contains no structures on the ground except (i) open porches (ii) terraces (iii) recreational or drying yard equipment (iv) arbors, trellises, walls or fences, bird baths, ornamental features, window boxes or other planting boxes (v) flagpoles, and (4) is accessible to the occupants of all dwelling units within the structure, and (5) is located in a side or rear yard and has a mm1mum dimension of eighteen (18) feet if the development it is serving has nine (9) or less dwelling or rooming units, or is so located and has a minimum dimension of twenty-five (25) feet if the development it is serving has ten (IO) or more dwelling or rooming units. All required recreational spaces shall comply with the minimum dimension described above and said dimension shall be measured along a perpendicular drawn The formula is as follows: Maximum Floor Area Floor Area Ratio = Lot Area X 80.0602 Recreational Space Requirements: a) The Recreational Space Ratio, hereinafter referred to as the RSR, shall be used to determine the minimum required amount of recreational space to be provided on a zoning-lot. As used below, gross floor area shall include all the floor areas of all the floors of a building or buildings on the zoning-lot, measured from the exterior faces of exterior walls or from the centerlines of party walls and shall include elevator shafts and stairwells at each floor, interior balconies and mezzanines, and enclosed porches, but need not include any area devoted exclusively to offstreet parking or loading when said 64 �DETROIT ZONING ORDINANCE from any point on one side of the recreational space to the opposite side, and (6) is unobstructed between the ground and the sky, except that not more than twenty-five percent (25 % ) of the total recreational space provided on any zoning-lot may be roofed, and in such case not more than fifty percent (50 % ) of the perimeter of the roofed section shall be enclosed. The Community and Economic Development Department may modify the provisions of this paragraph (6) when said modification may be accomplished without substantially deviating from the spirit, intent, and purpose of this Ordinance. (iii) Design and safety precautions. Such recreational space on a roof shall be suitably surfaced and shall be protected by a parapet or railing in accordance with the safety regulations of the Department of Buildings and Safety Engineering. (iv) Accessibility. Such recreational space shall be accessible to the occupants of all dwelling units within the structure. (2) Substitution of private balcony, private patio, or similar private area. Each square foot of recreational space on a private balcony, private patio, or similar private area, as determined by the enforcing official, may be substituted for one square foot of ground or roof recreational space provided the following conditions are met: (i) Minimum dimension and area. Such areas shall have a minimum dimension of four feet six inches (4'6"), measured perpendicularly from one side to the other side, and a minimum net area of twenty-two and a half (22 ½) square feet. (ii) No obstructions. Such areas shall be free of all obstructions, except arbors, trellises, window boxes or other planting boxes, awnings or canopies, recreational or clothes drying equipment. (iii) Safety precautions. Such areas shall be protected in accordance with the safety regulations of the Department of Buildings and Safety Engineering. Provided, that at least fifty percent of the total required recreational space shall be accessible to all residents and shall be provided on the ground or roof, and further provided, that when a portion of the recreational space is provided on a b) Recreational space on a roof, or private balcony, private patio, or similar private area may be substituted for ground recreational space in accordance with the following: (1) Substitution of roof space. Each square foot of recreational space on a roof may be substituted for one square foot of ground recreational space provided the following conditions are met: (i) Minimum dimension. Such recreational space on a roof shall have a minimum dimension of fifteen feet, measured from inside of parapet or railing to inside of parapet or railing, or to the exterior face of any wall or other obstruction projecting above roof level. (ii) No obstructions. Such recreational space on a roof shall be free of all obstructions, except for arbors, trellises, window boxes or other planting boxes, awnings or canopies, flagpoles, plumbing or air vents, recreational or clothes drying equipment. I § 80.0000 65 �§ 80.0000 DETROIT, MICHIGAN private balcony or similar area, the minimum dimension of the required ground or roof space may be adjusted by the Community and Economic Development Department when this can be accomplished without deviating from the spirit, intent, and purpose of this Ordinance. In no instance, however, shall the minimum ground or roof dimension be less than twelve (12) feet. The formula is as follows: Minimum Recreational Space = Gross Floor Area X Recreational Space Ratio where the zoning-lot abuts or is across a street, alley, easement, or other public rightof-way, for at least fifty (50) feet, either the Detroit River or a public open space, other than a street right-of-way, which is not less than five acres in area and not less than two hundred feet deep, measured perpendicularly to the common zoning-lot or parcel line. 80.0700 Height requirements. Buildings and structures shall comply with height limitations as may be specified in each district. 80.0800 Lot coverage requirements. Buildings and structures shall comply with lot coverage limitations as may be specified in each district. 80.0603 Side Yard Requirements: a) Formula "A" for determining each required side yard shall be computed by adding the length of the building in feet, as measured in overall dimensions along the adjoining zoning-lot line, to twice the height of the building in feet, and dividing the resultant sum by fifteen (15). The formula is as follows: 80.0900 Signs. Signs shall be classified and permitted in accordance with the regulations specified in Article XIII. 80.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the regulations set forth in Article IV, Section Yard = Length + 2 (height) 15 47.0000. In no instance, however, shall a side yard be less than five feet. 81.0000 Rl Single-family district. b) Formula "B" for determining each required side yard shall be computed by adding the length of the building in feet, as measured in overall dimensions along the adjoining zoning-lot line, to twice the height of the building in feet, and dividing the resultant sum by six. The formula is as follows: residential This district is designed to protect and preserve quiet, low-density residential areas now primarily developed and those areas which will be developed with single-family detached dwellings and characterized by a high ratio of home ownership. The regulations for this district are designed to stabilize and protect the essential characteristics of the district and to promote and encourage a suitable environment for activities associated with family life. To these ends, development is limited to a relatively low concentration and uses permitted as a matter of right are limited to single-family detached dwellings providing homes for the residents of the ·area. Additional related residential uses such as Yard= Length+ 2 (height) 6 In no instance, however, shall a side yard be less than five feet. 80.0604 Floor Area Ratio Bonus When Adjacent to a Large Public Open Space or the Detroit River. The floor area ratio may be increased by fifty (50) percent in all instances 66 I I I �DETROIT ZONING ORDINANCE § 81.0000 c) Where the proposed structure is a single-family detached dwelling and the majority of existing structures are two family detached dwellings, no restrictions shall be imposed which regulate the floor area or volume of the proposed structure within the context of this section. religious institutions, neighborhood centers, and utility uses necessary to serve the immediate area may be permitted with approval. 81.0100 Uses permitted as a matter of right. 81.0101 Single-family detached dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 81.0200. d) The front and side yards shall be as required in the appropriate sections of this ordinance. 81 .0102 Signs, as regulated by Article XIII e) The rear yard depth shall be within 25 % of the average depth of the rear yards of the eight (8) family units used to calculate the average floor area, as determined under Subsection B above but shall not be less than 30 feet in depth. 81.0103 Uses accessory to single-family detached dwellings when incidental to and on the same zoning-lot as the principal use (Ord. No. 843-G, § 1, 8-14-73) 81.0200 Compatibility requirements. The enforcing official shall investigate each proposed dwelling unit for which a permit is being requested to determine compliance with the following listed compatibility requirements: f) Driveways, Garages, Parking Spaces: 1. If the dwelling unit to be constructed is built without an attached garage, there shall be a solid paved access from the street to a paved parking area, a minimum of 20 feet by 20 feet in size, located completely in the rear yard. Said parking area and access shall be paved with a surface having an asphaltic or Portland cement binder. If the zoning lot is less than 35 feet in width, as measured at the front line of the proposed building, access to the parking area shall be from either an adjoining street or alley. 2. If the dwelling unit to be constructed is built with an attached garage, there shall be a solid paved access from the street to the attached garage. Said access shall be paved with a surface having an asphaltic or Portland cement binder. a) The proposed dwelling unit shall generally conform to the adjacent detached dwelling structures relative to floor area, volume and use of materials, the floor area used herein refers to habitable floor area and does not include cellars, unfinished attics, porches, attached garages, etc. b) The floor area of the proposed unit shall be no less than 90 % of an average floor area, which average is calculated from the floor areas of the eight (8) nearest dwelling units to the proposed unit. The eight units utilized for the measurements of an average shall be the eight contiguous units on the same block face as the proposed dwelling unit, where possible, or contiguous units directly across the street from the proposed dwelling unit as may be required to achieve the eight units. Dwelling units immediately adjacent to the proposed dwelling unit shall be given double value and the aggregate total of all values then divided by ten (10) to determine the average floor area. g) The front yard, side yard and the berm area between the sidewalk and the street paving shall be nursery grown sod installed on a minimum of four (4) inches of top soil. The rear yard shall be fine graded to insure proper grades and drainage. All construction debris 67 �§ 81.0000 DETROIT, MICHIGAN 81 .0302 Non-profit golf courses, swimming pools, tennis courts, or similar uses shall be removed. A site drawing indicating proposed site development shall be submitted with the request for permits. 81.0303 Non-profit neighborhood centers 81.0304 Off-street parking on the following described property and subject to the enumerated conditions: Where a zoning-lot abuts, or is separated by an alley or easement along its side zoning-lot line from, a business or industrial zone, that part of said zoning-lot abutting the business or industrial zone, alley, or easement, that is not less than thirty (30) feet wide nor more than seventy (70) feet wide, as measured from the district boundary at a point twenty (20) feet distant from the front line of rectangular shaped property, or if irregularly shaped property that portion abutting or across an alley or easement from the district boundary comprising a maximum area of 8,500 square feet may be used for the parking of private passenger vehicles, provided that any off-street parking spaces so furnished shall not in any way be considered as supplying required off-street parking facilities for new, converted, or expanded uses, as required under Section 47.0100 of this Ordinance, and further provided: h) A cellar (basement more than 50 % below grade) or crawl space is mandatory. i) Any person, firm, partnership or corporation, or an officer, department, commission, board or bureau of the City or any other agency aggrieved by a decision of an enforing officer relative to the above compatibility requirements may appeal in writing to the Board of Zoning Appeals. The Board may modify or waive the requirements of this section if its finds that such modification or waiver: (1) will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding property and on the neighborhood and (2) will not substantially diminish or impair property values within the neighborhood. (Ord. No. 843-G, § 1, 8-14-73) 81.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the Rl district upon approval of the Community and Economic Development Department, or Council if specified, and subject to compliance with the provisions and standards set forth in Article VI, Section 65.0000 and to all conditions hereinafter listed. a) A front yard equal to the front yard of the abutting zoning-lot shall be provided. In those instances where the abutting lot or parcel of property is vacant, or where the principal building is located on the rear one-half of the lot, a front yard twenty (20) feet in depth shall be provided. 81.0301 Cemeteries, including those containing mausoleums, crematories, or columbaria; provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. b) A side yard at least ten feet wide shall be provided between the parking area and the zoning-lot line separating the parking area from any abutting property zoned in a residential district classification. c) An opaque fence or wall of wood or masonry construction, not less than four feet in height nor more than six feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance on the rear 68 I I 1 �II II DETROIT ZONING ORDINANCE zoning-lot line abutting, or along any alley or easement separating, the parking area from property zoned in a residential district classification. § 81.0000 other type of business, shall be conducted from or upon such premises. k) All ingress and egress to the parking area shall be over or across business or industrially zoned property, or from an alley separating the business or industrially zoned property from the parking area. Where no alley exists, and it is impossible or impractical to secure access over or across business or industrially zoned property, ingress and egress to the parking area shall be restricted to a strip of property, not more than twenty (20) feet in width, which abuts the business or industrial zone. d) A wall, four feet in height, as measured from the surface of the parking area, shall be constructed between the parking area and all required front or side yards. Said wall shall be constructed entirely of brick or have brick facing. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. l) f) All required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. Where application of the width or area restrictions of this section prohibit the use of an entire zoning-lot which was in single ownership on the effective date of this Ordinance, the maximum permitted width or area may be increased; provided, that the portion of the zoning-lot in excess of the permitted width or area has a frontage of less than forty (40) feet as measured at a point twenty (20) feet distant from the front lot line or an area of less than 4,000 square feet. m) The Community and Economic Development Department may modify these requirements where a finding can be made that such modification will not be injurious to the contiguous or surrounding property and not contrary to the intent of the provisions of this Ordinance. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. And further provided; that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. h) If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. i) Signs shall be classified and permitted in accordance with the provisions of Article XIII. j) No business involving vehicular repair, service, sale or display for sale, or any 69 �§ 81.0000 DETROIT, MICHIGAN by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 81.0305 Open parking lots for private passenger vehicles, when accessory to any non-residential use permitted in this district, and when located on a separate zoning-lot and not involving any trade, business, profession, or occupation, and subject to compliance with the following: f) The location of all entrances and exits shall be determined or approved by the Department of Streets and Traffic [Department of Transportation]. a) A front yard at least twenty (20) feet in depth shall be provided excepting that the depth of the required front yard may be adjusted in accordance with the provisions set forth for residential dwellings in Section 80.0501. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. b) A side yard at least ten feet wide shall be provided on each side, except that side which abuts an alley or non-residentially zoned property in which case no side yard is required. c) The required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. 81.0306 Open parking lots for private passenger vehicles only, provided the parking lot is located within an area designated on the generalized land use plan of the Master Plan as non-residential. Such grants shall be subject to any conditions or restrictions as may be deemed necessary to properly protect the surrounding area. d) An opaque fence or wall of wood or masonry construction not less than four feet in height nor more than six feet in height, as measured from the surface of the par king area, shall be constructed and maintained in a neat and orderly appearance between the parking area and each front and side yard and on any rear or side zoning-lot line abutting or along any alley or easement separating the parking area from property zoned in a residential district classification. Said wall or fence shall have only such openings as may be required for ingress or egress. 81.0308 Public utility facilities without outdoor storage when operating requirements necessitate location within an Rl District in order to serve the immediate vicinity. e) In all instances required, said protected from ed by vehicles 81.0311 Public or parochial elementary or junior high schools. 81.0307 Parks, playgrounds, or similar recreational areas. 81.0309 Railroad rights-of-way, not including storage tracks, yards, or buildings. 81.0310 Religious institutions, as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats where a wall or fence is wall or fence shall be possible damage inflictusing the parking area 81 .0312 Public or parochial high schools; provided that a written report of the Depart- 70 I I I �DETROIT ZONING ORDINANCE ment's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. 81.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 81.0401 Uses Permitted as a Matter of Right. For each single-family detached dwelling, a zoning-lot no less than fifty (50) feet in width and 5,000 square feet in area shall be provided. 81.0403 Permitted with Approval Uses Minimum Minimum Zoning-Lot Zoning-Lot Area Width Detached rectories, parsonages, or parish houses 5,000 sq. ft. 50' Non-profit neighborhood centers 10,000 sq. ft. 70' Religious institutions, except detached rectories, parsonages or parish houses 10,000 sq. ft. 70' Public or parochial schools As determined by the Community and Economic Development Department Bl .0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 81 .0501 Uses Permitted as a Matter of Right. Each single-family detached dwelling shall provide yards in accordance with the following minimum requirements: Front Yard-20' Side Yards-14' combined 4' minimum Rear Y ard-30' 71 § 81.0000 �§ 81.0000 DETROIT, MICHIGAN 81.0503 Permitted with Approval Uses Front Yard Detached rectories, parsonages, or parish houses 20' 20' Non-profit neighborhood centers Religious institutions, except detached rectories, parsonages, or parish houses Cemeteries Rear Yard Side Yards 1 30' 14' combined 4' minimum Formula B 30' 30' 20' Formula B When a cemetery abuts or is across a street, alley, or easement from property zoned in a residential district classification, a twenty (20) foot yard shall be provided subject to the following conditions: 1) that no burials be permitted in said yard; and 2) that said yard be landscaped with grass and trees, shrubs, or other ornamental horticultural materials; and 3) that said yard be maintained in a neat and orderly condition at all times As determined by the Community and Economic Development Department Public or parochial schools Non-profit golf courses, tennis courts, swimming pools, or similar uses As determined by the Community Economic Development Department Public utility facilities, without outdoor storage 20' 15' each and 30' 81 .0504 Accessory Uses Side Yard Club houses, bath houses, or similar structures, on the grounds of non-profit golf courses, swimming pools, tennis courts, or similar non-profit uses 15' each Rear Yard 30' In cemeteries-warehouses, storage or maintenance buildings, mausoleums, crematories, or· columbaria Shall be located not less than 150' from the nearest private residential property line Stadiums or grandstands, in athletic fields Seating facilities shall be located not less than 150' from the nearest private residential property line See Section 80.0603 for formulas. 1 72 I �I II DETROIT ZONING ORDINANCE 81.0700 Height limitations. The district regulations are designed to promote a suitable environment for homes and for activities connected with family life. The only uses permitted as a matter of right are single- and two-family dwellings. Additional uses are permitted with approval. Buildings and structures shall comply with the following height limitations: 81.0701 Uses Permitted as a Matter of Right Maximum Height Single-family detached dwellings Accessory uses § 82.0000 82.0100 Uses permitted as a matter of right. 82.0101 Single-family detached dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 82.0200. 35' 1 story but not exceeding 15' 81.0703 Permitted with Approval Uses 82.0102 Two-family dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 82.0200. Maximum Height Detached rectories, parsonages, or parish houses 35' Non-profit neighborhood centers 35' Religious institutions, except detached rectories, parsonages, or parish houses 45' Public or parochial schools 45' Public utility facilities, without outdoor storage 35' Accessory uses 1 story but not exceeding 15' 82.0103 Signs, as regulated by Article XIII 82.0104 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 843-G, § 1, 8-14-73) 82.0200 Compatibility requirements. The enforcing official shall investigate each proposed dwelling unit for which a permit is being requested to determine compliance with the following listed compatibility requirements: 81.0800 Lot coverage. 81.0801 Uses Permitted as a Matter of Right. The combined area occupied by all buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,000 square feet in area the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. a) Single and two-family construction: 1. The proposed single-family detached dwelling unit shall comply with those requirements stated in Article VIII, Section 81.0200. 2. The proposed two-family dwelling unit shall generally conform to the adjacent two-family structures relative to floor area, volume and use of materials. The floor area used herein refers to habitable floor area and does not include cellars, unfinished attics, porches, attached garages, etc. 81 .0803 Permitted with Approval Uses. The combined area occupied by all buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot. 82.0000 R2 Two-family residential district. b) The floor area of the proposed unit shall be no less than 90 % of an average floor area, which average is calculated from the floor areas of the eight (8) nearest This district is designed to protect and enhance those areas developed or likely to develop with single- or two-family dwellings. 73 �§ 82.0000 DETROIT, MICHIGAN 2. If the dwelling unit to be constructed is built with an attached garage, there shall be a solid paved access from the street to the attached garage. Said access shall be paved with a surface having an asphaltic or Portland cement binder. dwelling units to the proposed unit. The eight units utilized for the measurement of an average shall be the eight contiguous units on the same block face as the proposed dwelling unit, where possible, or contiguous units directly across the street from the proposed dwelling unit as may be required to achieve the eight units. Dwellings units immediately adjacent to the proposed dwelling unit shall be given double value and the aggregate total of all values then divided by ten (10) to determine the average floor area. g) The front yard, sideyard and the berm area between the sidewalk and the street paving shall be nursery grown sod installed, on a minimum of four (4) inches of top soil. The rear yard shall be fine graded to insure proper grades and drainage. All construction debris shall be removed. A site drawing indicating proposed site development shall be submitted with the request for permit. c) Where the proposed structure is a two-family detached dwelling unit and the majority of existing structures are single-family detached dwelling units, no restrictions shall be imposed which regulate the floor area or volume of the proposed structure within the context of this section. h) A cellar (basement more than 50 % below grade) or crawl space is mandatory. i) d) The front and side yards shall be as required in appropriate sections of this ordinance. e) The rear yard depth shall be within 25% of the average depth of the rear yards of eight (8) family units used to calculate the average floor area as determined under Sub-section b above, but shall not be less than 30 feet in depth. f) Driveways, Garages, Parking Spaces: 1. If the dwelling 4-nit to be constructed is built without an attached garage, there shall be a solid paved access from the street to a paved parking area, a minimum of 30 feet by 20 feet in size, located completely in the rear yard. Said parking area and access shall be paved with a surface having an asphaltic or Portland cement binder. If the zoning lot is less than 35 feet in width, as measured at the front line of the proposed building, access to the par king area shall be from either an adjoining street or alley. Any person, firm, partnership or corporation, or an officer, department, commission, board or bureau of the city, or any other agency aggrieved by a decision of an enforcing officer relative to the above compatibility requirements may appeal in writing to the board of zoning appeals, the board may modify or waive the requirements .o f this section if it finds that such modification or waiver: (1) will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding property and on the neighborhood and (2) will not substantially diminish or impair property values within the neighborhood. (Ord. No. 843-G, § 1, 8-14-73) 82.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R2 District upon approval by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed. 74 I I �I II DETROIT ZONING ORDINANCE 82.0301 Cemeteries, including those containing mausoleums, crematories, or columbaria; provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. § 82.0000 b) A side yard at least ten feet wide shall be provided between the par king area and the zoning-lot line separating the parking area from any abutting property zoned in a residential district classification. c) An opaque fence or wall of wood or masonry construction, not less than four feet in height nor more than six feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance on the rear zoning-lot line abutting, or along any alley or easement separating, the parking area from property zoned in a residential district classification. 82.0302 Non-profit golf courses, swimming pools, tennis courts, or similar uses 82.0303 Non-profit neighborhood centers 82.0304 Off-street parking on the following described property and subject to the enumerated conditions: Where a zoning-lot abuts, or is separated by an alley or easement along its side zoning-lot line from, a business or industrial zone, that part of said zoning-lot abutting the business or industrial zone, alley, or easement, that is not less than thirty (30) feet wide nor more than seventy (70) feet wide, as measured from the district boundary at a point twenty (20) feet distant from the front line of rectangular shaped property, or if irregularly shaped property that portion abutting or across an alley or easement from the district boundary comprising a maximum area of 8,500 square feet may be used for the parking of private passenger vehicles, provided that any off-street parking spaces so furnished shall not in any way be considered as supplying required off-street parking facilities for new, converted, or expanded uses, as required under Section 47.0100 of this Ordinance, and further provided: d) A wall, four feet in height, as measured from the surface of the parking area, shall be constructed between the parking area and all required front or side yards. Said wall shall be constructed entirely of brick or have brick facing. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. f) a) A front yard equal to the front yard of the abutting zoning-lot shall be provided. In those instances where the abutting lot or parcel of property is vacant, or where the principal building is located on the rear one-half of the lot, a front yard twenty (20) feet in depth shall be provided. All required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a 75 �§ 82.0000 DE11l0rl". MICHIGAN permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. be injurious to the contiguous or surrounding property and not contrary to the intent of the provisions of this Ordinance. And further provided; that a written report of the Department~s decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. h) If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. i) Signs shall be classified and permitted in accordance with the provisions of Article XIII. j) No business involving vehicular repair, service, sale or display for sale, or any other type of business, shall be conducted from or upon such premises. 83. 0305 Open par king lots accessory to any non-residential use permitted in the R2 District, when located on a separate zoninglot and not involving any trade, business, profession, or occupation, and subject to compliance with the following: k) All ingress and egress to the parking area shall be over or across business or industrially zoned property, or from an alley separating the business or industrially zoned property from the par king area. Where no alley exists, and it is impossible or impractical to secure access over or across business or industrially zoned property, ingress and egress to the parking area shall be restricted to a strip of property, not more than twenty (20) feet in width, which abuts the business or industrial zone. a) A front yard at least twenty (20) feet in depth shall be provided, excepting that the depth of the required front yard may be adjusted in accordance with the provisions set forth for residential dwellings in Section 80.0501. b) A side yard at least ten feet wide shall be provided on each side, except that side which abuts an alley or non-residentially zoned property, in which case no side yard is required. Where application of the width or area restrictions of this section prohibit the use of an entire zoning-lot which was in single ownership on the effective date of this Ordinance, the maximum permitted width or area may be increased; provided, that the portion of the zoning-lot in excess of the permitted width or area has a frontage of less than forty (40) feet as measured at a point twenty (20) feet distant from the front lot line or an area of less than 4,000 square feet. c) The required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. m) The Community and Economic Development Department may modify these requirements where a finding can be made that such modification will not d) An opaque fence or wall of wood or masonry construction not less than four feet in height nor more than six feet in height, as measured from the surface of 1) 76 ' �I DETROIT ZONING ORDINANCE 82.0309 Railroad rights-of-way, not including storage tracks, yards, or buildings. the parking area, shall be constructed and maintained in a neat and orderly appearance between the parking area and each front and side yard, and on any rear or side zoning-lot line abutting or along any alley or easement separating the parking area from property zoned in a residential district classification. Said wall or fence shall have only such openings as may be required for ingress or egress. 82.0310 Religious institutions, as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 82.0311 Public or parochial elementary or junior high schools e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the par king area by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. f) § 82.0000 82.0312 Public or parochial high schools; provided that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. The location of all entrances and exits shall be determined or approved by the Department of Streets and Traffic [Department of Transportation]. 82.0313 Town houses-maximum of eight in any group of attached town houses; provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. 82.0306 Open parking lots for private passenger vehicles only, provided the parking lot is located within an area designated on the generalized land use plan of the Master Plan as non-residential. Such grants shall be subject to any conditions or restrictions as may be deemed necessary to properly protect the surrounding area. 82.0314 Multiple family dwellings when located on zoning-lots at least seventy (70) feet in width and 7,000 sq. ft. in area and designed for or occupied by not more than eight (8) families, as approved by the Community and Economic Development Department after hearing. Said structures shall have a maximum floor area ratio of 0.5 and minimum side yards of ten feet which shall be increased by one foot for each five feet or part thereof by which the structure exceeds fifty (50) feet in overall dimension along the side yard. Further, there shall be provided a 82.0307 Parks, playgrounds, or similar recreational areas. 82.0308 Public utility facilities without outdoor storage when operating requirements necessitate location within an R2 District in order to serve the immediate vicinity. 77 �§ 82.0000 DETROIT, MICHIGAN Minimum Zoning-Lot Area side yard of not less than thirty (30) feet for multiple dwellings containing principal or secondary entrances to one or more dwelling units along the side yard. A front yard of twenty (20) feet and a rear yard of thirty (30) feet shall be provided. And further provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals, signed by the applicant, or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. Single family detached dwellings Two-family dwellings 5,000 sq. ft. 6,000 sq. ft. Minimum Zoning-Lot Width 50' 55' 82.0403 Permitted with Approval Uses: Detached rectories, parsonages, or parish houses Non-profit neighborhood centers Religious institutions, except detached rectories, parsonages, or parish houses Public or parochial schools Group of attached town houses Each town house Multiple family dwellings (Ord. No. 407-G, § 1, 2-18-69) 82.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 5,000 sq. ft. 50' 10,000 sq. ft. 70' 10,000 sq. ft. 70' As determined by the Commission 7,000 sq. ft. 2,000 sq. ft. 70' 20' 7,000 sq. ft. 70' 82.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 82.0401 Uses Permitted as a Matter of Right 82.0501 Uses Permitted as Matter of Right. Front Yard Single-family detached dwellings 20' Two-family dwellings 20' Or as provided in Section 80.0502 Side Yards' 14' 4' 14' 4' combined minimum combined minimum Rear Yard 30' 30' 82.0503 Permitted with Approval Uses Detached rectories, parsonages, or parish houses Non-profit neighborhood centers Religious institutions, except detached rectories, parsonages, or parish houses Cemeteries 20' 20' 14' combined 4' minimum Formula B 30' 30' 20' Formula B 30' When a cemetery abuts or is across a street, alley, or easement from private property zoned in a residential district classification, a twenty (20) foot yard shall be provided subject to the following conditions: 1) that no burials be permitted in said yard; and 78 I �I I DETROIT ZONING ORDINANCE Front Yard § Side Yard 82.0000 Rear Yard 2) that said yard be landscaped with grass II and trees, shrubs, or other ornamental horticultural materials; and 3) that said yard be maintained in a neat and orderly condition at all times. As determined by the Community and Economic Development Department Public or parochial schools Non-profit golf courses, tennis courts, swimming pools, or similar uses As determined by the Community Economic Development Department Public utility facilities, without outdoor storage Town houses 20' 20' 15' Each Formula B and 30' 30' 82.0504 Accessory Uses Side Yards Club houses, bath houses, or similar structures on the grounds of non-profit golf courses, swimming pools, tennis courts, or similar non-profit uses 15' each In cemeteries-warehouses, storage or maintenance buildings, mausoleums, crematories, or columbaria Rear Yard 30' Shall be located not less than 150' from the nearest private residential property line Seating facilities shall be located not less than 150' from the nearest private residential property line Stadiums or grandstands, in athletic fields 1 See Section 80.0603 for formulas. (Ord. No. 545-G, § 1, 10-27-70) 82.0703 Permitted with Approval Uses 82.0700 Height limitations. Maximum Height Buildings and structures shall comply with the following height limitations: Detached rectories, parsonages, or parish houses Non-profit neighborhood centers Religious institutions, except detached rectories, parsonages, or parish houses Town houses 82.0701 Uses Permitted as a Matter of Right Maximum Height Single-family detached dwellings Two-family dwellings Accessory uses " 35' 35' 1 story but not exceeding 15' 79 35' 35' 45' 35' �§ 82.0000 DETROIT, MICHIGAN Maximum Height Public or parochial schools Public utility facilities, without outdoor storage Accessory Uses intended that this district be used primarily on local thoroughfares thereby encouraging a suitable environment for family life. Uses permitted as a matter of right include single and two-family dwellings, town houses, multiple-family dwellings, and community facilities necessary to serve a residential district. 45' 35' 1 story but not exceeding 15' 83.0100 Uses permitted as a matter of right. 82. 0800 Lot coverage. 83.0101 Single-family detached dwellings 82.0801 Uses Permitted as a Matter of Right. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirtyfive (35) percent of the area of the zoning-lot, provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for detached single-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot, provided, that on zoning-lots less than 4,000 square feet in area the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. 83.0102 Two-family dwellings 83.0103 Town houses-maximum of ten in any group of attached town houses 83.0104 Multiple-family dwellings in which less than fifty (50) percent of the units in the structure are efficiency units 83.0105 Home occupations in conjunction with a dwelling unit subject to the following conditions: a) The entrance to the space devoted to such occupation shall be only from within the dwelling, the rear, or from a side entrance which is adjacent to a non-residential district. b) No external alteration to the dwelling shall be permitted which is not customary in residential buildings. c) No parking or storage of commercial vehicles on the premises. d) No articles are sold excepting those produced on the premises. 82.0803 Permitted with Approval Uses. The combined area occupied by all buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot. e) No exterior display, or display of goods visible from outside the dwelling is permitted. f) 83.0000 R3 Low density residential district. No unreasonable use of lights, or nighttime operations shall be permitted. g) Signs shall be classified and permitted in accordance with the provisions of Article XIII. This district is designed as a low-density multiple-family district providing densities of approximately thirty units per acre. The regulations are designed to promote and encourage town or terrace house development, courts, and garden apartments. It is h) No such home occupation shall be noxious or offensive by reason of emission of noise, vibration, smoke, dust or other particulate matter, odor80 I ' �DETROIT ZONING ORDINANCE ous matter, heat, humidity, glare, refuse, or other objectionable emissions. 83.0000 83.0301 Cemeteries, including those containing mausoleums, crematories, or columbaria; Provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. 83.0106 Homes, centers, or schools for the care, boarding, or teaching of children I § 83.0107 The following residentially related uses: A. Open uses 1. The following non-commercial rec- reational uses: a) Golf courses h) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 83.0302 Fire or police stations 83.0303 Fraternity or sorority houses 83.0304 Multiple-family dwellings in which fifty (50) percent or more of the units are efficiency units. B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. Non-profit neighborhood centers 83.0305 Non-profit educational institutions other than penal or correctional institutions or trade schools. 83.0306 Off-street parking on the following described property and subject to the enumerated conditions: Where a zoning-lot abuts, or is separated by an alley or easement along its side zoning-lot line from a business or industrial zone, that part of said zoning-lot abutting the business or industrial zone, alley, or easement, that is not less than thirty (30) feet wide nor more than seventy (70) feet wide, as measured from the district boundary at a point twenty (20) feet distant from the front line of rectangular shaped property, or if irregularly shaped property that portion abutting or across an alley or easement from the district boundary comprising a maximum area of 8,500 square feet may be used for the parking of private passenger vehicles, provided that any off-street parking spaces so furnished shall not in any way be considered as supplying required off-street parking facilities for new, converted, or expanded uses, as required under Section 47.0100 of this Ordinance, and further provided: C. Uses similar to the above specified uses 83.0108 Signs as regulated by Article XIII. 83.0109 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 83.0300 Permitted wi th approval uses. The following uses, and uses accessory thereto, shall be permitted in the R3 district upon approval by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed. a) A front yard equal to the front yard of the abutting zoning-lot shall be provid- 81 �§ 83.0000 DETROIT, MICHIGAN horticultural materials, a water bib or other means of supplying water shall be provided. ed. In those instances where the abutting lot or parcel of property is vacant, or where the principal building is located on the rear one-half of the lot, a front yard twenty (20) feet in depth shall be provided. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. b) A side yard at least ten feet wide shall be provided between the parking area and the zoning-lot line separating the parking area from any abutting property zoned in a residential district classification. c) An opaque fence or wall of wood or masonry construction, not less than four feet in height nor more than six feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance on the rear zoning-lot line abutting, or along any alley or easement separating, the parking area from property zoned in a residential district classification. h) If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. i) Signs shall be classified and permitted in accordance with the provisions of Article XIII. j) d) A wall, four feet in height, as measured from the surface of the parking area, shall be constructed between the parking area and all required front or side yards. Said wall shall be constructed entirely of brick or have brick facing. e) No business involving vehicular repair, service, sale or display for sale, or any other type of business, shall be conducted from or upon such premises. k) All ingress and egress to the parking area shall be over or across business or industrially zoned property, or from an alley separating the business or industrially zoned property from the par king area. Where no alley exists, and it is impossible or impractical to secure access over or across business or industrially zoned property, ingress and egress to the par king area shall be restricted to a strip of property, not more than twenty (20) feet in width, which abuts the business or industrial zone. In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 1) f) All required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental 82 Where application of the width or area restrictions of this section prohibit the use of an entire zoning-lot which was in single ownership on the effective date of this Ordinance, the maximum permitted width or area may be increased; provided, that the portion of the zoning-lot in excess of the permitted width or area has a frontage of less I J �DETROIT ZONING ORDINANCE I Ill § 83.0000 than forty (40) feet as measured at a point twenty (20) feet distant from the front lot line or an area of less than 4,000 square feet. maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. m) The Community and Economic Development Department may modify these requirements where a finding can be made that such modification will not be injurious to the contiguous or surrounding property and not contrary to the intent of the provisions of this Ordinance. d) An opaque fence or wall of wood or masonry construction not less than four feet in height nor more than six feet in height, as measured from the surface of the par king area, shall be constructed and maintained in a neat and orderly appearance between the parking area and each front and side yard and on any rear or side zoning-lot line abutting or along any alley or easement separating the parking area from property zoned in a residential district classification. Said wall or fence shall have only such openings as may be required for ingress or egress. And further provided; that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 83.0307 Open parking lots for private passenger vehicles, when located on a separate zoning-lot and not involving any trade, business, profession, or occupation, and when accessory to uses permitted in this district, and subject to compliance with the following: f) The location of all entrances and exits shall be determined or approved by the Department of Streets and Traffic [Department of Transportation]. a) A front yard at least twenty (20) feet in depth shall be provided, excepting that the depth of the required front yard may be adjusted in accordance with the provisions set forth for residential dwellings in Section 80.0501. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. b) A side yard at least ten feet wide shall be provided on each side, except that side which abuts an alley or non-residentially zoned property in which case no side yard is required. c) The required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly 83.0308 Open parking lots for private passenger vehicles only, provided the parking lot is located within an area designated on the generalized land use plan of the Master Plan as non-residential. Such grants shall be subject to any conditions or restrictions as 83 �§ 83.0000 DETROIT, MICHIGAN may be deemed necessary to properly protect the surrounding area. 83.0400 Lot size requirements. Zoning-lot size requirement.s shall be as hereinafter specified for the indicated uses: 83.0309 Public utility facilities without outdoor storage when operating requirements necessitate location within an R3 District in order to serve the immediate vicinity. 83.0401 Uses Permitted as a Matter of Right 83.0310 Rooming houses Minimum Zoning-Lot Area Single-family detached dwellings Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, except detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 5,000 6,000 7,000 2,000 7,000 sq. sq. sq. sq. sq. ft. ft. ft. ft. ft. Minimum Zoning-Lot Width 50' 55' 70' 20' 70' 7,000 sq. ft. 70' 10,000 sq. ft. 70' 5,000 sq. ft. 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' 83.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Multiple-family dwellings in which 50 percent or more of the units are efficiency units Rooming houses Minimum Zoning-Lot Width 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 83.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 84 I �DETROIT ZONING ORDINANCE § 83.0000 83.0501 Uses Permitted as a Matter of Right Front Yard Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Town houses Multiple-family dwellings Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, except detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Non-profit swimming pools 20' Side Yards' Rear Yard 30' 20' 20' 14' combined 4' minimum Formula A Formula A 20' Formula B 30' 20' Formula B 30' 20' Formula B 30' 30' 30' 20' Formula B 30' 20' Formula B 30' No public outdoor swimming pool shall be constructed less than forty (40) feet from any property line abutting private property zoned in a residential district classification other than a railroad right-of-way 83.0503 Permitted with Approval Uses Front Yard Public utility facilities, without service or storage yards Cemeteries Side Yards 1 Rear Yard 20' 15' each 30' When a cemetery abuts or is across a street, alley, or easement from private property zoned in a residential district classification, a twenty (20) foot yard shall be provided subject to the following conditions: 1) that no burials be permitted in said yard; and 2) that said yard be landscaped with grass and trees, shrubs, or other ornamental horticultural materials; and 3) that said yard be maintained in a neat and orderly condition at all times. 20' 15' each 30' Fire or police stl;ltions Multiple-family dwellings in which 50 percent or more of the units are efficiency units 20' 85 Formula A 30' �§ 83.0000 DETROIT, MICHIGAN Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Front Yard Side yard Rear Yard 20' 20' Formula A Formula B 30' 30' 20' Formula B 30' See Section 80.0603 for formulas. 1 83.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R2 District (Section 82.0504) shall apply to similar acc,essory uses in the R3 District. 83.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 83.0601 Uses Permitted as a Matter of Right Max. Ht. Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Group of attached town houses Multiple-family dwellings with less than 50 percent efficiency units per structure Homes, centers, or schools for the care, boarding, or teaching of children Religious ipstitutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Accessory uses to: single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Max. FAR 1 Min. RSR 1 35' .70 .70 .12 .70 .70 .70 .70 .70 One story but not exceeding 15' 83.0603 Permitted with Approval Uses Max. FAR' Public utility facilities, without service or storage yards Fire or police stations Multiple-family dwellings in which 50 percent or more of the units are efficiency units Min. RSR 1 .70 .70 .70 86 .12 I I J �DETROIT ZONING ORDINANCE § 84.0000 Max. FAR 1 II Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Rooming houses Min. RSR 1 .70 .70 .70 .12 1 See Sections 80.0601 and 80.0602 for formulas. which can function most advantageously when located on these thoroughfares. Medical and dental clinics, motels or hotels, and certain types of non-profit uses may be permitted with approval subject to appropriate findings and compliance with required standards. 83.0800 Lot coverage. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot, provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. 84.0000 R4 Thoroughfare district. 84.0100 Uses permitted as a matter of right. 84.0101 Single-family detached dwellings 84.0102 Two-family dwellings 84.0103 Town houses-maximum of ten in any group of attached town houses 84.0104 Multiple-family dwellings 84.0105 Rooming houses 84.0106 Fraternity or sorority houses 84.0107 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 84.0108 Homes, centers, or schools for the care, boarding, or teaching of children 84.0109 The following residentially related uses: A. Open uses residential The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 1. This district is designed to be used primarily on major or secondary thoroughfares wherein the major use of the property would be for low-medium density residential dwellings characterized, primarily, by rental apartment dwellings. Uses permitted as a matter of right include multiple family dwellings, single and two-family dwellings, and certain other residentially related uses 87 �DETROIT, MICHIGAN § 84.0000 Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed: B. Community facilities 1. Religious uses as follows: 2. 3. 4. 5. a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 84.0301 Fire or police stations 84.0302 Hospitals, sanatoriums, convalescent, nursing, or rest homes 84.0303 Medical or dental clinics 84.0304 Motels or hotels, as regulated by Section 66.0000 84.0305 Non-profit educational institutions other than penal or correctional institutions or trade schools C. Uses similar to the above specified uses 84.0110 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g. 84.0306 Non-profit private clubs, lodges, or similar uses 84.0111 Signs, as regulated by Article XIII. 84.0112 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 84.0307 Public utility facilities without outdoor storage when operating requirements necessitate location within an R4 District in order to serve the immediate vicinity. 84.0300 Permitted with approval uses. 84.0400 Lot size requirements. The following uses and uses accessory thereto shall be permitted in the R4 District upon approval by the Community and Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 84.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Single-family detached dwelling Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Rooming houses Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Detached rectories, parsonages, or parish houses Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries ft. ft. ft. ft. ft. ft. ft. 50' 55' 70' 20' 70' 70' 70' 7,000 sq. ft. 70' 5,000 sq. ft. 50' 10,000 sq. ft. 70' 10,000 sq. ft. 70' 5,000 6,000 7,000 2,000 7,000 7,000 7,000 88 sq. sq. sq. sq. sq. sq. sq. Minimum Zoning-Lot Width I I j �I I § 84.0000 DETROIT ZONING ORDINANCE Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Minimum Zoning-Lot Area Minimum Zoning-Lot Width 10,000 sq. ft. 7,000 sq. ft. 70' 70' Minimum Zoning-Lot Area Minimum Zoning-Lot Width 84.0403 Permitted with Approval Uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Medical or dental clinics Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Motels or hotels 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 84.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 84.0501 Uses Permitted as a Matter of Right Front Yard Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses 1 30' 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula A Formula B 20' Formula B 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 20' Town houses Multiple-family dwellings Rooming houses Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, except detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers See Section 80.0603 for formulas- 89 Side Yard' Rear Yard 30' 30' 30' 30' �DETROIT, MICHIGAN § 84.0000 84.0503 Permitted with Approval Uses Front Yard Fire or police stations Public utility facilities, without service or storage yards Medical or dental clinics Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or other similar uses Motels or hotels 1 Side Yards 1 Rear Yard 20' 15' each 30' 20' 20' 15' each Formula B 30' 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' See Section 80.0603 for formulas. 84.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R2 District (Section 82.0504) shall apply to similar accessory uses in the R4 District. 84.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 84.0601 Uses Permitted as a Matter of Right Max. Ht. Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Group of attached town houses Multiple-family dwellings Rooming houses Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Accessory uses to: single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses One story but not exceeding 15' 1 See Sections 80.0601 and 80.602 for formulas. 90 Max. FAR 1 Min. RSR 1 35' 1.00 1.00 1.00 1.00 .10 .10 1.00 1.00 1.00 1.00 1.00 I I �I DETROIT ZONING ORDINANCE § 85.0000 84.0603 Permitted with Approval Uses Max.FAR' Fire or police stations Public utility facilities, without service or storage yards Medical or dental clinics Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Motels or hotels Hospitals, sanatoriums, convalescent, nursing, or rest homes 1 Min. RSR' 1.00 1.00 1.00 1.00 1.00 1.00 1.00 See Sections 80.0601 and 80.0602 for formulas. 84.0800 Lot coverage. The combined area occupied by all buildings used for singlefamily detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. mary use in this district will be the rental apartment structure. In addition to permitted residential uses, certain specified non-residential uses which can be properly blended into this district may be permitted. 85.0100 Uses permitted as a matter of right. 85.0101 Single-family detached dwellings 85.0102 Two-family dwellings 85.0103 Town houses-maximum of twelve (12) in any group of attached town houses 85.0104 Multiple-family dwellings 85.0105 Medical or dental clinics 85.0106 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 85.0107 Homes, centers, or schools for the care, boarding, or teaching of children 85.0108 Rooming houses 85.0109 Fraternity or sorority houses 85.0110 Non-profit educational institutions other than penal or correctional institutions or trade schools 85.0000 R5 Medium density residential district. 85.0111 Non-profit private clubs, lodges, or similar uses This district is designed to provide for a range of residential development from the single-family detached dwelling to mediumdensity multiple-family dwellings. The pri- 85.0112 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g 91 �§ 85.0000 DETROIT. MICHIGAN upon approval by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed: 85.0113 Hospitals, sanatoriums, convalescent, nursing, or rest homes 85.0114 Use Group I, which shall be limited to the following uses: A. Open uses 1. The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service or storage yards a) Electric transformer sub-stations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers 85.0301 In order to provide urban amenities in a convenient and orderly manner for residents of medium- and high-density residential areas, certain service and retailing activities as listed below may be permitted in multiple residential structures. These services are intended as a convenience for the residents of the structures in which they are permitted and for other residents within easy and convenient walking distance of these uses. The uses and applicable restrictions are as follows: a) Coffee shops, cleaning or pressing shops, laundry pick-up stations, barber or beauty shops, tobacco or newspaper stands or shops, gift shops, telegraph offices, or similar commercial uses when located in permitted multiplefamily dwellings, or in motels or hotels as may be approved; provided, such business is conducted primarily as a service to the occupants of the building and provided there is no entrance to such place of business except from within the building, and provided there is no advertising or display of said uses visible from outside the building other than as permitted in Article XIII. b) Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000, or delicatessens, which uses shall have a gross floor area of not over 2,000 square feet each, or restaurants, which may include the sale of liquor in connection therewith, also as regulated by Section 66.0000, when such uses are located in motel or hotels as may be approved, or in permitted multiplefamily dwellings. Provided, that said structures shall contain not less than fifty (50) dwelling or rooming units, and further provided, that the only access to C. Uses similar to the above specified uses 85.0115 Signs, as regulated by Article XIII. 85.0116 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 85.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R5 District 92 I I J �DETROIT ZONING ORDINANCE any of the above mentioned uses is from the interior of the building and there is no advertising or display of said uses visible from the exterior of the building other than as permitted in Article XIII. § 85.0000 of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. 85.0302 Fire or police stations 85. 0303 Marinas 85.0304 Motels or hotels as regulated by Section 66.0000 85.0400 Lot size requirements. 85.0305 Parking structures Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 85.0306 Trailer courts, not including sales or service, and provided, that a written report 85.0401 ·use Permitted as a Matter of Right Minimum Zoning-Lot Area Single-family detached dwellings Two-family dwellings Group of attached town houses Each town house Medical or dental clinics Multiple-family dwellings Homes, centers, or schools for the care, boarding, or teaching of children Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 93 5,000 sq. 6,000 sq. 7,000 sq. 1,800 sq. 7,000 sq. 7,000 sq. ft. ft. ft. ft. ft. ft. Minimum Zoning-Lot Width 50' 55' 70' 18' 70' 70' 7,000 sq. ft. 7,000 sq. ft. 7,000 sq. ft. 70' 70' 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 7,000 sq. ft. 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' �DETROIT, MICHIGAN 185.0000 85.0403 Permitted with Approval Uses Minimum Zoning-Lot Width Minimum Zoning-Lot Area 70' 7,000 sq. ft. Motels or hotels Trailer courts, not including sales or service Two (2) acres per trailer court and at least 3,000 sq. ft. per trailer space Court must have at least 100 feet of frontage on a major thoroughfare and each trailer space must be at least 30 feet wide as measured at a point 20 feet from the primary access drive 85.0500 Yards Yard shall requirements. be provided for each use in accordance with the following minimum requirements: 85.0501 Uses Permitted as a Matter of Right Front Yard Side Yards' Rear Yard dwellings; two-family Single-family detached dwellings; detached rectories, parsonages, or 20' 14' combined 4' minimum 30' parish houses Town houses Multiple•family dwellings Medical or dental clinics Homes, centers or schools for the care, boarding, or teaching of children Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade 20' 20' 20' Formula A Formula A Formula B 30' 30' 30' 20' 20' 20' Formula B Formula A Formula B 30' 30' 30' 20' 20' Formula B Formula B 30' 30' schools Non-profit private clubs, lodges, or similar uses I See Section 80.0603 for formulas- 1 94 ------------ �§ 85.0000 DETROIT ZONING ORDINANCE Front Yard Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Rear Yard Side Yards' 20' Formula B 30' 20' Formula B 30' 20' 15' each 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 85.0503 Permitted with Approval Uses Front Yard Fire or police stations Marinas Motels or hotels Parking structures Trailer courts 20' 20' 20' 20' 20' Rear Yard Side Yards' 15' each 20' each Formula B Formula B 2 25' each 30' 30' 512 30' 'See Section 80.0603 for formulas. 2 No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half of its length a building conforming as to use which itself has no yard at the point of abutment. 85.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R4 District (Section 84.0504) shall apply to similar accessory uses in the R5 District. Buildings or structures accessory to uses first permitted in the R5 District shall comply with the following minimum requirements: Buildings or Structures Accessory to: Side Yards 50' each Trailer courts 95 Rear Yard 50' �§ 85.0000 DETROIT, MICHIGAN 85.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for i>rincipal and accessory uses shall be as hereinafter specified: 85.0601 Uses Permitted as a Matter of Right Max. Ht. Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Town houses Multiple-family dwellings Medical or dental clinics Homes, centers, or schools for the care, boarding, or teaching of children Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated voca. tional or trade schools Non-profit neighborhood centers Public utility facilities, without service or storage yards Accessory uses to: single-family dwellings; two-family dwellings, detached rectories, parsonages, or parish houses Max.FAR Min. RSR 1 35' 1.50 1.50 1.50 .085 1.50 1.50 1.50 .085 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 One story but not exceeding 15' 85.0603 Permitted with Approval Uses Max. FAR 1 Motels or hotels Parking structures Fire or police stations Min. RSR 1 1.50 1.50 1.50 I See Sections 80.0601 and 80.0602 for formulas. 1 96 �DETROIT ZONING ORDINANCE § 86.0000 85.0800 Lot coverage. 86.0100 Uses permitted as a matter of right. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. 86.0101 Town houses-maximum of twelve (12) in any group of attached town houses 86.0102 Multiple-family dwellings. 86.0103 Medical or dental clinics 86.0104 Home occupations in conjunc ~ion with a dwelling unit subject to the conditions specified in Section 83.0105 86.0105 Rooming houses 86.0106 Fraternity or sorority houses 86.0107 Non-profit educational institutions other than penal or correctional institutions or trade schools 86.0108 Homes, centers, or schools for the care, boarding, or teaching of children 86.0109 Hospitals, sanatoriums, convalescent, nursing, or rest homes 86.0110 Non-profit private clubs, lodges, or similar uses 86.0111 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g 86.0000 R6 High density residential district. 86.0112 Use Group I, which shall be limited to the following uses: A. Open uses 1. The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats This district is designed as a high-density multiple dwelling district to be used primarily in areas adjacent to the Central Business District, the New Center area, the Cultural Center, the waterfront, certain large city parks, and other areas which have a high concentration of persons and land values. This district will permit a range of living accommodations, from the low-density dwelling up to very high-density dwellings, including institutions and residentially related uses, and will permit certain specified service and convenience-type commercial uses of a character unlikely to develop excessive traffic but which will serve the residents of the immediate area. Single-family detached and two-family dwellings will not be permitted in this district as a matter of right but may be allowed as permitted with approval uses. 97 �§ 86.0000 DETROIT, MICHIGAN b) Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000, or delicatessens, which uses shall have a gross floor area of not over 2,000 square feet each, or restaurants which may include the sale of liquor in connection therewith, also as regulated by Section 66.0000, when such uses are located in motel or hotels as may be approved, or in permitted multiplefamily dwellings. Provided, that said structures shall contain not less than fifty (50) dwelling or rooming units, and further provided, that the only access to any of the above mentioned uses is from the interior of the building and there is no advertising or display of said uses visible from the exterior of the building other than as permitted in Article XIII. 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service or storage yards a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers C. Uses similar to the above specified uses 86.0113 In order to provide urban amenities in a convenient and orderly manner for residents of medium- and high-density residential areas, certain service and retailing activities as listed below may be permitted in multiple residential structures. These services are intended as a convenience for the residents of the structures in which they are permitted and for other residents within easy and convenient walking distance of these uses. The uses and applicable restrictions are as follows: 86.0114 Signs, as regulated by Article XIII 86.0115 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 86.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R6 District upon approval by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed. a) Coffee shops, cleaning or pressing shops, laundry pick-up stations, barber or beauty shops, tobacco or newspaper stands or shops, gift shops, telegraph offices, or similar commercial uses when located in permitted multiplefamily dwellings or in motels or hotels as may be approved; provided, such business is conducted primarily as a service to the occupants of the building and provided there is no entrance to such place of business except from within the building, and provided there is no advertising or display of said uses visible from outside the building other than as permitted in Article XIII. 86.0301 Single or two-family dwellings 86.0302 Fire or police stations 86.0303 Marinas 86.0304 Motels or hotels as regulated by Section 66.0000 86.0305 Parking structures 98 �DETROIT ZONING ORDINANCE § 86.0000 86.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 86.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Group of attached town houses Each town house Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs, lodges, or similar uses Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 7,000 1,800 7,000 7,000 7,000 7,000 sq. sq. sq. sq. sq. sq. Minimum Zoning-Lot Width ft. ft. ft. ft. ft. ft. 70' 18' 70' 70' 70' 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' Minimum Zoning-Lot Area Minimum Zoning-Lot Width 7,000 sq. ft. 5,000 sq. ft. 6,000 sq. ft. 70' 50' 55' 86.0403 Permitted with Approval Uses Hotels or motels Single-family detached dwellings Two-family dwellings 86.0500 Yard requirements. yards shall be provided for each use in accordance with the following minimum requirements: 99 �§ 86.0000 DETROIT. MICHIGAN 86.0501 Uses Permitted as a Matter of Right Front Yard Detached rectories, parsonages, or parish houses 20' Town houses Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Homes, centers, or schools, for the care, boarding, or teaching of children. Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs, lodges or similar uses Religious institutions, excepting detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Side Yards 1 Rear Yard 30' 20' 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula B Formula A Formula B 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 20' Formula B 30' 20' 15' each 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 30' 30' 30' 30' 30' 86.0503 Permitted with Approval Uses Hotels or motels Fire or police stations Parking structures Marinas Single-family detached dwellings; two-family dwellings Front Yard Side Yards' 20' Formula B 20' 15' each 20' Formula B 2 20' 20' each 20' 14' combined 4' minimum Rear Yard 30' 30' 30' See Section 80.0603 for formulas. No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half its length a building conforming as to use which itself has no yard at the point of abutment. 1 2 86.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R4 District (Section 84.0504) shall apply to similar accessory uses in the R6 District. For structures accessory to marina uses the followin~ minimum requirements shall be observed: a) Front yard-20' l b) Side yards-20' each 100 �§ 86.0000 DETROIT ZONING ORDINANCE 86.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 86.0601 Uses Permitted as a Matter of Right Detached rectories, parsonages, or parish houses Town houses Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs, lodges, or similar uses Religious institutions, except detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Public utility facilities, without servfoe or storage yards Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Accessory uses to: Detached rectories, parsonae:es, or parish houses Max. Ht. 35 Max. FAR' 2.00 2.00 2.00 2.00 2.00 Min. RSR 1 .07 .07 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 One story but not exceeding 15' 86.0603 Permitted with Approval Uses Max. Ht. Single-family detached dwellings; two-family dwellings Hotels or motels Parking structures Fire or police stations Accessory uses to: single or two-family dwellings 1 See Sections 80.0601 and 80.0602 for formula. Sapp. No. 1 101 Max. FAR' 35' 2.00 2.00 2.00 One story but not exceeding 15' Min. RSR 1 �§ 86.0000 DETROIT, MICHIGAN indicated under the conditions specified or any other conditions as may be required by the Community and Economic Development Department or Board of Zoning Appeals in accordance with the provisions of Article VI, Section 65.0000. 86.0800 Lot coverage. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. 90.0400 Lot size requirements. Where necessary, minimum zoning-lot sizes are specified for uses permitted as a matter of right and permitted with approval in the zoning district regulations in this Article. In addition, the following regulations shall be observed: 90.0401 No use shall be established after the effective date of this Ordinance on a zoning-lot which is smaller in area or width than prescribed hereinafter for such use in the zoning district in which it is to be located, except that this provision may be modified for permitted residential uses in accordance with the provisions of Article VIII, Section 80.0400. 90.0402 Lot width shall be measured at the front line of the zoning-lot excepting for residential uses where lot width shall be measured at a distance of twenty (20) feet from the front zoning-lot line. ARTICLE IX. BUSINESS DISTRICTS 90.0000 General requirements. 90.0500 Yard requirements. 90.0100 Uses permitted as a matter of right. Where specified, yards shall be provided as set forth under each zoning district as hereinafter indicated or as may be required by the Community and Economic Development Department and shall be unobstructed from the ground level or other specified level to the sky, except as permitted in Article IV, Section 45.0800. Permitted uses of land or buildings, as hereinafter listed, shall be permitted in the districts indicated under the conditions specified. No building, structure, or zoning-lot shall be devoted to any use other than a use permitted hereinafter in the zoning district in which such building, structure, or land is located. 90.0501 The required depth of front yards for zoning-lots used for residential purposes may be reduced or shall be increased in accordance with the provisions of Article VIII, Section 80.0501. Uses existing on the effective date of this Ordinance and rendered non-conforming by the provisions hereof shall be subject to the regulations of Article V governing such non-conforming uses. 90.0502 Where business uses are situated on through-lots so that the rear of the business structure is opposite the front yard of residential structures, the rear wall of the commercial structure shall be finished with 90.0300 Permitted with approval uses. Permitted with approval uses, as hereinafter listed, may be permitted in the districts 102 I ,J 1 �DETROIT ZONING ORDINANCE § 91.0000 brick or a similar veneer. Parking, service, or other open spaces at the rear of the structure shall be maintained in a neat and orderly condition. adjacent to residential property, again with provision for Community and Economic Development Department adjustment where desirable. 90.0503 Where a dwelling unit is erected, located, or placed above another type of use in a B2 or B4 District, no yards shall be required for the dwelling unit except a rear yard which may begin at the lowest floor occupied for. dwelling purposes. 91.0100 Uses permitted as a matter of right. Use Group I, which shall be limited to the following uses: A. Open uses 1. The following non-commercial rec- 90.0600 Building bulk limitations. reational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings Building bulk limitations, where utilized, are usually expressed as stated in Article VIII, Section 80.0600. 90.0700 Height requirements. Buildings and structures shall comply with the height limitations as may be specified in each district. B. Community facilities 90.0900 Signs. 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. Public utility facilities, without service or storage yards, including the following: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers Signs shall be classified and permitted in accordance with the provisions of Article XIII. 90.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the provisions set forth in Article IV, Section 47.0000. 91.0000 Bl Restricted business district. The B 1 District is designed to provide an adequately controlled transition in land use from residential to business and commercial uses and is mapped accordingly. Permitted uses are limited to those which are desirable and can be fitted into such a transitional pattern of land use. Front, side, and rear yards are required of all permitted uses, both residential and commercial, subject to possible adjustment by the Community and Economic Development Department in cases where this is desirable to achieve a better blending in the pattern of physical development. To protect adjacent housing, a lot line wall is required of non-residential uses where C. Uses similar to the above specified uses Business or professional offices Banks Homes, centers, or schools for the care, boarding, or teaching of children 103 �§ 91.0000 DETROIT, MICHIGAN and Economic Development Department subject to compliance with the provisions and standards as set forth in Section 65.0000. Hospitals, sanatoriums, convalescent, nursing, or rest homes Institutions of an educational character other than penal or correctional institutions or trade schools Medical or dental clinics Parking lots or parking structures for private passenger vehicles Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Uses of a similar nature Private clubs, lodges, or similar uses Research laboratories, excepting those utilizing large animals Signs as regulated in Article XIII Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 91.0300 Permitted with approval uses. Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b through h Town houses Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113. Single- or two-family dwellings combined in structures with permitted commercial uses Rooming houses Hotels or motels as regulated by Section 66.0000. Fraternity or sorority houses Police or fire stations or other public buildings or public uses not enumerated in Use Group I. 91.0400 Lot size requirements. · Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: The following uses, and uses accessory thereto, shall be permitted by the Community 91.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Minimum Zoning-Lot Width Lot size requirements for uses in Use Group I shall be as set forth in Article VIII, Section 85.0401. Use Group I Homes, centers, or schools for the care, boarding, or teaching of children Institutions of an educational character other than penal or correctional institutions or trade schools Private clubs, lodges, or similar uses 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' Minimum Zoning-Lot Area Minimum Zoning-Lot Width 5,000 sq. ft. 6,000 sq. ft. 7,000 sq. ft. 50' 55' 70' 91.0403 Permitted with Approval Uses Single-family detached dwellings Two-family dwellings Group of attached town houses 104 q I ,J ' �DETROIT WNING ORDINANCE § 91.0000 Minimum Zoning-Lot Area Each town house Multiple-family dwellings Rooming houses Hotels or motels Fraternity or sorority houses 1,800 7,000 7,000 7,000 7,000 sq. sq. sq. sq. sq. Minimum Zoning-Lot Width ft. ft. ft. ft. ft. 18' 70' 70' 70' 70' 91.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 91.0501 Uses Permitted as a Matter of Right Front Yard Side Yards' Rear Yard Yard requirements for uses in Use Group I shall be as set forth in Article VIII, Section 85.0501. 20' Formula A 2 30' 2 Group I All other uses permitted as a matter of right 91.0503 Permitted with Approval Uses Single- or two-family dwellings 20' All other uses permitted with approval 20' Provided, that the Community and Economic Development Department may adjust or waive the requirements of Section 91.0501 and 91.0503 to facilitate a better blending of new construction or alteration with existing structures and uses, upon making a finding that 14' combined 4' minimum Formula A 30' 30' existing structures and uses provide lesser yards or no yards, and upon making a finding that the structure or use under consideration is such that adjusting or waiving the yard requirements will not be detrimental to its occupancy or use. See Section 80.0603 for formulas. No rear yard required for parking lots. Parking structures shall provide side and rear yards of five feet with permitted exceptions as indicated in Section 85.0503. 1 2 105 �§ 91.0000 DETROIT, MICHIGAN adjacent to the wall or fence is used for parking purposes, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. No fence or wall shall be required on that portion of the zoning-lot line where there is a building serving the same purpose. 91.0600 Building bulk limitations. Building bulk limitations for principal and accessory uses shall be as hereinafter specified: 91.0603 Permitted with Approval Uses Maximum FAR' Multiple-family dwellings 1.00 See Section 80.0601 for formulas. 1 91.0802 Vehicular access to the premises shall be permitted only by way of the front or side of the zoning-lot, except for vehicles servicing the premises. 91.0700 Height limitations. The maximum height for each principal use shall not exceed thirty-five (35) feet. The Community and Economic Development Department may allow a greater height to facilitate a better blending of new construction or alteration with existing structures or uses, provided all of the following findings are made: 92.0000 B2 Local business and residential district. The B2 Local Business and Residential District provides for the day-to-day consumer goods and services required to serve a small residential area. High traffic generating and traffic oriented uses are restricted because of their obvious undesirable influence on adjacent residential areas. a) That existing structures exceed thirtyfive (35) feet in height; b) That it is useful and desirable for the structure in question to be erected to a height greater than thirty-five (35) feet, and; 92.0100 Uses permitted as a matter of right. 92.0105 Banks, except those having drivein facilities Business or professional offices c) That existing structures and uses will not be adversely affected by such height increase. 92.0115 Dry cleaning and laundry establishments which shall include a retail service and which employ a maximum of 10 persons. The building size shall not exceed 4,000 sq. ft. 91.0800 Site regulations. All non-residential uses hereafter established in a Bl District shall comply with the following regulations; provided, that the Community and Economic Development Department may adjust these requirements upon making a finding that no adjacent or abutting properties will be adversely affected by such adjustment. 92.0120 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning. 91.0801 There shall be provided an opaque fence or wall of wood or masonry construction not less than four nor more than six feet in height along all lot lines abutting or adjacent to r.~ sidentially zoned or developed property; provided, that if the Bl zoned property 92.0130 Greenhouses or nurseries with stock for retail sales, which uses may contain outdoor display and sale of merchandise if all soil materials are enclosed or in containers. 106 �DETROIT ZONING ORDINANCE 192.0000 c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 92.0135 Homes, centers, or schools, for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes 92.0140 Institutions, of an educational character other than penal or correctional institutions or trade schools B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service of storage yards a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants. d) Telephone exchange buildings 6. Non-profit neighborhood centers 92.0155 Medical or dental clinics 92.0160 Newspaper distribution stations 92.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel truck, pickup trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted this Zoning District Parking structures Personal Service establishments: Dry cleaning or laundry pick-up stations Barbershops Beauty shops Shoe repair shops Uses of a similar nature Private clubs, lodges, or similar uses C. Uses similar to the above specified uses 92.0173 Radio, television, or household appliance repair shops Research laboratories, excepting those utilizing large animals 92.0197 Uses similar to the above specified uses 92.0198 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 92.0180 Signs as regulated in Article XIII Stores of a generally recognized retail nature whose primary business is the sale of new merchandise (Ord. No. 534-G, § 1, 10-6-70; Ord. No. 679-G, § 1, 4-18-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228-H, § 1, 12-14-77) 92.0191 Use Group I, which shall be limited to the following uses: 92.0300 Permitted with approval uses. A. Open uses 1. The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts The following uses, and uses accessory thereto, shall be permitted by the Community and Economic Development Department or, upon appeal, by the Board of Zoning Ap- Supp.No.4 107 �nETROrr. MICHIGAN t 92.0000 peals and subject to compliance with provisions' and standards as set forth in Article VI, Section 65.0000. 92. 0302 Arcades, when located a minimum distance of five hundred (500) feet from the nearest point of an elementary, junior high, or senior high school site, and five hundred (500) feet from a residentially zoned district. The prohibition relating to distance from residentially zoned districts shall be waived upon presentation to the community and economic development department a t'petition to establish an arcade" , signed by at least fifty-one (51) per cent of the persons residing, owning property or doing business within a radius of five hundred (500) feet of the proposed location or any part thereof, indicating their approval of the proposed use, such petition having first been duly verified by a department designated by the mayor for the authenticity of signatures and support 92.0355 Mortuary 92.0359 Multiple-family dwellings, containing non-residential uses as specified in Article VIII, Section 86.0113 92.0365 Offices or shops for plumbing, electrical, heating or air-conditioning and similar uses, providing all material is stored within an enclosed building with walls on all sides, and provided that the size of the building shall be limited to a maximum floor area of 6,000 square feet. All truck parking shall be screened from view from residentially zoned property. All lighting shall be directed so as not to shine upon residentially zoned property 92.0370 Photo engraving. The building size shall not exceed 4,000 sq. ft. Police or fire stations or other public buildings or uses not enumerated in Use Group I Printing or engraving. The building size shall not exceed 6,000 sq. ft. 92.0305 Banks having drive-in facilities Blueprinting shops, the building size shall not exceed 4,000 sq. ft 92.0375 Radio or television stations Rooming houses 92.031 0 Confection manufacturing and bakeries which shall include retail sales. The building size shall not exceed 6,000 sq. ft 92.0379A Restaurants, standard, which may include the sale of beer or intoxicating liquor for consumption on the premises via a service bar only, and when the primary use of the license is to serve table-seated dining patrons subject to Section 66.0000 and subject to the following requirements except as may be adjusted by the Community and Economic Development Department 92.0315 Dental, surgical or optical goods manufacturing. The building size shall not exceed 4,000 sq. ft 92.0325 Fraternity or Sorority houses 92.0335 Handcraft jewelry manufacturing. The building size shall not exceed 4,000 sq. ft. Hotels or motels as regulated by Section 66.0000 a) Freeway-type metal bumper guards, eighteen (18) inches in height shall be installed and properly maintained along the entire length of the rear or side property lines where adjoining or across a street or alley from residentially zoned or developed property, except 92.0340 Indoor commercial recreation, excluding poolhalls, public dance halls, taxi dance halls and arcades 92.0350 Lithographing. The building size shall not exceed 4,000 sq. ft. Supp.No.4 108 - - - ~=;;;;;;;;;;;__;;iiiiiii.ii.iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii '1 �DETROIT ZONING ORDINANCE where the restaurant building is located on this line, or except across necessary points of ingress and egress where the parking spaces to serve an existing building are accessible only via crossing this property line. b) Concrete curbing, six (6) inches in height shall be properly placed and maintained along or parallel to the outside edges of parking areas or driveways, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over the public right-of-way and to prevent vehicular encroachment onto or over the adjoining property, or vehicular damage to the adjoining buildings. c) All outside trash receptacles shall be located within an enclosure constructed of opaque masonry materials a minimum of four (4) feet and a maximum of Supp.No. 4 108.1 § 92.0000 �II -J DETROIT ZONING ORDINANCE six (6) feet in height and shall be provided with opaque gates of the same height. compliance with this prohibition, the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. Such signs shall be posted within the building near the checkout counter of the restaurant and also within the parking area so as to be clearly visible from all vehicles on the premises. d) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of parking lots. j) e) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. 92.0379B Restaurants, carry-out, when located on a street designated on the Master Plan of Trafficways as a major or secondary thoroughfare, subject to the following requirements except as may be adjusted by the Community and Economic Development Department. f) All lighting located on the premises shall be shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. a) Unpierced opaque masonry walls, a minimum of four (4) feet in height and a maximum of six (6) feet in height, shall be constructed and properly maintained along the rear or side property lines where adjoining or across a street or alley from residentially zoned or developed property; provided, that in all instances where a wall is required or installed, said wall shall be protected from possible damage inflicted by vehicles using the parking area by means of properly installed and maintained freeway-type metal bumper guards, eighteen (18) inches in height. g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of three (3) parking spaces shall be provided for the first one thousand (1000) square feet of gross floor area of the restaurant building, plus one (1) additional parking space for each one hundred (100) square feet in excess of the first one thousand square feet. i) § 92.0000 b) Concrete curbing six (6) inches in height, shall be properly placed and maintained along or parallel to all property lines, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over the public right-of-way and to prevent vehicular encroachment onto or over Food consumption upon the premises outside the restaurant building shall be prohibited, and, where deemed advisable by the enforcing official to assure 109 �§ 92.0000 DETROIT, MICHIGAN prohibited and the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. A minimum of two (2) such signs shall be posted within the building near the checkout counter of the restaurant, and a minimum of four (4) such signs shall be posted within the parking area so as to be clearly visible from all vehicles on the premises. the adjoining property, or vehicular damage to the adjoining buildings. c) All outside trash receptacles shall be located within an enclosure constructed the ·s ame height as and of the same opaque masonry materials as the aboverequired opaque masonry walls and shall be provided with opaque gates of the same height. d) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of par king lots. j) e) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. f) 92.0379C Restaurants, fast-food, when lo- cated on a street designated on the Master Plan of Trafficways as a major or secondary thoroughfare, subject to the following requirements except as may be adjusted by the Community and Economic Development Department. a) Unpierced opaque masonry walls, a minimum of four (4) feet in height and a maximum of six (6) feet in height, shall be constructed and properly maintained along the rear or side property lines where adjoining or across a street or alley from residentially zoned or developed property; provided, that in all instances where a wall is required or installed, said wall shall be protected from possible damage inflicted by vehicles using the par king area by means of properly installed and maintained freeway-type metal bumper guards, eighteen (18) inches in height. All lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. b) Concrete curbing, six (6) inches in height, shall be properly placed and maintained along or parallel to all property lines, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over h) A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. i) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. Food consumption upon the premises outside the restaurant building shall be 110 "II -I I I I �DETROrI' ZONING ORDINANCE the public right-of-way and to prevent vehicular encroachment onto or over the adjoining property, or vehicular damage to the adjoining buildings. c) All outside trash receptacles shall be located within an enclosure constructed the same height as and of the same opaque masonry materials as the aboverequired opaque masonry walls and shall be provided with opaque gates of the same height. d) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of parking lots. e) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with . lawn or other horticultural materials, maintained in neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. f) All lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. Supp. No. 4 111 I 12.0000 i) Food consumption upon the premises outside the restaurant building shall be prohibited and the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. A minimum of two (2) such signs shall be posted within the building near the checkout counter of the restaurant and a minimum of four (4) such signs shall be posted within the parking area so as to be clearly visible from all vehicles on the premises. j) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. 92.0380 Single- or two-family dwellings combined in structures with permitted commercial uses Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b through h 92.0385 Town Houses 92. 0395 Veterinary clinic for small animals but excluding outdoor kennels Wholesaling, warehousing, storage or transfer buildings; but excluding steel warehousing, excluding storage of bulk petroleum or related products and excluding garbage or rubbish. All materials must be completely enclosed within a building with walls on all sides. Size of the building shall be limited to a maximum floor area of 10,000 square feet. Loading and unloading operations shall be entirely contained on the site. All truck parking shall be screened so as not to be viewed from residentially zoned �f 92.0000 DETROIT, MICHIGAN (Ord. No. 807-G, § 1, 3-6-73; Ord. No. 862-G, § 1, 11-20-73; Ord. No. 215-H, § 1, 11-23-77; Ord. No. 228-H, § 1, 12-14-77; Ord. No. property. All lighting shall be directed so as not to shine upon residentially zoned property 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) 92.0397 Uses similar to the above specified uses 92.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified or as required by the Community and Economic Development Department, for the indicated uses: 92.0398 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. 92.0401 Uses Permitted as Matter of Right Homes, centers or schools for the care, boarding, or teaching of children Institutions of an educational character other than penal or correctional institutions or trade schools Private clubs, lodges, or similar uses Use Group I Minimum Zoning-Lot Area Minimum Zoning-Lot Width 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' As specified in the R5 District, Section 85.0401 Adequate for off-street parking, loading, and other site requirements All other uses permitted as a matter of right 92.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Fraternity or sorority houses Hotels or motels Multiple-family dwellings Rooming houses Single-family detached dwellings Two-family dwellings Group of attached town houses Each town house 7,000 7,000 7,000 7,000 5,000 6,000 7,000 1,800 92.0500 Yard requirements. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. Minimum Zoning-Lot Width 70' 70' 70' 70' 50' 55' 70' 18' "II a I Yards shall be provided for each use in accordance with the following minimum requirements: I Supp.No.4 112 I I �DETROIT ZONING ORDINANCE § 92.0000 92.0501 Uses Permitted as Matter of Right Front Yard Homes, centers or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Use Group I 20' Side Yards' Formula A Rear Yard 30' 20' Formula A 30' As specified in the R5 District, Section 85.0501 Institutions of an educational character other than penal or correctional institutions or trade schools 20' Formula A 30' 92.0503 Permitted with Approval Uses Front Yard Fraternity or sorority houses Hotels or motels Multiple-family dwellings Rooming houses Single- or two-family dwellings 20' 20' 20' 20' 20' Town houses 20' Formula A Formula A Formula A Formula A 14' combined 4' minimum Formula A Rear Yard 30' 30' 30' 30' 30' 30' uses provide lesser yards or no yards, and upon making a finding that the structure or use under consideration is such that adjusting or waiving the yard requirements will not be detrimental to its occupancy or use. Provided, that the Community and Economic Development Department may adjust or waive these requirements to facilitate a better blending of new construction or alteration with existing structures and uses, upon making a finding that existing structures and 1 Side Yards 1 See Section 80.0603 for formulas. (Ord. No. 228-H, § 1, 12-14-77) Supp. No. 2 113 �DETROIT, MICHIGAN § 92.0000 92.0600 Building bulk limitations. 93.0100 Uses permitted as a matter of right: Building bulk limitations for principal and accessory uses shall be as hereinafter specified: 93.0105 Banks, except those having drivein facilities Business or professional offices 92.0601 Uses permitted as a matter of right 93.0115 Dry cleaning and laundry establishments which shall include a retail service and which employ a maximum of 10 persons. The building size shall not exceed 4,000 sq. ft. 92.0603 Permitted with Approval Uses Maximum FAR' 1.50 Multiple-family dwellings 93.0120 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning Indoor commercial recreation, other than pool or billiard halls, public dance halls or taxi dance halls Institutions of an educational character other than penal or correctional institutions 93.0155 Medical or dental clinics 93.0160 Newspaper distribution stations 93.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel trucks, pick up trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted in this Zoning District. Parking structures Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Uses of a similar nature Private clubs or lodges 93.0175 Radio, television, or household appliance repair shops. Signs, as regulated by Article XIII Stores of a generally recognized retail nature whose primary business is the sale of new merchandise See Section 80.0601 for formulas. 1 (Ord. No. 228-H, § 1, 12-14-77) 92.0700 Height limitations. The maximum height for each principal use shall not exceed thirty-five (35) feet. The Community and Economic Development Department may allow a greater height to facilitate a better blending of new construction or alteration with existing structures or uses, provided all of the following findings are made: a) That existing structures exceed thirtyfive (35) feet in height; b) That it is useful and desirable for the structure in question to be erected to a height greater than thirty-five (35) feet, and; c) That existing structures and uses will not be adversely affected by such height increase. 93.0000 B3 Shopping district. The B3 Shopping district provides for a range of convenience and comparison shopping goods stores, generally grouped into neighborhood and community shopping centers, depending on the size of the area so mapped. Uses permitted are inclusive enough to allow for the provisions of a broad range of goods and services for the consumer, and to allow for as much freedom and healthy competion in the commercial real estate market and commercial activities as is consonant with other community values. Supp. No. 2 I I 114 1 ~ - = = =~ iiiiaiiiiiiii_ _ _ _ _ _ _ _ _iiiiiMii_ _ __ �DETROIT ZONING ORDINANCE IJ a) 93.0185 Theaters, excluding drive-in theaters 93.0197 Uses similar to the above specified uses 93.0198 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 534-G, § 1, 10-6-70; Ord. No. 679-G, § 1, 4-18-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 215-H, § 1, 11-23-77; Ord. No. 228-H~ § 1, 12-14-77; Ord. No. 384-H, § 1, 3-12-80) § 93.0000 Minimum lot size and frontage: There shall be a minimum zoning-lot area of 12,000 square feet. There shall be a minimum lot frontage of 120 feet. A maximum of two service bays and two pump islands may be erected and used on such minimum zoning-lot. One service bay or one pump island may be added for each 2,000 square feet of zoning-lot area in excess of the above minimum requirements. b) Building setback: Any building or structure, excepting gasoline pumps and pump islands, attached or detached canopies, compressed air connections, and similar equipment shall be set back a minimum of forty (40) feet from all street right-of-way lines, and a minimum of ten feet from all property lines abutting any property zoned in a residential district classification. 93.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted by the Community and Economic Development Department or the Board of Zoning Appeals if specified, and subject to compliance with provisions and standards set forth in Section 65.0000 and to all conditions hereinafter listed. 93. 0302 Arcades, subject to compliance with all c) Curbing: A raised curb at least six inches in height shall be erected adjacent to all landscaped areas required in paragraph d) hereinafter, and also along all street property lines except for approved driveway openings. of the requirements of Section 92.0302 93.0305 Banks having drive-in facilities Business colleges or other commercially operated vocational or trade schools 93.0320 Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000 d) Paving: The entire service area shall be paved with a permanent surface of concrete or asphaltic cement and shall be drained so as to dispose of all surface water. Any unpaved areas of the site shall be landscaped, maintained in a neat and orderly fashion, and separated from the paved area by a raised curb or equivalent barrier. 93.0330 Greenhouses or nurseries with stock for retail sale, which uses may contain outdoor display and sale of merchandise if all soil materials are enclosed or in containers e) Equipment Setback: Gasoline pumps and pump islands, compressed air connections, and similar equipment shall be set back a minimum of fifteen (15) feet from any street right-of-way line. 93.0335 Hotels or motels, as regulated by Section 66.0000 93.0356 Motor vehicle filling and service stations, subject to the following regulations except where modifie_d by the Community and Economic Development Department and subject to the requirements of Section 42.0600: O Equipment enclosure: Hydraulic hoists, pits, Supp.No.4 115 and all lubrication, greasing, �§ 93.0000 DETROIT, MICHIGAN automobile washing, or repairing equipment shall be entirely enclosed within a building. Any such building or portion of a building, which faces, abuts, or is adjacent to residentially zoned property shall consist of a solid blank wall with no openings other than those required by applicable building codes. g) Fencing: An opaque fence or wall of wood or masonry construction not less than four feet in height nor more than six feet in height shall be constructed and maintained in a neat and orderly appearance along all property lines abutting or across a street or alley from any property zoned in a residential district classification, except that no fence or wall shall be required where adjacent to the front yard of a building existing on the adjacent residentially zoned property. Where the adjacent residentially zoned property is vacant, or where the subject property is opposite or abutting a rear or side yard of an existing structure situated on residentially zoned property, the fence or wall may begin at a point twenty feet from the street right-of-way line. Provided, that if the paving extends to such a wall or fence it shall be protected by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. And further provided, that no fence or wall shall be required when the subject property is across a street from the side or rear yard of an existing structure on residentially zoned property. h) Parking: Off-street parking shall be provided in accordance with the provisions of Section 47.0100. i) Lighting: Lighting shall be screened to prevent all direct light rays from falling upon any property zc.1ed in a residential district classification. Supp.No.4 116 j) Signs: Signs on the premises shall be arranged so that they do not obstruct visibility of drivers or pedestrians, and shall be in accordance with the provisions of Article XIII. 93.0365 Offices or shops for plumbing, electrical, heating or air-conditioning and similar uses, providing all material is stored within an enclosed building with walls on all sides, and provided that the size of the building shall be limited to a maximum floor area of six thousand (6,000) square feet. All truck parking shall be screened for view from residentially zoned property. All lighting shall be directed so as not to shine upon residentially zoned property 93.0370 Police or fire stations or other public buildings or uses not enumerated in Use Group I Pool or billiard halls, as regulated by Section 66.0000 Public dance halls 93. 0379A Restaurants, standard which may include the sale of beer or intoxicating liquor for consumption on the premises via a service bar only, and when the primary use of the license is to serve table-seated dining patrons subject to Section 66.0000 and subject to compliance with all of the provisions of Section 92.0379A except as may be adjusted by the community and economic development department. 93.0379B Restaurants, carry-out, subject to compliance with all of the provisions of Section 92.0379B except as may be adjusted by the community and economic development department. 93. 0379C Restaurants, fast-food, subject to compliance with all of the provisions of Section 92.0379C except as may be adjusted by the community and economic development department. 93. 0380 Salesroom or sales lots for new/used motor vehicles and accessory service facilities ~hoeshine parlors, as regulated by Section 66.0000 ' I I J �DETROIT ZONING ORDINANCE 93.0400 Lot size requirements. 93. 0391 Use Group I, which shall be limited to the following uses: Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: A. Open uses -If § 93.0000 93.0401 Uses permitted as a Matter of Right. No minimum requirements, except that lot sizes shall be adequate to provide for off-street parking, loading, and ot!ier site requirements as may be required by this or other applicable ordinances and statutes. 1. The following non-commercial rec- reational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 93.0403 Permitted with Approval Uses Minimum Zoning-Lot Area B. Community facilities: Use Group I 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service or storage yards: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers Hotels or motels Motor vehicle filling and service stations Minimum Zoning-Lot Width Lot size requirements for uses in Use Group I shall be as set forth in Article VIII, Section 85.0401. 7,000 sq. ft. 70' 12,000 sq. ft. 120' (Ord. No. 228-H, § 1, 12-14-77) 93.0500 Yard requirements. Yards shall be provided for each use in accordance with the following requirements or as required by the Community and Economic Development Department. 93.0501 Uses Permitted as a Matter of Right. No minimum requirements. 93.0503 Permitted with Approval Uses. Yards shall be approved by the Community and Economic Development Department to insure a satisfactory blending of the proposed structure or use with existing structures or uses. (Ord. No. 228-H, § 1, 12-14-77) C. Uses similar to the above specified uses 93.0700 Height limitations. 93. 0397 Uses similar to the above specified use .The maximum height for each principal use shall not exceed thirty-five (35) feet; Provided, 93. 0398 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. a) If the street on which the zoning-lot fronts has a right-of-way of sixty-six (66) feet or more, the Community and Economic Development Department (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 726-G, § 1, 9-5-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228-H, § 1, 12-14-77; Ord. NO. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) Supp.No.4 117 �I 93.0000 DETROIT, MICHIGAN uses permitted as a matter of right are permitted with approval. (Ord. No. 228-H, § 1, 12-14-77) may permit a greater height, provided that a finding is made that the increased height is necessary to serve the function for which the building is intended, and that said increase will not be injurious to the contiguous or surrounding property and not contrary to the spirit and purpose of this Ordinance. 94.0100 Uses permitted as a matter of right: b) If the zoning-lot fronts on a street which is eighty (80) feet or more in width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the proposed building on said zoning-lot is forty (40) feet or more from all Rl, R2, and R3 Districts, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty (80) feet. In no case, however, shall the building exceed eighty (80) feet in height. 94.0115 Dry cleaning or laundry establishments employing a maximum of twenty-five (25) persons on site 94.0101 Armories Assembly halls 94.0105 Banks, except those having drivein facilities Blueprinting shops Business or professional offices Business colleges or commercial trade schools 94.0120 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning 94.0125 Food catering establishments c) If the zoning-lot fronts on a street which is eighty (80) feet or more in width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the zoning-lot abuts or is adjacent to any zoning district other than an Rl, R2, or R3 District, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty (80) feet, regardless of the location of the proposed structure. In no case, however, shall the building exceed eighty (80) feet in height. 94.0130 Greenhouses or nurseries with stock for retail sale, which uses may contain outdoor display and sale of merchandise if all soil materials are enclosed or in containers 94.0135 Heating plants with underground or indoor fuel storage Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 228-H, § 1, 12-14-77) 94.0140 Indoor commercial recreation, other than pool or billiard halls, public dance halls or taxi dance halls Institutions of an educational character other than penal or correctional institutions 94.0000 B4 General business district. The B4 General Business District provides for business and commercial uses of a thoroughfare oriented nature. In addition to these uses, other businesses which may benefit by drawing part of their clientele from passing traffic are permitted. Additional uses which may be successfully blended with those 94.0155 Marinas Medical or dental clinics Mortuaries 94.0160 Newspaper distributing stations Supp.No.4 118 I I I �DETROIT ZONING ORDINANCE 94.0163 Offices or shops for plumbing, electrical, heating or air conditioning, furniture repair or upholstery, tool sharpening, cabinet making, custom decorative wrought iron shops doing assembly work only, and similar uses, providing all material is stored within an enclosed building with walls on all sides Open air display for rental or sale of householder's pneumatic tired two- and four-wheeled utility trailers, pneumatic tired cement mixers having a capacity of not more than three and one-half (3 ½) cubic feet and capable of being towed by a passenger automobile, and wheelbarrows. The area to be so used shall have an area of not less than 6,000 square feet, shall be used exclusively for the foregoing purposes, and shall be maintained with a stable surface that will not retain water and treated so as to prevent the raising of dust or loose particles. Such surfacing may be constructed of crushed stone, slag, gravel, cinders, or any type of permanent surfacing drained away from all adjacent lots and streets. The owner or operator of an area so used shall erect and maintain on such area a permanent type building at least 400 square feet in area for the purpose of servicing such equipment. He shall also erect and maintain a barrier type fence not less than eighteen (18) inches in height on the boundaries on the area with only such openings as may be necessary for ingress and egress. Open air sale or rental of trailer coaches or boats I 94.0000 trucks and truck tractors except panel trucks, pickup trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted in this Zoning District. Parking structures Personal service establishments; Dry cleaning or laundry pick-up stations Barbershops Beauty shops Shoe repair shops Uses of a similar nature Police or fire stations or other public buildings or public uses not enumerated in Use Group I Private clubs or lodges 94.0175 Radio or television stations Radio, television, or household appliance repair shops Research or testing laboratories excepting those utilizing large animals 94.0179A Restaurants, standard, which may include the sale of beer or intoxicating liquor for consumption on the premises via a service bar only, and when the primary use of the license is to serve tableseated dining patrons subject to Section 66.0000 and subject to the requirements of Section 92.0379A, except as may be adjusted by the Community and Economic Development Department. 94.0180 Salesroom or sales lots for new or used motor vehicle and accessory service facilities provided that six-foot high opaque walls or fences shall be erected where adjacent to residential zoning; provided that all lighting shall be directed so as not to shine upon residentially zoned property; and provided that all outdoor areas shall be either landscaped or hard surfaced. 94.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all Supp.No.4 119 �I H.0000 DETROIT, MICHIGAN Signs, as regulated by Article XIII Storage of new or used motor vehicles-provided that six-foot high opaque walls or fences shall be erected where adjacent to residential zoning; provided that all lighting shall be directed so as not to shine upon residentially zoned property; and provided that all outdoor areas shall be either landscaped or hard surfaced. Stores of a generally recognized retail nature whose primary business is the sale of new merchandise c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers C. Uses similar to the above specified uses 94.0195 Vending machine commissaries Veterinary clinics for small animals 94.0197 Uses similar to the above specified uses 94.0198 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 534-G, § 1, 10-6-70; Ord. No. 679-G, § 1, 4-18-72; Ord. No. 726-G, § 1, 9-5-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228-H, § 1, 12-14-77; Ord. No. 384-H, § 1, 3-12-80) 94.0191 Use Group I, which shall be limited to the following uses: A. Open uses 1. The following non-commercial rec- reational uses: a) Golf Courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 94.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted by the Community and Economic Development Department or, upon appeal, by the Board of Zoning Appeals, and subject to compliance with provisions and standards as set forth in Article VI, Section 65.0000. B. Community facilities 94.0301 Adult Book Stores as regulated by Section 66.0000 Adult Motion Picture Theaters as regulated by Section 66.0000 Adult Mini Motion Picture Theaters as regulated by Section 66.0000 94. 0302 Arcades, subject to compliance with all of the requirements of Section 92.0302 1. Religious uses as follows: 2. 3. 4. 5. I I I a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convent, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards a) Electric transformer substations b) Gas regulator stations 94.0305 Banks having drive-in facilities 94.0310 Cabaret, Group "D", as regulated by Section 66.0000 Confection manufacture 94.0315 Dental products, surgical, or optical goods manufacture 94.0320 Establishments for the sale of beer or intoxicating liquor for con- Supp.No.4 120 I I I I I I I I I I I I I I �' 'II DETROIT ZONING ORDINANCE sumption on the premises, as regulated by Section 66.0000 94.0325 Fraternity or Sorority houses 94.0330 Go-cart II - tracks, subject to the following requirements, except as may be adjusted by the Community and Economic Development Department. a) Parking areas shall be surfaced with gravel, slag, or other comparable material and treated so as to prevent the raising of dust. b) Ingress, or egress shall be only from the principal street side of the property as may be determined by the Community and Economic Development Department. c) If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. § 94.0000 h) All light standards, poles, or other appurtenances shall be effectively padded or screened so as to prevent injury to drivers of the vehicles; baled hay or other suitable shock absorbing material shall be placed around all turns or curves in the track. i) All vehicles shall be provided with mufflers to eliminate objectionable noise. The Community and Economic Development Department may require a change in mufflers to reduce exhaust noises if, in its opinion, such noise becomes a nuisance. j) Permitted hours of operation shall be 10:00 A.M. to 10:00 P.M. Monday through Saturday, and 12:00 noon to 10:00 P.M. on Sunday. 94.0345 Jewelry manufacture 94.0350 Lithographing d) An opaque fence or wall of wood or masonry construction, six feet in height, shall be constructed between the approved site and any adjacent property zoned in a residential district classification. If such fence is of wood construction, the design and type of fence shall be subject to the approval of the Community and Economic Development Department. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 94.0355 Miniature golf courses, subject to the following requirements, except as may be adjusted by the Community and Economic Development Department. a) Parking areas shall be surfaced with gravel, slag, or other comparable material an_d treated so as to prevent the raising of dust. b) Ingress or egress shall be only from the principal street side of the property as may be determined by the Community and Economic Development Department. c) If lighting is provided, all such lighting shall be subdued, shaded and focused away from all dwellings. d) An opaque fence or wall of wood or masonry construction, six feet in height, shall be constructed between the approved site and any adjacent property zoned in a residential district classification. If such fence is of wood construction, the design and type of fence shall be subject to the approval of f) No part of the driving track shall be within 300 feet of property zoned in a residential district classification. g) Any track surface or other area to be used for the operation of a go-cart shall be of an asphaltic or concrete material. 121 �§ 94.0000 DETROIT, MICHIGAN consist of a solid blank wall with no openings whatsoever, excepting that a required secondary exit door, of minimum requirements, shall be permitted and provided further, that all open storage of vehicles awa.i ting repairs or service be enclosed by an opaque wall or fence of masonry or wood construction six feet in height and maintained in a neat and orderly fashion at all times. Motor vehicle services excluding body or fender bumping or painting shops or major motor repairing-provided that six-foot high opaque walls or fences shall be erected where adjacent to residential zoning; provided that all lighting shall be directed so as not to shine upon residentially zoned property; and provided that all outdoor area shall be either landscaped or hard surfaced. Motor vehicle washing or steam cleaning, except where there are facilities for the washing or cleaning of two or more vehicles simultaneously, or where facilities are provided for coin-operated or self-service washing of motor vehicles. the Community and Economic Development Department. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the par king area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. f) Loudspeakers or public address systems may be used only for control purposes, shall play no music, and shall be removed if, in the opinion of the Community and Economic Development Department, such operation constitutes a nuisance. g) No part of the playing surface of a miniature golf course shall be located within fifty (50) feet of any property zoned in a residential district classification. h) Permitted hours of operation shall be 8:00 A.M. to 10:30 P.M. Monday through Saturday, and 12:00 noon to 10:30 P.M. Sunday. Motels or hotels, as regulated by Section 66.0000 Motorcycles, motor scooters or bicycles with motor attached; retail sales, rental or service subject to provisions of Ordinance 192-G 94.0358 Motor vehicle laundries or wash- racks where facilities are provided for the washing or cleaning of two or more motor vehicles simultaneously or where facilities are provided for coin-operated or self-service washing of motor vehicles subject to the following conditions: 94.0356 Motor vehicle filling and service stations subject to the regulations and requirements of Sections 42.0500 and 93.0356. 94.0357 Motor vehicle body or fender bumping and painting shops and major motor repairing provided that all operations are conducted entirely within a building, and further provided that any wall facing, abutting, or adjacent to residentially zoned property shall a) A hard surfaced driveway of one or more lanes shall be constructed on the zoning-lot in such manner as to provide for a continuous movement of vehicles into the wash-rack. b) The driveway so provided shall be not less than ten feet wide for a single lane 122 I I I I �I DETROIT ZONING ORDINANCE and not less than ten additional feet in width for each additional lane. § 94.0000 purpose of a wall. Provided, that in all instances where a wall is required or a building serving the purpose of a wall exists, said wall or building shall be protected from possible damage inflicted by vehicles operating adjacent thereto, by means of pre-cast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or building, or by other suitable barriers. c) Where only a single lane is provided it shall be used for no other purpose than to provide access to the wash-rack. All lanes provided shall be suitable protected from incursions by other traffic. d) The total length of the required lane or lanes so provided shall be determined by the overall length of the wash line measured from the point that washing or cleaning begins to the end of the washing or drying operation. In any development where the washing operation moves in other than a straight line, the length of the building or wash line for purposes of this section shall be the distance measured along the centerline of the conveyor or wash line. The greater of the above measurements shall be used in the determination of the length of the required lane or lanes. The overall length of the required lane or lanes, as measured along the centerline, shall be determined in accordance with the following formula: Where the building or total length of all wash lines is eighty (80) feet or less in overall length, the total required lane or lanes exclusive of the wash line shall be not less than 200 feet in length. Where the building or total length of all wash lines exceed eighty (80) feet in length, the length of the required lane or lanes exclusive of the wash line shall be increased twenty (20) feet for each ten feet or fraction thereof by which the building or wash lines exceed -e ighty (80) feet in overall length. f) A barrier, a minimum of eighteen (18) inches in height, shall be constructed and maintained on all lot lines except where openings are needed to provide for permanent means of access and except where the above required masonry wall is constructed on the lot line. g) The lot to be built upon shall be located on a street designated on the master plan of trafficways as a major or secondary throughfare and all means of vehicular ingress and egress shall be located on a major or secondary thoroughfare. h) The operating equipment shall be located or baffled so as to prevent a noise nuisance to nearby properties. i) The Community and Economic Development Department, upon application by the owner of the wash-rack, may modify the above requirements where, in unusual circumstances, undue hardship would be suffered or no good purpose served by compliance with such requirements. 94.0350 Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113. e) An unpierced masonry wall six feet in height shall be constructed on all sides of the premises that are contiguous to or across a street or alley from property zoned in a residential district classification; provided, that no wall shall be required on that portion of the lot line where there is a building serving the 94.0370 Pawnshops, as regulated by Section 66.0000 Photoengraving Pool or billiards halls, as regulated by Section 66.0000 Supp. No. 2 123 �§ 94.0000 DETROIT, MICHIGAN Printing or engraving shops Public dance halls Public lodging houses, as regulated by Section 66.0000 g) No rebound tumbling apparatus or part thereof shall be located within one hundred feet of any property zoned in a residential district classification. 94.0375 Rebound tumbling centers, subject to the following requirements, except as may be adjusted by the Community and Economic Development Department. h) Permitted hours of operation shall be 8:00 A.M. to 10:30 P.M. Monday through Saturday, and 12:00 noon to 10:30 P.M. Sunday. Residential uses combined in structures with permitted commercial or other uses Rooming houses a) Parking areas shall be surfaced with gravel, slag, or other comparable material and treated so as to prevent the raising of dust. 94.0379B Restaurants, carry-out, subject to compliance with all of the provisions of Section 92.0379B except as may be adjusted by the Community and Economic Development Department. b) Ingress or egress shall be only from the principal street side of the property as may be determined by the Community and Economic Development Department. c) If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. 94.0379C Restaurants, fast-food, subject to compliance with all of the provisions of Section 92.0379C except as may be adjusted by the Community and Economic Development Department. d) An opaque fence or wall of wood or masonry construction, six feet in height, shall be constructed between the approved site and any adjacent property zoned in a residential district classification. If such fence is of wood construction, the design and type of fence shall be subject to the approval of the Community and Economic Development Department. 94.0379D Restaurants, drive-in, when located on a street designated on the Master Plan of Trafficways as a major thoroughfare subject to the following requirements except as may be adjusted by the Community and Economic Development Department. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of pre-cast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. a) Unpierced masonry walls six (6) feet in height shall be constructed and properly maintained on all sides of the premises so used, except across approved points of vehicular and pedestrian access; provided that wire mesh fencing six (6) feet in height, not exceeding two inch mesh and made of number nine or heavier wire, may be used in lieu of the required masonry wall on those lot lines not adjacent to a street or alley but contiguous to property zoned in a business or industrial district classification; and further provided that no wall or fence shall be O Loudspeakers or public address systems may be used only for control purposes, shall play no music, and shall be removed if, in the opinion of the Community and Economic Development Department, such operation constitutes a nuisance. Supp. No. 2 124 Ill II II II 'I I I I I I ~ - =~~iiiiiiiiiiiiii~iiiiiiiiiiiiiiiii_ _ _ _ _ _ __ �DETROIT ZONING ORDINANCE required on that portion of a lot line where there is a building or structure serving the purpose of a wall; and further provided that on the side of the property abutting the access street, the above described wall may be reduced to a height of two feet six inches (2'6"). g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. b) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the par king area by means of properly installed and maintained freeway-type metal bumper guards, eighteen (18) inches in height. i) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high or senior high school site. c) All outside trash receptacles (except those intended for use by the customer) shall be located within a six (6) foot high enclosure constructed of the same opaque masonry materials as the aboverequired opaque masonry walls and shall be provided with opaque gates of the same height. 94.0380 Secondhand stores, as regulated by Section 66.0000 Shoeshine parlors, as regulated by Section 66.0000 Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraph b through h Special small tool, die, and gauge manufacturing employing not more than 15 persons in manufacturing operations d) Points of vehicular and pedestrian ingress and egress shall be limited to the adjacent major and/or secondary thoroughfares only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways. 94.0385 Taxi dance halls, as regulated by Section 66.0000 Theaters, excluding drive-in theaters Toiletries or cosmetics goods manufacture Town houses e) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. f) § 94.0000 94.0395 Wearing apparel manufacture Wholesaling, warehousing, storage, or transfer buildings, but excluding steel warehousing, storage of bulk petroleum or related products, or garbage or rubbish. All materials must be completely enclosed within a building Any lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. 94.0397 Uses similar to the above specified uses Supp. No.4 12fi �DETROIT, MICHIGAN f 94.0000 94.0398 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 726-G, § 1, 9-5-72; Ord. No. 742-G, § 1, 10-24-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228-H, § 1, 12-14-77; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) 94.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 94.0401 Uses Permitted as a Matter of Right. For other than those uses listed below, there shall be no minimum requirements, excepting that lot sizes shall be adequate to provide for off-street parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes. Minimum Zoning-Lot Area Use Group I Homes, centers, or schools for the care, boarding, or · teaching of children Fraternity or sorority houses Motels or hotels Motor vehicle filling and service stations Multiple-family dwellings Rooming houses Group of attached town houses Each town house Lot size requirements shall be as specified in Article VIII, Section 85.0401. Minimum Zoning-Lot Area 5,000 sq. ft. 6,000 sq. ft. 7,000 sq. ft. 7,000 sq. ft. 70' 70' 12,000 sq. ft. 120' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 7,000 sq. ft. 70' 1,800 sq. ft. 18' (Ord. No. 228-H, § 1, 12-14-77) 94.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements, or as may be required by the Community and Economic Development Department. Front Yard Use Group I 7,000 sq. ft. Minimum Zoning-Lot Width 94.0501 Uses Permitted as a Matter of Right. For other than those uses listed below, there shall be no yard requirements excepting as may be provided elsewhere in this or other applicable ordinances or statutes. Minimum Zoning-Lot Width 70' 94.0403 Permitted with Approval Uses. For other than those uses listed below, there shall be no minimum requirements, excepting that lot sizes shall be adequate to provide offstreet parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes, or as may be required by the Community and Economic Development Department. Single-family dwellings Two-family dwellings Minimum Zoning-Lot Area Minimum Zoning-Lot Width 50' 55' Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Side Y ards 1 Rear Yard Yard requirements shall be as specified in Article VIII, Section 83.0501. 20' Formula A 30' 20' Formula A 30' 94.0503 Permitted with Approval Uses. For other than uses listed below, there shall be no yard requirements excepting as may be provided elsewhere in this or other applicable ordinances or statutes, or as may be required by the Community and Economic Development Department. •I I I I ~ I Supp.No.4 126 �§ 95.0000 DETROIT ZONING ORDINANCE Front Yard Single-family dwellings 20' Two-family dwellings 20' Fraternity or sorority houses Motels or hotels Multiple-family dwellings Rooming houses Town houses 20' 20' 20' 20' 20' Side Yards 1 Rear Yard 14' combined 4' minimum 14' combined 4' minimum Formula A Formula A Formula A Formula A Formula A 30' 30' 30' 30' 30' 30' 30' (Ord. No. 228-H, § 1, 12-14-77) See Section 80.0603 for formulas. 1 width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the proposed building on said zoning-lot is forty (40) feet or more than all Rl, R2, and R3 Districts, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty (80) feet. In no case, however, shall the building exceed eighty (80) feet in height. 94.0600 Building bulk limitations. Building bulk limitations for principal and accessory uses shall be as hereinafter specified: 94.0603 Permitted with Approval Uses Maximum FAR 1 Multiple-family dwellings 1 2.00 See Section 80.0601 for formulas. c) If the zoning-lot fronts on a street which is eighty (80) feet or more in width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the zoning-lot abuts or is adjacent to any zoning district other than Rl, R2, and R3 Districts, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty (80) feet, regardless of the location of the proposed structure. In no case, however, shall the building exceed eighty (80) feet in height. (Ord. No. 228-H, § 1, 12-14-77) 94.0700 Height limitations . The maximum height for each principal use, other than multiple dwellings, shall not exceed thirtyfive (35) feet; Provided, a) If the street on which the zoning-lot fronts has a right-of-way of sixty-six (66) feet or more, the Community and Economic Development Department may permit a greater height, provided that a finding is made that the increased height is necessary to serve the function for which the building is intended, and that said increase will not be injurious to the contiguous or surrounding property and not contrary to the spirit and purpose of this Ordinance. b) If the zoning-lot fronts on a street which is eighty (80) feet or more in (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 228-H, § 1, 12-14-77) 95.0000 B5 Major business district. This district is designed to provide adequate regulations within the Central Business District, the New Center area, and may be Supp. No. 2 127 �§ 95.0000 DETROIT, MICHIGAN when located on property fronting on the following parks, streets or public areas, or on the following described street frontages: successfully utilized in other regionally oriented shopping and office areas. 95.0100 Uses permitted as a matter of right: 95.0101 Assembly halls a) Grand Circus Park 95.0105 Banks Blueprinting shops Business colleges or commercial trade schools Business or professional offices b) Capitol Park c) Times Square Park d) Kennedy Square e) Harmonie Park 95.0115 Dry cleaning or laundry establishments employing a maximum of 25 persons on the site. f) Downtown Branch-Public Library g) Both sides of Washington Boulevard between Michigan Avenue and Park Avenue 95.0120 Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning h) Both sides of Madison Avenue between Randolph and Witherell i) North side of Cadillac Square between Monroe and Randolph j) 95.0125 Food catering establishments South side of W. Grand Boulevard between Third and Cass. k) North side of W. Grand Boulevard between Third and the alley first west of Woodward 95.0130 Governmental Service Agency 95.0135 Heating plants with underground or indoor fuel storage Hospitals, sanatoriums, convalescent, nursing, or rest homes Hotels or motels, as regulated by Section 66.0000 1) I South side of the Fisher Freeway between Second and point 200 feet east of Woodward 95.0160 Newspaper distributing stations 95.0140 Indoor commercial recreation, other than pool or billiard haJls, public dance halls or taxi dance halls Institutions of an educational character other than penal or correctional institutions 95.0165 Offices or shops for plumbing, electrical, heating or air conditioning, furniture repair or upholstery, tool sharpening, cabinet making, custom decorative wrought iron shops doing assembly work only, and similar uses, providing all material is stored within an enclosed building with walls on all sides. 95.0155 Marinas Medical or dental clinics Mortuaries 95.0157 Motor vehicle services, excluding body or fender bumping or painting shops or major motor repairing 95.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel trucks, pickup trucks, school busses and those motor 95.0159 Multiple-family dwellings, which may be combined in structures with permitted commercial uses. Supp. No. 2 128 I I I �DETROIT ZONING ORDINANC~ 196.0000 Signs as regulated by Article XIII Stores of a generally recognized retail nature whose primary business is the sale of new merchandise Storage of new or used operable motor vehicles vehicles necessary and accessory to the operation of uses permitted in this Zoning District Parking structures Pawnshops, as regulated by Section 66.0000 Personal service establishments: Dry cleaning or laundry pick-up stations Barbershops Beauty shops Shoe repair shops Use of a similar nature Police or fire stations or other public building or public uses or public utility buildings and uses not enumerated in Use Group I Pool or billiard halls, as regulated by Section 66.0000 Printing or engraving shops Private clubs or lodges Publishing or printing of daily newspapers 95.0185 Theaters, excluding drive-in theaters 95.0191 Use Group I, which shall be limited to the following uses: A. Open uses 1. The following non-commercial rec- reational uses: a) Golf courses b) Outdoor tennis courts c) Swimming pools d) Ice skating rinks 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 95.0175 Radio or television stations B. Community facilities Radio, television, or household appliance repair shops Research laboratories 1. Religious uses as follows: 95.0179A Restaurants, standard, subject to the requirements of Section 92.0379A, Paragraphs a) through g) except as may be adjusted by the Community and Economic Development Department 2. 3. 4. 95.0179B Restaurants, carry-out, subject to the requirements of Section 92.0379B, paragraphs a) through g) except as may be adjusted by the Community and Economic Development Department 5. 95.0179C Repealed 95.0180 Salesroom or sales lots for new or used motor vehicles and accessory service facilities Secondhand stores, as regulated by Section 66.0000 Shoeshine parlors, as regulated by Section 66.0000 6. a) Churches, chapels, temples, or synagogues b) Rectories, parsonages or parish houses c) Monasteries, convents, seminaries, or religious retreats. Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities without service or storage yards: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings Non-profit neighborhood centers C. Uses similar to the above specified uses 95.0195 Vending machine commissaries Supp.No.4 129 �§ 95.0000 DETROIT, MICHIGAN and not contrary to the spirit, intent, and purpose of this district 95.0197 Uses similar to the above specified useR 95.0198 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 95.0356 Motor vehicle filling and service stations subject to the regulations and requirements of Sections 42.0600 and 93.0356 (Ord. No. 534-G, § 1, 10-6-70; Ord. No. 679-G, § 1, 4-18-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 215-H, § 1, 11-23-77; Ord. No. 279-H, § 1, 10-4-78; Ord. No. 384-H, § 1, 3-12-80) 95.0357 Motor vehicle body or fender bumping and painting shops and major motor repairing provided that all operations are conducted entirely within a building, and further, provided, that any wall facing, abutting, or adjacent to residentially zoned property shall consist of a solid blank wall with no openings whatsoever, excepting that a required secondary exit door, of minimum requirements, shall be permitted, and provided further, that all open storage of vehicles awaiting repairs or service shall be enclosed by an opaque wall or fence six feet in height and maintained in a neat and orderly fashion at all times 95.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Section 65.0000 and to all conditions hereinafter listed. 95.0301 Adult book stores, as regulated by Section 66.0000 Adult motion picture theaters, as regulated by Section 66.0000 Adult mini motion picture theaters, as regulated by Section 66.0000 95. 0302 Arcades, subject to compliance with all of the requirements of Section 92.0302 95.0310 Cabaret, Group "D", as regulated by Section 66.0000 95.0359 Multiple-family dwellings, which may be combined in structures with permitted commercial uses 95.0370 Public dance halls Public lodging houses, as regulated by Section 66.0000 95.0325 Restaurants, fast-food, subject to the requirements of Section 92.0379C, Paragraphs a) through g) except as may be adjusted by the Community and Economic Development Department 95.0375 Rooming houses 95.0385 Taxi dance halls, as regulated by Section 66.0000 Town houses 95.0395 Wholesaling, warehousing, storage, or transfer buildings, but excluding steel warehousing, storage of bulk petroleum or related products: or garbage or rubbish. All material must be completely enclosed within a building. 95.0335 Heliports, subject to the approval of the Board of Zoning Appeals after report and recommendation from the Detroit Aviation Commission and the Community and Economic Development Department and upvn finding that such use is suitable in relation to the features and objectives of the Master Plan The following manufacturing uses: Wearing apparel manufacturing Supp.No.4 130 I I ' I I I �DETROIT ZONING ORDINANCE II I I ■ •Ill Confection manufacturing Dental products, surgical, or optical goods manufacturing Jewelry manufacturing Toiletries or cosmetic manufacturing Similar manufacturing uses as determined by the Community and Economic Development Department. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 742-G, § 1, 10-24-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 279-H, § 1, 10-4-78; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) 95.0400 Lot size requirements. The following uses shall comply with the lot size requirements as established for these uses in the R6 District., Article VIII, Section 86.0401: Multiple-family dwellings Rooming houses Town houses 95.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 95.0501 Uses Permitted as a Matter of Right Rear Yard 20' Multiple-family dwellings 95.0503 Permitted with Approval Uses Side Yards ' Multiple-family dwellings Rooming houses Town Houses Formula A Formula A Rear Yard § 96.0000 95.0601 The following uses shall comply with bulk requirements as established for these uses in the R6 District, Article VIII, Section 86.0601. Rooming houses Town houses 95.0602 All other uses located in this district shall be subject to the following provisions: No building or structure, or part thereof, shall be erected, altered, or enlarged to such a size or height that the cubical content of such building or structure above the average established grade shall exceed the volume of a block or prism having a height equal to three times the width of the widest street abutting the zoning-lot upon which the building or structure is located or to be located, and a base equal to the area of the zoning-lot; provided, that this limitation shall not apply to towers as hereinafter specified, and further provided, that enclosed vehicular parking or loading areas may be excluded from the above volume computations. Towers may be erected over and above the cubical content limit established herein, provided that the greatest horizontal dimension of such tower does not exceed sixty (60) feet, that the total gross area of all such towers on any one building or structure at any one horizontal plane does not exceed twenty-five (25) percent of the area of the zoning-lot upon which the building or structure is situated, and that each tower shall be at least sixty (60) feet distant from any other tower on the same building or structure: The community and economic development department may increase the permitted cubicaJ content to such amount as it deems necessary for the best development of the district and the city. 20' 20' 20' See Section 80.0603 for formulas. 96.0000 B6 General services district. 95.0600 Building Bulk Limitations. Building bulk limitations for principal and accessory uses shall be as hereinafter specified: Supp.No.4 131 This district provides for wholesaling, transport, food services, and similar activities essential to the commerce and health of the �I 96.0000 DETROIT, MICHIGAN adjacent to residentially zoned property shall consist of a solid blank wall with no openings whatsoever, excepting that a required secondary exit door, of minimum requirements, shall be permitted, and provided further, that all open storage of vehicles awaiting repairs or service be enclosed by an opaque wall or fence of masonry or wood construction six feet in height and maintained in a neat and orderly fashion at all times city. Office, retail, service, and other uses normally desiring to locate in this type of district are also permitted. (Ord. No. 545-G, § 1, 10-27-70) 96.0100 Uses permitted as a matter of right. 96.0101 All those uses permitted as a matter of right in the B4 district (excepting hospitals; sanatoriums; convalescent, nursing, or rest homes; and, homes centers, or schools for the care, boarding, or teaching of children) subject to the same specified requirements, if any 96.0158 Motor vehicle washing and steam cleaning in accordance with the requirements of Section 94.0158 96.0106 Bakeries Bailing of waste paper or rags if operations are completely enclosed in a building Banks Bottling of alcoholic products Business or professional offices 96.0160 Newspaper distributing stations 96.0165 Open air display for rental or sale of householders pneumatic tired two- and four-wheel utility trailers, pneumatic tired cement mixers having a capacity of not more than three and one-half cubic feet and capable of being towed by a passenger automobile, and wheelbarrows subject to the requirements of Section 94.0165 96.0110 Cold storage plants Confection manufacture Creameries 96.0115 Dry Cleaning or carpet cleaning 96.0120 Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines 96.0170 Parking lots or parking structures Personal Service establishments: Dry cleaning or laundry pickup stations Barbershops Beauty shops Shoe repair shops Uses of a similar nature Police or fire stations or other public buildings or public uses or public utility buildings and uses not enumerated in Use Group I Power or heating plants with fuel storage on site Private clubs or lodges Produce or food markets, wholesale or retail 96.0125 Food catering establishments Food products manufacturing or processing, but excluding slaughtering or rendering 96.0130 Governmental Service Agency 96.0150 Laundries 96.0157 Motor vehicle services provided that body or fender bumping and painting shops and major motor repairing be conducted entirely within a building, and provided that any wall facing abutting or 96.0175 Railroad transfer or storage tracks Research or testing laboratories Supp.No.4 132 I I I ' �DETROIT ZONING ORDINANCE B. Community facilities 96.0179A Restaurants, standard, subject to the requirements of Section 92.0379A, Paragraphs a) through j) except as may be adjusted by the Community and Economic Development Department I I ■ ■ § 96.0000 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish 96.0179B Restaurants, carry-out, subject to the requirements of Section 92.0379B, Paragraphs a) through j) except as may be adjusted by the Community and Economic Development Department 2. 3. 4. 5. 96.0179C Restaurants, fast-food, subject to the requirements of Section 92.0379C, Paragraphs a) through j) except as may be adjusted by the Community and Economic Development Department 96.0179D Restaurants, drive-in, subject to the requirements of Section 94.0379D, Paragraphs a) through j) except as may be adjusted by the Community and Economic Development Department 6. houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards. a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, filtration plants d) Telephone exchange buildings Non-profit neighborhood centers C. Uses similar to the above specified uses 96.0180 Signs as regulated in Article XIII. Soda water or soft drink manufacturing or bottling establishments Storage or killing of poultry or small game for direct, retail sale on the premises or for wholesale trade Stores of a generally recognized retail nature 96.0195 Vending machine commissaries Wholesaling, warehousing, storage, or transfer buildings but excluding steel warehousing, storage of bulk petroleum related products, or garbage or rubbish. All materials must be completely enclosed within a building 96.0185 Trucking terminals 96.0197 Uses similar to above specified uses 96.0191 Use Group I, which shall be limited to the following uses A. Open uses 1. The following non-commercial recreational uses: a) Golf Courses b) Outdoor tennis courts c) Ice Skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage, tracks, yards, or buildings 96.0198 Uses accessory to the above permitted uses when incident to and on the same zoning-lot as the principal use. (Ord. No. 515-G, § 1, 6-16-70; Ord. No. 534-G, § 1, 10-6-70; Ord. No. 545-G, § 1, 10-27-70; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 215-H, § 1, 11-23-77) 96.0300 Permitted with approval uses. The following uses, and uses accesaory thereto, shall be permitted by the Community Supp.No.4 133 �§ 96.0000 DETROIT, MICHIGAN and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as specified in Section 65.0000 and to all conditions hereinafter listed. 96.0301 Adult book stores, as regulated by Section 66.0000 Adult motion picture theaters, as regulated by Section 66.0000 Adult mini motion picture theaters, as regulated by Section 66.0000 96. 0302 Arcades, subject to compliance with all of the requirements of Section 92.0302 96.0310 Cabaret, Group "D", as regulated by Section 66.0000 96.0335 Heliports, which may be permitted by the Community and Economic Development Department after a report and recommendation has been received from the Industrial Review Committee relative to the external effects of noise, vibration, smoke, odor, noxious gas, dust, dirt, glare, heat, or other discharge or emission or other operating characteristic peculiar to this use Hotels or motels, as regulated by Section 66.0000 96.0356 Motor vehicle filling and service stations subject to the regulations and requirements of Sections 42.0600 and 93.0356 96.0370 Penal or correctional institutions Public dance halls 96.0375 Residential uses combined in structures with pnmitted commercial or other uses Rooming houses (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 807-G, § 1, 3-6-73; Ord. NO. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) 96.0401 Uses Permitted as a Matter of Right. No minimum requirements, except that lot sizes shall be adequate to provide offstreet parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes. 96.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Hotels or motels Penal or correctional institutions Rooming houses Minimum Zoning-Lot Width 7,000 sq. ft. 70' As determined by the Community and Economic Development Department 7,000 sq. ft. 70' 96.0500 Yard requirements. 96.0501 Uses Permitted as a Matter of Right. No minimum requirements. 96.0503 Permitted with Approval Uses. Yards shall be provided as required by the Community and Economic Development Department to insure a satisfactory blending of the proposed structure or use with existing structures or uses. 96.0700 Height limitations. No building or structure, or part thereof, shall be erected or altered to a height exceeding eighty (80) feet. ARTICLE X. INDUSTRIAL DISTRICTS 100.0000 General requirements. 100.0100 Uses Permitted as a matter of right. 96.0400 Lot size requirements. Permitted uses of land or buildings, as hereinafter listed, shall be permitted in the districts indicated under the conditions specified. No building, structure, or zoning-lot shall be devoted to any use other than a use permitted hereinafter in the zoning district in which such building, structure, or land is located. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: Uses existing on the effective date of this Ordinance and rendered nonconforming by Supp.No.4 134 ~ I -I I I I I I I ' �■ DETROIT ZONING ORDINANCE II the provisions hereof shall be subject to the regulations of Article V governing such nonconforming uses. 100.0300 Permitted with approval uses. Permitted with approval uses, as hereinafter listed, may be permitted in the districts indicated under the conditions specified or any other conditions as may be required by the Community and Economic Development Department in accordance with the provisions of Article VI, Section 65.0000. 100.0400 Lot size requirements. There shall be no minim um zoning-lot size requirements for uses permitted as a matter of right in these districts. Permitted with approval uses shall provide zoning-lots as specified by the Community and Economic Development Department. 100.0500 Yard requirements. Except as provided in Section 100.0501, no front, rear, or side yards shall be required in industrial districts. 100.0501 Yard Requirements for Boundary Lot Lines. Except as provided in Section 101.0500, yards shall be provided in industrial districts when abutting or across a street, from property zoned in a residential district classification, or a residentially developed PD district, in accordance with the following: a) When an industrial district is separated by a public street from the front yard of lots zoned in a residential district classification, or a Residential PD District, there shall be provided a twenty (20) foot yard in such industrial district where contiguous to the street separating such districts; Provided, that if the lots or parcels of land in the industrial district measure less than one hundred feet from the property line along said separating right-of-way to the property line opposite therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one Supp. No.4 135 § 100.0000 hundred feet, all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effective date of this Ordinance. However, in no instance shall the yard be reduced by more than fifteen (15) feet. b) Where an industrial district is separated by a public street from the side yard of lots zoned in a residential district classification, or a Residential PD District, there shall be provided a ten foot yard in such industrial district where contiguous to the street separating such residential and industrial districts; Provided, that if the lots or parcels of land in the industrial district measure less than one hundred feet from the property line along said separating street to the property line opposite therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one hundred feet, all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effective date of this Ordinance. However, in no instance shall the yard be reduced by more than five feet. c) Where an industrial district abuts property zoned in a residential district classification, or a Residential PD District, there shall be provided a twenty (20) foot yard in such industrial district where contiguous to the lot line separating the districts; Provided, that if the lots or parcels of land in the industrial district measure less than one hundred feet from the property line along said residential district to the property line opposite therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one �§ 100.0000 '• ~oETROIT, MICHIGAN 100.0700 Height requirements. hundred feet, all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effective date of this Ordinance. However, in no instance shall the yard be reduced by more than ten feet. Buildings and structures shall comply with the height limitations as specified in each district. 100.0900 Signs. Signs shall be classified and permitted in accordance with the regulations specified in Article XIII. d) Nothing in this Section shall prevent the alteration, improvement, or increase in bulk of a structure existing at the effective date of this ordinance; Provided, that any addition resulting in an increase in coverage of ground area by the structure shall conform to the following requirements: 100.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 47.0000. (1) If the addition exceeds the existing structure in dimensions along a street, alley, or other public rightof-way, or abuts property zoned in a residential district classification, such addition shall conform to the provisions of this Section. (2) If the addition is less than or equal to the existing structure in dimensions along a street, alley, or other right-of-way, or abuts property zoned in a residential district classification, the minimum yard of the addition shall be not less than the yard of the existing structure; Provided, that if the existing structure exceeds the yard requirements of this Section, the addition shall be subject only to the minimum yard requirements of this Section. 101.0000 Ml limited industrial district. This district is used primarily along major and secondary thoroughfares in blocks which contain older, vacant structures, mixed land uses, or other deficiencies, and in which the Master Plan indicates industrial development to be the desirable ultimate use. The purpose of the district is to permit these vacant structures to be used for necessary economic activities, and to encourage the transition of the area to warehousing, wholesaling, and light industrial uses. 101.0100 Uses permitted as a matter of right. All uses permitted as a matter of right in the B4 or B5 Districts excepting new residential uses and hospitals or other institutions for the care of humans; hotels or motels; and provided, that the provisions of Section 66.0000 shall also apply to this Section 101.0100. e) All portions of the above required yards shall be kept free of refuse and debris and all portions not used for access shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. Arcades, subject to compliance with all of the requirements of Section 92.0302. (Ord. No. 742-G, § 1, 10-24-72; Ord. No. 487-H, § 1, 2-19-82) 101.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 446-G, § 1, 6-26-69) Supp.No.4 136 a I I I j i I �■ ■ I DETROIT ZONING ORDINANCE 1101.0000 101.0700 Height limitations. subject to compliance with the provisions and standards as specified in Section 65.0000 and to all conditions hereinafter listed. The maximum height for each principal use shall not exceed thirty-five (35) feet; Provided: Adult Book Stores as regulated by Section 66.0000. Adult Motion Picture Theaters as regulated by Section 66.0000. Adult Mini Motion Picture Theaters as regulated by Section 66.0000. Group "D" Cabarets as regulated by Section 66.0000. Uses permitted as a matter of right in the M2 district. Hotels or motels as regulated by Section 66.0000. Public dance halls. a) If the street on which the zoning-lot fronts has a right-of-way of sixty-six (66) feet or more, the Commw ity and Economic Development Department may permit a greater height provided that a finding is made that the increased height is necessary to serve the function for which the building is intended, and that said increase will not be injurious to the contiguous or surrounding property and not contrary to the spirit and purpose of this Ordinance. (Ord. No. 891-G, § 1, 4-23-74; Ord. No. 384-H, § 1, 3-12-80) b) If the zoning-lot fronts on a street which is eighty (80) feet or more in width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the proposed building on said zoning-lot is forty (40) feet or more from all Rl, R2, and R3 Districts, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty ( 80) feet. In no case, however, shall the building exceed eighty (80) feet in height. 101 .0400 Lot size requirements. 101.0401 Uses permitted as a Matter of Right. No minimum requirements, except that lot sizes shall be adequate to provide for off-street parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes. 101 .0403 Permitted with Approval Uses. No minimum requirements except as follows: a) Lot sizes shall be adequate to provide for off-street parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes. c) If the zoning-lot fronts on a street which is eighty (80) feet or more in width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the zoning-lot abuts or is adjacent to any zoning district other than Rl, R2, and R3 Districts, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty (80) feet, regardless of the location of the proposed structure. In no case, however, shall the building exceed eighty (80) feet in height. b) Hotels or motels shall provide lot sizes as required by the Community and Economic Development Department. 101.0500 Yard requirements. 101 .0501 Uses Permitted as a Matter of Right. No Minimum requirements. 101.0503 Permitted with Approval Uses. No minimum requirements except that hotels or motels shall provide yards as required by the Community and Economic Development Department. (Ord. No. 446-G, § 1, 6-26-69) Supp.No.4 137 �1102.0000 DETROIT, MICHIGAN Any use permitted as a matter of right in the M3 district Adult Book Stores as regulated by Section 66.0000 Adult Motion Picture Theaters as regulated by Section 66.0000 Adult Mini Motion Picture Theaters as regulated by Section 66.0000 Group "D" Cabarets as regulated by Section 66.0000 Heliports Hotels or motels Public dance halls. 102.0000 M2 Restricted industrial district. This district is designed for a wide range of industrial and related uses which can function with a minimum of undesirable effects. Industrial establishments of this type provide a buffer between residential districts and intensive industrial districts. New residential development is excluded from this district, both to protect residences from undesirable environment and to insure reservation of adequate areas for industrial development. 102.0100 Uses permitted as a matter of right. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 891-G, § 1, 4-23-74; Ord. No. 384-H, § 1, 3-12-80) Uses permitted as a matter of right in the B4 or B5 districts, except public or private elementary, junior high, or high schools; new residential uses: hotels or motels, hospitals or other institutions for the care of humans; and provided, that the provisions of Section 66.0000 shall also apply to this Section 102.0100. 102.0700 Height limitations. No building or structure, or part thereof, shall be erected or altered to a height exceeding forty (40) feet except for structures accessory to airports. 103.0000 M3 General industrial district. Uses permitted as a matter of right in the B6 district except wholesale or retail produce markets, storage or killing of poultry or small game for retail or wholesale trade, and meat or fish products manufacture or processing; and provided, that the provisions of Section 66.0000 shall also apply to this Section 102.0100. This district is composed of property so situated as to be suitable for industrial development, but where the modes of operation of the industry may affect any nearby residential uses. The purpose of this district is to permit the normal operation of a majority of industries, subject only to those regulations needed to control congestion and to protect nearby residential districts. No new residences are permitted. Arcades, subject to compliance with all of the requirements of Section 92.0302. (Ord. No. 742-G, § 1, 10-24-72; Ord. No. 487-H, § 1, 2-19-82) 103.0100 Uses permitted as a matter of right. 102.0300 Permitted with approval uses. Uses permitted as a matter of right in the M2 district The following uses and uses accessory thereto shall be permitted by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions ~nd standards as set forth in Article VI, Sect10n 65.0000 and to any other conditions hereinafter listed. For heliports and industrial uses, the Community and Economic Development Department may approve the use only af~er a report and recommendation has been received from the Industrial Review Committee. Arcades, subject to compliance with all of the requirements of Section 92.0302 Automatic screw machine operations Automobile accessory manufacture (not including tires, heat treating, or foundry work) Automotive, agricultural, or other heavy machinery manufacturing or assembly Brewing or distilling of malt beverages or liquors Supp.No.4 138 I I I ., �•I ■. DETROIT ZONING ORDINANCE § 104.0000 103.0300 Permitted with approval uses. Bolt or nut manufacture (not including heat The following uses and uses accessory treating) thereto shall be permitted by the Community Book publishing, printing, or engraving and Economic Development Department, or Brake debonding Buffing shop Board of Zoning Appeals if specified, and Business machines or equipment manufacsubject to compliance with the provisions and ture standards as set forth in Article VI Section Can, barrel, drum, or pail manufacture 65.0000 and to any other conditions hereinafCanning factories, excluding fish products ter listed. For heliports and industrial uses, Chemical materials. blending or compoundthe Community and Economic Development ing but not involving chemicals manufacDepartment may approve the use only after a turing, and subject to the approval of the report and r~commendation has been received Division of Air Pollution Control from the Industrial Review Committee. Construction equipment, repair or service Any use permitted as a matter of right in Die casting the M4 district Disinfectant or insecticide manufacture Heliports Distilling of alcoholic products Hotels or motels Electric fixtures, batteries, or other electriPublic dance halls cal apparatus manufacture, but excluding battery rebuilding (Ord. No. 446-G, § 1, 6-26-69; Ord. No. Emery cloth or sandpaper manufacture 384-H, § 1, 3-12-80) Furniture manufacture 103.0700 Height limitations. Heating or ventilating apparatus manufacture or assembly No building or structure, or part thereof, Iron, custom decorative wrought ircn shops shall be erected or altered to a height Machine shops exceeding eighty (80) feet. Mattress manufacture Ground or free-standing signs shall not Meat products manufacturing or processing exceed seventy (70) feet in height. Millwork, lumber, or planing mills Monument works 104.0000 M4 Intensive industrial disPainting or varnishing shops trict. Paper box or cardboard products manufacThis district will permit uses which are ture usually objectionable, and because of this the Plastic products manufacture district is rarely, if ever, located adjacent to Plating or anodizing residential districts. A broad range of uses is Re plating permitted in this district. New residences are Sheet metal works prohibited. Steel warehousing Tank storage of bulk oil or gasoline 104.0100 Uses permitted as a matter of right. Tire recapping Uses permitted as a matter of right in the M3 Wholesaling, warehousing, storage, or District transfer buildings, but excluding storage of garbage or rubbish. All materials must Adult: be completely enclosed within a building Adult Book Stores as regulated by Section Welding shops 66.0000 Uses similar to the above specified uses Adult Motion Picture Theaters as regulated by Section 66.0000 Accessory uses, incidental to and on the Adult Mini Motion Picture Theaters as regusame zoning-lot as the principal use lated by Section 66.0000 (Ord. No. 487-H, § 1, 2-19-82) Supp.No.4 139 �I lOU>OOO DETROIT, MICHIGAN Rug manufacture Salt works Sewage disposal plants Shoe polish manufacture Soap manufacture Starch manufacture Steam generating plants Sugar refining Terra cotta manufacture Tire manufacture Turpentine manufacture Wall board manufacture Wholesaling, warehousing, storage, or transfer building Wire manufacture Yeast manufacture Uses similar to the above specified uses Cabaret: Group HD" Cabarets as regulated by Section 66.0000 Abrasives manufacture Acetylene manufacture Ammonia manufacture Annealing or heat treating plants Arcades, subject to compliance with all the requirements of Section 92.0302 Balls or bearings manufacture Battery rebuilding Bed spring manufacture Bleaching powder manufacture Boiler works Bolts or nuts manufacture Brick or building block manufacture Candle manufacture Carbonic gas manufacture or storage Carbonic ice manufacture Cattle or sheep dip manufacture Cellophane or celluloid manufacture Ceramic products manufacture Chlorine gas manufacture Clay products manufacture Concrete batching plants Concrete pipe or concrete pipe products manufacture Dextrine manufacture Docks (waterway shipping) Dyestuffs manufacture Elevators, grain Engine manufacture Feed or grain mill Felt manufacture Glass manufacture Glucose manufacture Graphite manufacture Gutta percha manufacture or treatment Ink manufacture (from basic substance) Jute fabrication Open storage of equipment or supplies for building or construction contractors Pharmaceutical products manufacture Phenol manufacture Pyroxylin plastic manufacture or processing Roofing materials manufacture excluding tar products Rope manufacture Accessory uses, incidental to and on the same zoning lot as the principal use (Ord. No. 891-G, § 1, 4-23-74; Ord. No. 487-H, § 1, 2-19-82) 104.0300 Permitted with approval uses. Any use permitted with approval in the M5 District and subject to the same conditions and requirements as stated for these uses in the M5 District. The following use and uses accessory thereto are permitted in the M4 District providing the Community and Economic Development Department finds such use will not be injurious to the surrounding neighborhood and not contrary to the spirit and purpose of this Ordinance, and provided, that any action of the Community and Economic Development Department shall be subject to the approval of the Board of Zoning Appeals. Drive-in theaters 104.0700 Height limitations. No building or structure, or part thereof, shall · be erected or altered to a height exceeding eighty (80) feet, provided, that in any portion of an M4 District 150 feet or more from all Rl, R2, R3, R4, RS, and R6 Districts there shall be no limitation on the height of buildings or structures. Supp.No.4 140 i i i I �• • DETROIT ZONING ORDINANCE Ground or free-standing signs shall not exceed seventy (70) feet in height. 105.0000 M5 Special industrial district. This district is composed primarily of property located deep within other industrial districts and indicates areas of the city which Supp.No.4 140.1 § 105.0000 �DETROIT ZONING ORDINANCE are best suited for development with intensive uses which are or can be objectionable or hazardous. Inasmuch as this district also permits less intensive industrial uses, the potentially objectionable or hazardous uses are placed under the "permitted with approval" category in order to guarantee a review of their operating characteristics to insure that other industrial uses will not be unduly injured by the establishment of a potentially objectionable use in the same area. Even though some of these objectionable or hazardous uses may also be permitted in other districts, every attempt will be made to assure their location in an M5 district. It should be noted that there are two uses, abattoirs and rendering plants, which must, under Michigan State law, receive City Council approval in addition to Community and Economic Development Department approval. § 105.0000 noise, vibration, smoke, odor, noxious gas, dust, dirt, glare, heat or other discharge or emission or other operating characteristic peculiar to any of the following uses: Acid manufacture Alkali manufacture Asphalt manufacture Beryllium storage, handling, or processing Carbide manufacture Cement, lime, gypsum, or plaster of paris manufacture Ceramic glaze or porcelain enamel frit manufacture Chemical manufacture (from raw substances) Coke ovens Crushing, grading, and screening of rock, stone, slag, clay, or concrete Distillation of coal, petroleum, bones, tar, or refuse Dog or cat food cannery or manufacture Drop forge plants Explosives (storage only) Fertilizer manufacture Fish oil or meal manufacture Fish smoking, curing, canning, or cleaning Garbage, offal, or dead animal reduction Glue manufacture (using animal products) Heliports Junkyards Lampblack manufacturing Paper manufacturing or reclaiming Petroleum refining or processing Radioactive waste handling Radio isotope fabrication or use Smelting or refining of metals or ores Steel barrel, drum, or pail renovation or reclaiming Steel mills Stockyards Tanning, curing, or storage of raw hides or skins Tar products manufacture Transfer stations for garbage or rubbish Wool pulling 105.0100 Uses permitted as a matter of right. Uses permitted as a matter of right in the M4 district. 105.0300 Permitted with approval uses. 105.0301 The following uses and uses accessory thereto may be permitted by the Division of Air Pollution Control if found to comply with all the requirements, regulations, and ordinances of that office. Accoustical material manufacture Airplane manufacture Automobile body plant Bituminous concrete manufacture Charcoal or fuel briquette manufacture Coal or coke yard Foundry, ferrous or non-ferrous Insulation manufacture Linoleum manufacture Paint, enamel, oil, shellac, lacquer, varnish, or synthetic resin manufacture Stamping or pressing plants 105.0302 The following uses and uses accessory thereto may be permitted by the Community and Economic Development Department after a report and recommendation has been received from the Industrial Review Committee relative to the external effects of All other uses not prohibited by law or other ordinances and non-specifically mentioned elsewhere in this Ordinance. Supp. No. 2 141 �§ 105.0000 DETROIT, MICHIGAN 105.0700 Height limitations. Accessory uses, incidental to and on the same zoning-lot as the principal use. No building or structure, or part thereof, shall be erected or altered to a height exceeding eighty (80) feet; provided, that in any portion of an M5 district 150 feet or more from all Rl, R2, R3, R4, R5, or R6 Districts there shall be no limitation on the height of buildings or structures. 105.0303 The following uses may be permitted in this district under the same requirements as specified in Section 105.0302, and in addition, must receive approval from the City Council as required by Act 251 of the Public Acts of 1959 of the State of Michigan. Ground or free-standing signs shall not exceed seventy (70) feet in height. Abattoirs Rendering plants 105.0304 The following uses and uses accessory thereto may be permitted by the City Council, after public hearing, upon finding that said uses will not be contrary to the spirit and purpose of this Ordinance, and will be non-injurious to the surrounding property, after receiving a report and recommendation from the Community and Economic Development Department, who, prior to making their recommendation, shall receive a report from the Industrial Review Committee regarding items of concern to that Committee. ARTICLE XI. SPECIAL DISTRICTS 110.0000 PD Planned development district. This district will permit planned developments throughout the city and will be particularly useful in urban renewal areas. Such planned developments shall be substantially in accord with the goals and objectives of the Master Plan, having a major land use which corresponds to the most general category of land use, i.e., residential, business, industrial, etc., proposed in the Master Plan for the area involved, and satisfying criteria for development as stated in the Community and Economic Development Department Policy. Such planned developments shall provide a desirable environment for the uses proposed and shall not be out of harmony with their general surroundings. The regulations of the district are designed to accomplish this by permitting flexibility in over-all development while insuring adequate safeguards· and standards for public health, safety, convenience, and general welfare. Incinerator Plants. Toxic substance disposal facilities, including existing facilities intended to be used for the disposal, incineration, or destruction of "PCB" or "PBB" substances. The disposal, incineration, or destruction of such toxic substance in conjunction with the operation of any existing use shall not be considered accessory or incidental to the existing use, and shall therefore be processed as provided for in this section. No toxic substance disposal facility shall be located within 1,000 feet of any residentially zoned property unless the City Council specifically waives said distance requirements for just cause. 110.0100 Procedures. Petitions requesting a rezoning to a Planned Development District classification shall be submitted in accordance with the provisions and procedures as established under Article VI, Section 64.0000. In addition, the following procedures shall be followed as appropriate to each specific case. 105.0305 Public dance halls, subject to compliance with the provisions and standards as specified in Section 65.0000. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 234-H, § 1, 2-22-78; Ord. No. 384-H, § 1, 3-12-80) Supp. No. 2 142 •I - I .. I �■ DETROIT ZONING ORDINANCE I • 110.0101 For Areas Other Than Urban Renewal Areas. All petitions requesting a rezoning to a Planned Development District classification, for all areas other than an urban renewal area, shall be accompanied by a site plan, elevations, and other data in sufficient detail to permit the Community and Economic Development Department to review the proposed development to the degree specified in Section 110.0300, Department Policy, and shall be in accord with the Supp. No. 2 142.1 § 110.0000 �DETROIT ZONING ORDINANCE regulations specified in Section 110.0200. The site plan, building elevations, and other development proposals, including proposed uses, must be reviewed by the Department and approved by the Council. Upon approval by the Council of the Ordinance amendment, the site plan, building elevations, and other development proposals, including proposed uses, shall become an integral part of the zoning amendment and for purposes of recordation, shall be referred to as "Planned Development#-," which number shall correspond to the number of the amending Ordinance. All approved plans and development proposals shall be filed with the Community and Economic Development Department and the Department of Buildings and Safety Engineering. § 110.0000 Economic Development Department and approval by the City Council provided that the major land use shall correspond to the most general category of land use proposed in the Master Plan, i.e., residential, business, industrial, etc., for the area involved. 110.0202 Yards, Density, Off-Street Parking and Loading, and Other Requirements. All such regulations, and others as may be suitable and desirable, shall be as established by the Community and Economic Development Department, subject to the approval of City Council. 110.0203 Site Plan and Development. A site plan and development proposal including proposed uses, building elevations, and appearance, shall be subject to review by the Community and Economic Development Department and approval by the City Council. 110.0102 For Urban Renewal Areas. In urban renewal areas the Land Use Development Plan and the Declaration of Restrictions, indicating uses, setbacks, etc., shall be filed with the petition for rezoning to a Planned Development District classification. Upon approval by the Council, the Land Use and Development Plan and the Declaration of Restrictions shall constitute the Planned Development District regulations and shall be recorded and numbered as indicated for private developments in Section 110.0101. Ultimate development of a renewal area, or parcel thereof, shall conform in all respects to the Land Use and Development Plan and Declaration of Restrictions, and in addition, shall be subject to site plan and other review as indicated in Section 110.0200 paragraphs .0202, and .0203, only. 110.0300 Department policy. The Community and Economic Development Department shall develop a policy statement to guide prospective developers in accord with the objectives of this specialized district, and shall provide for adequate publication and circulation of this policy statement. 110.0400 Modification of approved plans. All approved site plans, elevations, and other development proposals, including proposed uses, may be amended, pursuant to the same procedure and subject to the same limitations and requirements by which said plans and proposals were initially approved; however, minor changes may be permitted by the Community and Economic Development Department subject to a finding that such change will not cause any of the following: 110.0103 Developers in both private and urban renewal areas are advised to confer with the renewal authority or the Community and Economic Development Department before investing large amounts of time and energy in preparing plans and proposals. a) A change in character of the development. b) An increase in the ratio of gross floor area to zoning-lot area. (Ord. No. 446, § 1, 6-26-69) 110.0200 Regulations. c) An increase in coverage by structure unless justified by changes in other factors. 110.0201 Uses permitted. Any and all uses subject to review by the Community and 143 �§ 110.0000 DETROIT, MICHIGAN d) A reduction in approved open space or off-street parking and loading space unless justified by changes in other factors. Section 65.0000 and subject to all regulations hereinafter provided. I I 111.0301 Storage of new, operable, passenger vehicles, not previously used. e) The creation of or increase in injurious effects to adjacent or contiguous land uses. 111.0400 Use limitations. 111.0401 Parking area shall be used for parking or storage of private passenger vehicles only. 110.0500 Abandonment. Upon the abandonment of a particular project approved under this section, or upon the expiration of three years from the effective date of approval of a planned development wherein the planned development has not been completed (or commenced and an extension of time granted by the Community and Economic Development Department), the authorization shall expire and the zoning shall be reviewed by the Community and Economic Development Department and amended by the Council to a suitable zoning district classification. 111. 0402 No charge shall be made for parking or storage. 111 .0403 No business involving vehicle repair, service, sale or display for sale, or any other type of business, shall be conducted from or upon such premises. 111.0404 No structures other than those required by this Ordinance or specifically permitted herein shall be erected or placed on the premises. 111.0405 No buildings other than those for shelter of attendants shall be erected or placed upon said premises, and there shall be not more than two such buildings in any one area and each building shall be not more than fifty (50) square feet in area nor shall each exceed fifteen (15) feet in height. 111.0000 Pl Open parking district. This district is designed for off-street parking of private passenger vehicles on property which abuts, or is separated by an alley or easement from, a non-residential district. The regulations permit the establishment of parking facilities to serve the non-residential uses, and at the same time do not permit the non-residential uses per se to extend into residential areas. The district will assist in reducing traffic congestion caused by non-residential uses and at the same time will protect abutting residential areas from the deleterious effects of adjacent vehicular parking areas. 111.0406 No sign shall be erected or placed on the premises except that not more than one directional sign at each point of ingress or egress may be erected or placed. This sign may also bear the name of the operator of the parking area and enterprise it is intended to serve. Such signs shall not exceed twenty (20) square feet in area nor fifteen (15) feet in height. Such signs shall not project beyond the property line when opposite Rl, R2, R3, R4, R5, R6, or residential PD districts. 111.0100 Uses permitted as a matter of right. Premises in this district shall be used only for vehicular par king areas, subject to all regulations hereinafter provided. 111.0500 Ingress and egress. Adequate ingress and egress shall be provided and shall be by means of streets or alleys adjacent to or extending through SD2, Bl, B2, B3, B4, B5, B6, Ml, M2, M3, M4, M5, Wl, or TM Districts, or by private roadways extending through or abutting such districts. All such roadways shall be surfaced in a 111.0300 Permitted with approval uses. The following uses shall be permitted by the Community and Economic Development Department subject to compliance with the provisions and standards as set forth in 144 ' �DETROIT ZONING ORDINANCE manner at least equivalent to that which is hereinafter required for the parking or storage area. 111.0600 Yard requirements. 111.0601 Side Yards. Where the Pl District is contiguous to or across a public right-ofway from side zoning-lot lines of property zoned in a residential district classification, there shall be provided a side yard, not less than ten feet in width, between the parking or storage area and said zoning-lot line or between the parking or storage area and said public right-of-way. 1111.0000 scaping, the yard may be surfaced with suitable decorative surfacing or other architectural treatment as may be approved by the Department of Parks and Recreation [Recreation Department]. 111.0800 Protective wall. A continuous masonry wall not less than four feet in height, nor more than six feet in height, as measured from the surface of the parking or storage area, shall be provided between the parking or storage area and the above required yards and along the rear lot line when the abutting or adjacent property is zoned in a residential district classification. Provided, that where the Pl District is contiguous to property zoned in a residential district classification which has common frontage on the same block with the Pl District, or is across a street and opposite property zoned in a residential district classification wherein the lots front upon such street, the portion of the wall paralleling the street and portion of the wall adjoining a contiguous side yard shall be constructed of brick or have brick facing. 111.0602 Front Yard. Where the Pl District is contiguous to property zoned in a residential district classification which has common frontage on the same block with the Pl District, a front yard equal to the front yard of the abutting lot shall be provided, excepting in those instances where residential structures have been erected on the rear one-half of the zoning-lot. In such instances, and in those cases wherein the abutting lot or parcel is vacant, a front yard of twenty (20) feet in depth shall be provided. Where the Pl District is across a street and opposite a residentially zoned district, wherein the lots in said residential district front upon such street, there shall be provided a front yard, not less than twenty (20) feet in width, between the par king or storage area and said street. In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking or storage area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 111.0700 Yard treatment. 111.0801 In all cases where a wall extends to an alley which is a means of ingress or egress to the parking or storage area, it shall be permissible to end the wall not more than ten feet from such alley line in order to permit a wider means of access to the parking or storage area. All required yards shall be kept free of refuse or debris and shall be landscaped with lawn and other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn and other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. All planting plans shall be submitted to the Department of Parks and Recreation [Recreation Department] for approval as to suitability of plant materials and arrangement thereof. In lieu of the above required lawn and land- 111.0900 Surface of parking or storage area. The parking or storage area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Supp.No.4 145 �I § 111.0000 DETROIT, MICHIGAN Public recreation areas Statuary Other similar uses when found by the Community and Economic Development Department to be consistent with the general character of this district Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. Code so as to dispose of all surface water within the parking or storage area. 111.1000 Lighting. If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. 111.1100 Modifications. The Community and Economic Development Department, upon application by the owner of the par king or storage area, may modify the above requirements where, in unusual circumstances, undue hardship would be suffered or no good purpose would be served by compliance with such requirements. 112.0000 PC Public center district. This district includes areas used or to be used for governmental, recreational, and cultural purposes of particular or special civic importance. All construction or other improvement within this district requires Community and Economic Development Department review and recommendation so as to insure a completely harmonious, pleasing, and functional public center. 112.0100 Uses permitted as a matter of right. Arcades, subject to compliance with all of the requirements of Section 92.0302 Boat terminals Educational or cultural buildings Heliports, subject to the approval of the City Council after report and recommendation from the Detroit Aviation Comm1ss1on and the Community and Economic Development Department and upon finding that such use is suitable in relation to the features and objectives of the Master Plan and not contrary to the spirit, intent, and purpose of this district. Open uses normally a part of and consistent with a public center Public auditoriums or arenas Public offices, convention, or exhibit buildings Public parking areas, structures, or garages (Ord. No. 487-H, § 1, 2-19-82) 112.0200 Department review. The exterior design, appearance, and location of any proposed building, or exterior alteration of any existing building, structure, or premises, or part thereof, including any exterior signs, and parking, loading, or unloading areas, shall be reviewed by the Community and Economic Development Department to insure harmony with the public center within which it is located and consistency with the spirit, intent, and purpose of this Ordinance. A written report shall be filed with the City Council recommending approval or disapproval of the proposed use, facility, or alteration, and recommending any changes deemed necessary to insure conformity with the spirit, intent, and purpose of this district. The Council shall, in each case, by resolution, approve, disapprove, or adjust said recommendation. 112.0300 Bulk limitations. No building or structure, or part thereof, shall be erected, altered, or enlarged to such a size or height that the cubical content of said building or structure above the average established grade shall exceed the volume of a block or prism having a height equal to three times the width of the widest street abutting the zoning-lot upon which the building or structure is located or to be located, and a base equal to the area of the zoning-lot; Provided, that this limitation shall not apply to towers as hereinafter specified, and further provided, that enclosed vehicular parking or loading areas may be excluded from the above volume computations. Towers may be erected over and above the cubical content limit established herein, Supp.No.4 146 I I �DETROIT ZONING ORDINANCE provided that the greatest horizontal dimension of such tower does not exceed sixty (60) feet, that the total gross area of all such towers on any one building or structure at any one horizontal plane does not exceed twenty-five (25) percent of the area of the zoning-lot upon which the building or structure is situated, and that each tower shall be at least sixty (60) feet distant from every zoning-lot line and at least sixty (60) feet distant from any other tower on the same building or structure. The Community and Economic Development Department may increase the permitted cubical content to such an amount as it deems necessary for the best development of the district and the City. § 113.0000 Indoor commercial recreation, provided that pool or billiard halls or taxi dance halls shall be subject to the regulations of Section 66.0000 Marinas Motor vehicle filling and service stations, subject to the approval of the City Council, after report and recommendation from the Community and Economic Development Department, when found to be essential to public convenience or general welfare, and when found to be non-injurious to the contiguous or surrounding property and in harmony with the existing or proposed development of the area Multiple-family dwellings, which may be combined in structures with permitted commercial uses Open parking lots for self-propelled passenger vehicles when found by the Community and Economic Development Department to be necessary to the public convenience and not contrary to the spirit and purpose of this ordinance Parking garages or structures Passenger transportation terminals 113.0000 PCA Restricted central business district. This district includes property in close proximity to the Public Center District, and the controls specified herein are designed to prevent any uses or structures within the district from having a deleterious effect upon the public center. 113.0100 Uses permitted as a matter of right. Arcades, subject to compliance with all of the requirements of Section 92.0302 Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Private clubs or lodges Publishing or printing of daily newspapers and facilities for the delivery, transfe; and storage of newsprint and other materials required for that use providing all material is completely enclosed within a building Radio or television stations Restaurants excluding drive-in restaurants provided that restaurants which > h ave ~ lot area which exceeds five times the gross floor area of the building existing or proposed to be erected on the lot shall be permitted only with the approval of the Community and Economic Development Department after finding that such Banks Blueprint shops Business or professional offices Business schools or colleges Churches, chapels, temples, or s~agogues Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000 Heliports, subject to the approval of the City Council after report and recommendations from the Detroit Aviation Comm1ss1on and the Community and Economic Development Department and upon finding that such use is suitable in relation to the features and objectives of the Master Plan and not contrary to the spirit, intent, and purpose of this district Hotels or motels, as regulated by Section 66.0000 Supp.No.4 147 �I 113.0000 DETROrI', MICHIGAN use will not operate as a drive-in restaurant as defined in Section 32.0032 of this Ordinance Salesroom or sales lots for new or used motor vehicles and accessory service facilities Signs, as regulated by Article XIII Stores of a generally recognized retail nature Theaters Vehicular tunnel plaza and terminal Other similar uses when found by the Community and Economic Development Department to be consistent with the general character of this district Uses acceSBory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 534-G, § 1, 10-6-70; Ord. No. 807-G, § 1~ 3-6-73; Ord. No. 893-G, § 1, 4-23-74; Ord. No. 487-H, § 1, 2-19-82) 113.0100A Permitted with approval uses. Public dance halls, subject to compliance with the provisions and standards as specified in Section 65.0000 (Ord. No. 384-H, § 1, 3-12-80) 113.0200 Department review. The exterior design, appearance, and location of any proposed building, or exterior alteration of any existing building, structure, or premises, or part thereof, and the location and design of any proposed sign, parking facilities or loading and unloading areas shall be reviewed by the Community and Economic Development Department for consistency with the spirit, purpose, and intent of this Ordinance. A written report shall be filed with the City Council recommending approval or disapproval of the proposal and recommending any changes deemed necessary to insure conformity with the spirit, intent, and purpose of this district. The Council shall, in each case, by resolution, approve, disapprove, or adjust said recommendation. (Ord. No. 446-G, § 1, 6-26-69) Supp.No.4 113.0300 Bulk limitations. No building or structure, or part thereof, shall be erected, altered, or enlarged to such a size or height that the cubical content of said building or structure above the average established grade shall exceed the volume of a block or prism having a height equal to three times the width of the widest street abutting the zoning-lot upon which the building or structure is located or to be located, and a base equal to the area of the zoning-lot; provided, that this limitation shall not apply to towers as hereinafter specified, and further provided, that enclosed vehicular parking or loading areas may be excluded from the above volume computations. Towers may be erected over and above the cubical content limit established herein· provided that the greatest horizontal dimen~ sion of such tower does not exceed sixty (60) feet, that the total gross area of all such towers on any one building or structure at any one horizontal plane does not exceed twenty-five (25) percent of the area of the zoning-lot upon which the building or structure is situated, and that each tower shall be at least sixty (60) feet distant from every zoning-lot line and at least sixty (60) feet distant from any other tower on the same building or structure. The Community and ~conomic Development Department may increase the permitted cubical content to such an amount as it deems necessary for the best development of the district and the City. 114.0000 TM Transitional-industrial district. This district is a special transitional di_strict c~vering areas currently developed with a mixture of uses, among which is a relatively large amount of residential use and which the Master Plan of Land Use indicates is to be developed eventually in industrial us~s. The district regulations provide for a gmded change to the terminal land use, while at t~e same time protecting, as much as possible, the existing residential development. No new residential development will be permitted in this district; however, the I I I �DETROIT ZONING ORDINANCE existing residential development will not be considered non-conforming. As the area changes from a residential to a non-residential character, a rezoning to the appropriate industrial classification will be effectuated. 114.0100 Use permitted as a matter of right. 114.0101 All residential uses existing at the effective date of this Ordinance shall be conforming uses and shall be subject to all conditions and requirements of the district in which they are first permitted as a matter of right. Supp.No.4 148.1 § 114.0000 �DETROIT ZONING ORDINANCE I I I I § 114.0000 residences than would result if the expansion were carried out under normal circumstances in compliance with this provision. 114.0102 New construction, alteration, extension, or conversion to uses permitted as a matter of right in the M2 District provided: a) The zoning-lot to be developed or converted to the proposed use lies wholly or predominantly in an area designated for industrial use by the Land Use Plan of the Master Plan 114.0103 New construction, alteration, extension, or conversion to uses permitted as a matter of right in the M4 District provided: a) The zoning-lot to be developed or converted lies wholly or predominantly in an area designated for heavy industrial use by the Land Use Plan of the Master Plan. b) The zoning-lot consists of a parcel of land containing a minimum of ten thousand square feet, except when involving the expansion of an existing use located within TM District boundaries and complying with the other provisions of this Section, in which case the combined area of the original parcel and extension shall contain a minimum of ten thousand square feet. Provided, that the Community and Economic Development Department may reduce this minimum in cases where conditions are such that the areas of platted lots or other circumstances affecting the ownership or control of parcels of land serve to increase substantially the costs and difficulties in assembling a parcel with an area equal to or greater than the minimum. b) The zoning-lot consists of a parcel of land containing a minimum of fifteen thousand square feet, except when involving expansion of an existing use located within TM district boundaries and complying with the other provisions of this Section, in which case the combined area of the original parcel and the extension shall contain a minimum of fifteen thousand square feet. Provided, that the Community and Economic Development Department may reduce this minimum in cases where conditions are such that the areas of platted lots or other circumstances affecting the ownership or control of parcels of land serve to increase substantially the costs and difficulties in assembling a parcel with an area equal to or greater than the minimum. c) That for a continuous segment of its perimeter equal to or greater than one-eighth the length of its total perimeter, the zoning-lot abuts or is directly across a street, alley, or other public right-of-way from any M (Industrial) or Wl (Waterfront-Industrial) District classification. · c) That for a continuous segment of its perimeter equal to or greater than one-eighth the length of its total perimeter, the zoning-lot abuts or is directly across a street, alley, or other public right-of-way from any M (Industrial) or Wl (Waterfront-Industrial) District. d) That if an existing industrial use within the TM District is expanding, its side lot line abuts the side lot line of the parcel upon which it will expand. Provided, that in unusual circumstances the Community and Economic Development Department may modify this requirement if it determines that the expansion can be accomplished in such a manner that greater harm or inconvenience will not result for nearby d) That if an existing industrial use within the TM District is expanding, its side lot line abuts the side lot line of the parcel upon which it will expand. Provided, that in unusual circumstances the Community and Economic 149 �§ 114.0000 DETROIT, MICHIGAN Development Department may modify this requirement if it determines that the expansion can be accomplished in such a manner that greater harm or inconvenience will not result for nearby residences than would result if the expansion were carried out under normal circumstances in compliance with this provision. openings as may be required for access. Provided, that said wall or fence shall be protected from possible damage inflicted by vehicles using the par king areas by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 114.0104 Public buildings, public utilities, railroads, power stations and substations, and similar uses. d) The location of all entrances and exits shall be determined or approved by the Department of Streets and Traffic [Department of Transportation]. 114.0105 Warehousing or storage completely enclosed within a building. e) No signs shall be permitted other than unlighted entrance and exit markers, not exceeding ten square feet in area, and located at points of ingress or egress. 114.0106 Off-street parking of private passenger vehicles, provided: a) A front yard at least twenty (20) feet in depth shall be provided excepting that the depth of the required front yard may be adjusted in accordance with the provisions set forth for residential dwellings in Article VIII, Section 80.0501. f) The parking area shall be provided with a pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. b) The required front yard shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. g) The Community and Economic Development Department may modify any of the above conditions where undue hardship would be suffered or no good purpose served by compliance with such requirements. 114.0107 Signs, as regulated in Article XIII. c) An opaque fence or wall of wood or masonry construction not less than four feet in height, nor more than six feet in height, as measured from the surface of the par king area, shall be constructed and maintained in a neat and orderly appearance between the parking area and the front yard and on each side zoning-lot line abutting residentially developed property and each alley or easement separating the parking area from residentially developed property. Said wall or fence shall have only such. 114.0108 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 114.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be allowed in the TM District upon approval of the Community and Economic Development Department subject to compliance with all specified conditions and with the provisions and standards as set 150 I i i I I I �I I I I I I DETROIT ZONING ORDINANCE forth in Article VI, Section 65.0000. All industrial uses considered under this Section of the Ordinance shall be reviewed by the Industrial Review Committee and a report and recommendation forwarded to the Community and Economic Development Department. 114.0301 Uses permitted as a matter of right in the M2 District may be located anywhere in the TM District provided: a) The Land Use Plan of the Master Plan indicates that the parcel is in an area designated for industrial use. b) The parcel for development is smaller than one acre in size. no c) A finding can be made that such use will be successfully blended into the district so as to be non-injurious to the contiguous or surrounding land uses. The Community and Economic Development Department may impose any conditions or requirements which, in its judgment, are necessary to insure a satisfactory development which will not be injurious to the surrounding area. 114.0302 Uses permitted as a matter of right in the M4 District may be located anywhere in the TM district provided: a) The Land Use Plan of the Master Plan indicates that the parcel is in an area designated for heavy industrial use. b) The parcel for development is smaller than one acre in size. no c) A finding can be made that such use will be successfully blended into the district so as to be non-injurious to the contiguous or surrounding land uses. The Community and Economic Development Department may impose any conditions or requirements which, in its judgment, are necessary to insure a satisfactory development which will not be injurious to the surrounding area. 114. 0303 Arcades, subject to compliance with all of the requirements of Section 92.0302 except as may be adjusted by Supp.No.4 151 § 114.0000 the community and economic development department. (Ord. No. 487-H, § 1, 2-19-82) 114.0500 Yard requirements. 114.0501 Uses Permitted as a Matter of Right. Uses permitted as a matter of right shall comply with the following yard requirements: a) Where a side zoning-lot line coincides with a side or rear zoning-lot line of an existing residential use, a yard shall be provided along such zoning-lot line. The minimum width of such yard shall be determined by Formula B (see Section 80.0603). b) Where a rear zoning-lot line coincides with a side zoning-lot line of an existing residential use, a yard shall be provided along such rear zoning-lot line. The minimum width of such yard shall be ten feet. c) Where a rear zoning-lot line coincides with a rear zoning-lot line of an existing residential use, a yard shall be provided along such rear zoning-lot line. Such yard shall be not less than thirty (30) feet in depth, but may begin at a height of twenty-five (25) feet or one story above grade, whichever is lower. In no case, however, shall the rear yard at grade level be less than ten feet. d) Where the extension of a front or side zoning-lot line coincides with a front zoning-lot line of an adjacent zoninglot developed with a residential use, a yard equal in depth to the minimum front yard of the adjoining residential use shall be provided. A yard in excess of twenty (20) feet need not be provided. e) Where a residential use exists, at right angles across a street or other public right-of-way, for one-half or more of its frontage from subject parcel, a yard shall be provided. Such yard shall be twenty (20) feet in depth unless any adjoining residentially developed prop- �§ 114.0000 DETROIT, MICHIGAN tions established in the district in which they are first permitted as a matter of right. erty provides a front yard less than twenty (20) feet in depth, in which case the required yard may be adjusted in accordance with the provisions of Article VIII, Section 80.0501. f) 114.0603 Permitted with Approval Uses. Building bulk and height limitations shall be as required by the Community and Economic Development Department. No off-street parking or off-street loading shall be permitted in the above required front or side yards. However, access drives to parking and loading facilities may be permitted through these yards. 114.0503 Permitted with Approval Uses. Permitted with approval uses shall provide yards as required by the Community and Economic Development Department. 114.0600 Bulk and height limitations. Building bulk and height limitations for principal and accessory uses shall be as hereinafter specified: 114.0601 Uses Permitted as a Matter of Right: 114.0900 Signs. I Signs shall be classified and permitted in accordance with the regulations specified in Article XIII. I 114.1000 Off-street parking and loading requirements. I Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 47.0000. I 115.0000 PR Parks and recreation. I The intent of the Parks and Recreation District is to retain insofar as is practicable and desirable, publicly owned lands in excess of four (4) acres in size already improved for or intended to be improved for recreational uses and/or to be preserved as open space. The restrictions of this classification are intended to encourage preservation of these lands and to permit development in keeping with the natural amenities of these areas. In addition to those uses allowed as a matter of right, commercial recreational facilities may be permitted upon approval of the City Council. a) No building or structure within one hundred feet of an existing residential use shall exceed thirty-five (35) feet in height, excepting that in the event there is an existing building or structure of greater height between the parcel in question and the existing residential use within the one hundred feet, or in the event there is an adjacent residential structure greater than thirty-five (35) feet in height, the proposed building or structure shall be permitted to a height not to exceed by more than five feet the height of the adjacent or intervening building or structure. In no case, however, shall the height or bulk of the proposed building or structure exceed the limitations set forth in this Ordinance for the identical use in the district in which it is first permitted as a matter of right. 115.0100 Uses permitted as a matter of right. Public parks, playgrounds, playfields and recreational areas and facilities, and such buildings, structures and uses as are related thereto Public utilities when operating requirements necessitate location within a Parks and Recreation District in order to serve the immediate vicinity uses accessory to any of the above permitted uses when incidental to and on the same Zoning Lot as the practical use b) Buildings or structures or uses of land which are farther than one hundred feet from existing residential uses shall conform to the bulk and height limitaSupp. No. 4 152 �I I I I I DETROIT ZONING ORDINANCE § 116.0000 on water transportation for receipt or shipment of goods or products. Boat or ship yards or sales Car ferries Customs offices Docks or wharves Fuel docks Grain storage or processing Open storage of bulk or general cc rgo Repair or storage of boats or ships, but not including small craft Shipbuilding Storage of sand, gravel, cement, or other aggregates Terminals for passenger or excursion vessels Transit sheds, storage bins, or storage tanks Water works or water pumping stations Uses similar to the above specified uses Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use 115.0200 Community and Economic Development Department review. The appropriateness of commercial recreational facilities, the design, appearance, and location [of] such facilities, and the location and design of signs and parking areas in conjunction therewith shall be reviewed by the Department for consistency with the spirit, purpose, and intent of this ordinance. A written report shall be filed with the City Council recommending approval or disapproval of the proposal and recommending any changes deemed necessary to insure conformity with the spirit, purpose, and intent of this ordinance. The Council shall, in each case, by resolution, approve, disapprove, or adjust said recommendations. 115.0900 Signs. Only non-flashing identification and directional signs are permitted, subject to approval by the Recreation Department. 116.0200 Uses permitted subject to the approval of the division of air pollution control. Uses permitted in Section 105.0301 and which require large quantities of raw water for cooling, condensing, washing, or other mill purposes or are dependent on water transportati~n for receipt or shipment of goods or products, and when found by the Division of Air Pollution Control to comply with all the requirements, regulations, and ordinances of that office. 115.1000 Off-street parking. Off-street parking shall be provided in the amount deemed appropriate by the Recreation Department. (Ord. No. 283-H, § 1, 11-1-78) 116.0000 Wl Waterfront-industrial district. Because of the limited amount of water frontage, and the even more limited amount of frontage that is suitable or adaptable to shipping activities or other water-oriented uses, these areas will be subject to controls that will provide for their development with uses that must rely on or that will be benefitted most by such a location. 116.0300 Permitted with approval uses. Uses permitted in Section 105.0302 and which require large quantities of raw water for cooling, condensing, washing, or other mill purposes, or are dependent on water transportation for receipt or shipment of goods or products. All industrial uses considered under this section of the Ordinance shall be reviewed by the Industrial Review Committee, and a report forwarded to the Community and Economic Development Department with a recommendation as to its disposition. 116.0100 Uses permitted as a matter of right. Uses permitted in Section 104.0100 and which require large quantities of raw water for cooling, condensing, washing, or other mill purposes, or are dependent Supp. No. 1 153 �§ 116.0000 DETROIT, MICHIGAN all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effective date of this Ordinance. However, in no instance shall the yard be reduced by more than fifteen (15) feet. The Community and Economic Development Department may deny or approve the use as submitted or subject to any conditions deemed necessary to properly blend said use into the area. Business uses as may be necessary to serve the uses permitted in this district. b) Where a waterfront-industrial district is separated by a public street from the side yard of lots zoned in a residential district classification, or a Residential PD District, there shall be provided a ten foot yard in such waterfront-industrial district where contiguous to the street separating such districts; provided, that if the lots or parcels of land in the waterfront-industrial district measure less than one hundred feet from the property line along said separating street to the property line opposite therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one hundred feet, all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effective date of this Ordinance. However, in no instance shall the yard be reduced by more than five feet. Heliports, which may be permitted by the Community and Economic Development Department after a report and recommendation has been received from the Industrial Review Committee relative to the external effects of noise, vibration, smoke, odor, noxious gas, dust, dirt, glare, heat, or other discharge or emission or other operating characteristic peculiar to this use. (Ord. No. 446-G, § 1, 6-26-69) 116.0500 Yard requirements. Except as provided in Section 116.0501, no front, rear, or side yards shall be required in waterfront-industrial districts. 116.0501 Yard Requirements for Boundary Line Lots. Yards shall be provided in this district when adjacent to or across a street, alley, or other public right-of-way from property zoned in a residential district classification in accordance with the following: a) When a waterfront-industrial district is separated by a public street from the front yard of lots zoned in a resideiitial district classification, or a Residential PD District, there shall be provided a twenty (20) foot yard in such waterfront-industrial district where contiguous to the street separating such districts; provided that if the lots or parcels of land in the waterfront-industrial district measure less than one hundred feet from the property line along said separating street to the property line opposite therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one hundred feet, c) Where a waterfront-industrial district abuts property zoned in a residential district classification, or a Residential PD District, there shall be provided a twenty (20) foot yard in such waterfrontindustrial district where contiguous to the lot line separating the districts; provided, that if the lots or parcels of land in the waterfront-industrial district measure less than one hundred feet from the property line along and residential district to the property line opposing therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one hundred feet, Supp. No. 1 154 I I I I J �I I I I I I DETROIT ZONING ORDINANCE § 118.0000 f) One non-flashing identification sign, not exceeding 35 feet in height or 32 square feet in area, shall be permitted on each yard required in Sections 116.0501 a) and 116.0501 b). Directional signs, if required, may be provided as specified in Section 130.0202 b), or as may be approved by the Community and Economic Development Department. all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effecttive date of this Ordinance. However, in no instance shall the yard be reduced by more than ten feet. d) Nothing in this Section shall prevent the alteration, improvement, or increase in bulk of a structure existing at the effective date of this Ordinance; provided, that any addition resulting in an increase in ground area of the structure shall conform to the following requirements: (Ord. No. 446-G, § 1, 6-26-69) 116.0700 Height limitations. No building or structure, or part thereof, shall be erected or altered to a height exceeding eighty (80) feet, provided that in any portion of a Wl District 150 feet or more from all Rl, R2, R3, R4, R5, and R6 Districts there shall be no limitation on the height of buildings or structures. (1) If the addition exceeds the existing structure in dimensions along a street, alley, or other public rightof-way, or abuts property zoned in a residential district classification, such addition shall conform to the provisions of this Section. (2) If the addition is less than or equal to the existing structure in dimensions along a street, alley, or other right-of-way, or abuts property zoned in a residential district classification, the minimum yard of the addition shall be not less than the yard of the existing structure; provided, that if the existing structure exceeds the yard requirements of this Section, the addition shall be subject only to the minimum yard requirements of this Section. Ground or free-standing signs shall not exceed seventy (70) feet in height. 116.0900 Signs. Signs shall be classified and permitted in accordance with the provisions of Article XIII. 116.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 47.0000. 118.0000 SDI Special development district. e) All portions of the above required yards shall be kept free of refuse and debris and all portions not used for access shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. The SD 1 District is designed for areas of the city in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land to higher intensity uses, both residential and commercial. The SDl District is designed to encourage one portion of this development. It 155 �§ 118.0000 DETROIT, MICHIGAN Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. will permit high intensity residential development, with a carefully controlled mix of low-rise office, commercial, and service facilities. 118.0200 Uses permitted subject to department review of site plan. 118.0100 Uses permitted as a matter of right. Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113. Institutions of an educational character other than penal or correctional institutions or trade schools. Use Group I, which shall be limited to the following uses: The following uses, differing in various degrees from the primary residential use of this district, require site plan review to assure a satisfactory blending of the building, structure, or use into the contiguous and adjacent area. In compliance with this objective, the Community and Economic Development Department may impose conditions it deems necessary to insure that the building, structure, or use will be non-injurious to contiguous uses and not contrary to the spirit and purpose of this Ordinance: A. Open uses 1. The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings. Business or professional offices Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Marinas Medical or dental clinics Parking Lots or Parking Areas for the storage or parking of operable motor vehicles, but excluding all Trucks and Truck Tractors except Panel Trucks, Pick Up Trucks, School Buses and those motor vehicles necessary and accessory to the operation or uses permitted in this Zoning District. Parking Structures Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Private clubs, lodges, or similar uses Radio or television stations Signs, as regulated by Article XIII Uses similar to the above specified uses. Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service or storage yards: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers (Ord. No. 679-G, § 1, 4-18-72) C. Uses similar to the above specified uses 156 I I I f �I I I I I I § 118.0000 DETROIT ZONING ORDINANCE users and residents of this area, the following uses may be permitted by the Community and Economic Development Department provided a finding is made that such uses will not have a deleterious effect upon the contiguous uses nor be contrary to the character and intended purposes of this district: 118.0300 Permitted with approval uses. The following uses and uses accessory thereto shall be permitted by the Community and Economic Development Department, or Council if specified, and subject to compliance with the provisions and standards as set forth in Section 65.0000 and to all conditions as hereinafter listed. Restaurants, standard Establishments for the sale of beer or intoxicating liquor for consumption on the premises as regulated by Section 66.0000. Stores of a generally recognized retail nature whose primary business is the sale of new merchandise. Radio, television or household appliance repair shops Uses similar to the above specified uses Single- and two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b) through h) Town houses, maximum of twelve (12) in any group of attached town houses Hotels or motels as regulated by Section 66.0000 Rooming houses Police or fire stations or other public buildings or public uses not enumerated in Use Group I Research laboratories, except those utilizing large animals (Ord. No. 764-G, § 1, 10-31-72) 118.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 118.0310. In order to provide urban amendities in a convenient and orderly manner for 118.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Multiple-family dwellings Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 157 Minimum Zoning-Lot Width 7,000 sq. ft. 70' 10,000 sq. ft. 70' 5,000 sq. ft. 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' �§ 118.0000 DETROIT, MICHIGAN 118.0402 Uses Permitted Subject to Department Review of Site Plan Minimum Zoning-Lot Area 7,000 sq. ft. Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescant, nursing, or rest homes Private clubs, lodges, or similar uses Minimum Zoning-Lot Width 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' Minimum Zoning-Lot Area 5,000 sq. ft. 6,000 sq. ft. 7,000 sq. ft. 1,800 sq. ft. 7,000 sq. ft. 7,000 sq. ft. Minimum Zoning-Lot Width 50' 55' 70' 18' 70' 70' 118.0403 Permitted with Approval Uses Single-family detached dwellings Two-family dwelling Group of attached town houses Each town house Hotels or motels Rooming houses 118.0500 Yard requirements. Yards shall be provided for each use in requirements: accordance with the following minimum 118.0501 Uses Permitted as a Matter of Right Front Yard Multiple-family dwellings Religious institutions excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Institutions of an educational character other than penal or correctional institutions or trade schools Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 158 Side Yards' Rear Yard 20' Formula A 30' 20' 20' Formula B 14' combined 4' minimum 30' 30' 20' 15' each 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' I I I �I I I I I I I § 118.0000 DETROIT ZONING ORDINANCE 118.0502 Uses Permitted Subject to Department Review of Site Plan Front Yard Business or professional offices Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Marinas Medical or dental clinics Private clubs, lodges, or similar uses Parking lot Parking structures Personal service establishments Side Yards 1 Rear Yard 20' 20' Formula B Formula A 30' 30' 20' Formula A 30' 20' 20' 20' 20' 20' 20' 20' Formula 20' each Formula Formula Formula Formula Formula B 30' B B A B2 B 30' 30' 512 30' Side Yard 1 Rear Yard 118.0503 Permitted with Approval Uses Front Yard Single- and two-family dwellings 20' 30' 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula A 15' each Hotels or motels Rooming houses Town houses Police or fire stations or other public buildings Research laboratories, excepting those utilizing large animals Commercial uses provided for in Section 118.0310 20' 20' Formula B Formula B 30' 30' 30' 30' 30' 30' 'See Section 80.0603 for formulas. No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half of its length a building conforming as to use which itself has no yard at the point of abutment. 2 159 �Max. Ht. 118.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R5 District (Section 85.0504) shall apply to similar accessory uses in the SDl District. Uses accessory to single- and two-family dwellings 118.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: .07 118.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 47.0000. Min. RSR' 119.0000 SD2 Special development district. 1.00 1.00 The 8D2 District is designed for areas of the City in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land to higher intensity uses, both residential and commercial. The 8D2 District is designed to encourage one portion of this development. It will permit high-rise office and commercial structures, with a controlled mix of transient and permanent residential facilities, together with appropriate service and retailing facilities. 1.00 1.00 1.00 1.00 1.00 1.00 118.0603 Permitted with Approval Uses Single- and two-family dwellings Town houses Hotels or motels Rooming houses Police or fire stations or other public buildings Research laboratories Max. FAR' Min. RSR' 35' 1.50 2.00 1.50 2.00 The combined area occupied by all buildings not regulated by FAR and RSR shall not exceed thirty-five (35) percent of the area of the zoning-lot, excepting as provided in Section 82.0801. 118.0602 Uses Permitted Subject to Department Review of Site Plan Max. Ht. Commercial uses Provided for in Section 118.0310 118.0800 Lot coverage. 1.00 As specified in R6 District, Section 86.0601 Business or professional offices Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Medical or dental clinics Private clubs, lodges, or similar uses Parking structures Personal service establishments One story (Ord. No. 764-G, § 1, 10-31-72) Max. FAR' Min. RSR 1 Max. FAR' Min. RSR 1 'See Sections 80.0601 and 80.0602 for formulas. 118.0601 Uses Permitted as a Matter of Right 2.00 Max. FAR' but not exceeding 15' (Ord. No. 764-G, § 1, 10-31-72) Multiple-family dwellings Institutions of an educational character Use Group I I DETROIT, MICHIGAN § 118.0000 .07 119.0100 Uses permitted as a matter of right . Use Group I, which shall be limited to the following uses; 1.00 1.00 160 I .. I I I �I I I •I DETROIT ZONING ORDINANCE located on or below the ground floor of business or professional offices, provided that the Community and Economic Development Department may approve such uses being located elsewhere in the A. Open uses 1. The following non-commercial rec- reation uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings structure in accordance with the provisions of Section 65.0000 Medical or dental clinics Institutions of an educational character other than penal or correctional institutions or trade schools Parking Lots or Parking Areas for the storage or parking of operable motor vehicles, but excluding all Trucks and Truck Tractors except Panel Trucks, Pickup Trucks, School Buses and those motor vehicles necessary and accessory to the operation of uses permitted in this Zoning District Parking Structures Personal service establishments: Dry Cleaning or Laundry Pick-up stations B. Community facilities 1. Religious uses as follows: II - 2. 3. 4. 5. 6. 1119.0000 a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-Commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities without service or storage yards a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings Non-profit neighborhood centers Barbershops Beauty shops Shoe repair shops Radio or television stations Research laboratories, excepting those utilizing large animals Signs, as regulated by Article XIII Uses similar to the above specified uses Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. C. Uses similar to the above specified uses (Ord. No. 679-G, § 1, 4-18-72) Business or professional offices, which may contain delicatessens or restaurants and which may sell liquor in conjunction therewith, or establishment for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000; provided, that each of these uses shall have a maximum gross floor area of 2,000 square feet, coffee shops; cleaning or pressing shops; laundry pick-up stations; barber or beauty shops; tobacco or newspaper stands or shops; gift shops; telegraph offices; drugstores; or similar commercial uses when 119.0300 Permitted with approval uses. The following uses and uses accessory thereto shall be permitted by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Section 65.0000 and to all conditions as hereinafter listed. Arcades, subject to compliance with all of the requirements of Section 92.0302 Single or two-family dwellings, which may contain home occupations as regulated by Section 83.0105, ·paragraphs b) through h) Supp.No.4 161 �1119.0000 I DETROIT, MICHIGAN Town houses, maximum of twelve (12) in any group of attached town houses Police or fire stations or other buildings or public uses not enumerated in Use Group I Fraternity or sorority houses Hotels or motels as regulated by Section 66.0000 Heliports, subject to the approval of the Board of Zoning Appeals after report and recommendation from the Detroit Aviation Commission and the Community and Economic Development Department and upon finding that such use is suitable in relation to the features and objectives of the master plan and not contrary to the spirit, intent, and purpose of this District Motor vehicle filling and service stations subject to the requirements as stated in Article IX, Section 93.0300 Motor vehicle services excluding body or fender bumping or painting shops or major motor repairing Rooming houses Theaters, excluding drive-in theaters Private clubs, lodges, or similar uses Public dance halls Hospitals, sanatoriums, convalescent, nursing, or rest homes Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113 Uses similar to the above uses. 119.0310 In order to provide urban amenities in a convenient and orderly· manner for users and residents of this area, the following uses may be permitted by the Community and Economic Development Department provided a finding is made that such uses will not have a deleterious effect upon the contiguous uses nor be contrary to the character and intended purpose of this district. Restaurants, standard Establishments for the sale of beer or intoxicating liquor for consumption on the premises as regulated by Section 66.0000 Stores of a generally recognized retail nature whose primary business is the sale of new merchandise Radio, television or household appliance repair shops Uses similar to the above specified uses. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 764-G, § 1, 10-31-72; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) 119.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 119.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Minimum Zoning-Lot Width Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries 10,000 sq. ft. 5,000 sq. ft. 10,000 sq. ft. 70' 50' 70' Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 10,000 sq. ft. 7,000 sq. ft. 70' 70' Supp.No.• 182 I I I �I I I I I DETROIT ZONING ORDINANCE § 119.0000 119.0403 Permitted with Approval Uses Minimum Zoning-Lot Width Minimum Zoning-Lot Area Single-family dwellings Two-family dwellings Group of attached town houses Each town house Fraternity or sorority houses Hotels or motels Hospitals, sanatoriums, convalescent, nursing, or rest homes Multiple-family dwellings Private clubs, lodges, or similar uses Rooming houses 5,000 6,000 7,000 1,800 7,000 7,000 sq. sq. sq. sq. sq. sq. ft. ft. ft. ft. ft. ft. 50' 55' 70' 18' 70' 70' 7,000 7,000 7,000 7,000 sq. sq. sq. sq. ft. ft. ft. ft. 70' 70' 70' 70' 119.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 119.0501 Uses Permitted as a Matter of Right Front Yard Religious institutions, excepting detached rectories, parsonages, or parish houses 20' Detached rectories, parsonages, or parish houses 20' Side Yards' Formula B 14' combined 4' minimum Rear Yard 30' 30' Public utility facilities, without service or storage yards 20' 15' each 30' Formula B 30' Formula Formula Formula Formula B B B B 30' 30' 30' 30' Formula Formula Formula Formula Formula Formula B A B2 B B B 30' Public libraries or museums; non-commercial art galleries 20' Schools, excepting commercially operated vocational or trade schools 20' Non-profit neighborhood centers 20' Business or professional offices 20' Medical or dental clinics 20' Institutions of an educational character other than penal or correctional institutions or trade schools 20' Parking lots 20' Parking structures 20' Personal service establishments 20' Radio or television stations 20' Research laboratories 20' 163 512 30' 30' 30' �§ 119.0000 DETROIT, MICHIGAN 119.0503 Permitted with Approval Uses Front Yard Single- or two-family dwellings 20' Town houses Hotels or motels Fraternity or sorority houses Police or fire stations or other public buildings Hospitals, sanatoriums, convalescent, nursing, or rest homes Private clubs, lodges, or similar uses Multiple-family dwellings Rooming houses Commercial uses provided for in Section 119.0310 Rear Yard Side Yard' 30' 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula A 15' each 30' 30' 30' 30' 20' 20' 20' 20' 20' Formula Formula Formula Formula Formula 30' 30' 30' 30' 30' B B B B B See Section 80.0603 for formulas. No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half of its length a building conforming as to use which itself has no yard at the point of abutment. 1 2 119.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R5 and SDI Districts (Sections 85.0504 and 118.0504) shall apply to similar accessory uses in the SD2 District. (Ord. No. 764-0 § 1, 10-31-72) 7 119.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 119.0601 Uses Permitted as a Matter of Right Max. FAR 1 Use Group I Business or professional offices Medical or dental clinics Institutions of an educational character other than penal or correctional institutions or trade schools Parking structures Personal service establishments Radio or television stations Research laboratories 164 Min. RSR 1 As specified in R6 District, Section 86.0601 2.25 2.25 2.25 1.50 1.50 1.50 1.50 -I ., I I I �I I I I I I DETROIT ZONING ORDINANCE § 120.0000 119.0603 Permitted with Approval Uses Max. Ht. Single- or two-family dwellings Town houses Police or fire stations or other public buildings Hotels or motels Fraternity or sorority houses Private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Multiple-family dwellings Rooming houses Uses accessory to single- or two-family dwelling Max. FAR 1 Min. RSR 1 35' 1.50 2.25 2.25 1.50 2.25 2.25 2.25 1.50 .07 .07 One story but not exceeding 15' Commercial uses provided for in Section 119.0310 See Sections 80.0601 and 80.0602 for formulas. 1 (Ord. No. 764-G, § 1, 10-31-72) 120.0200 Community and economic development department review. 119.0800 Lot coverage. The combined area occupied by all buildings not regulated by FAR and RSR shall not exceed thirty-five (35) percent of the area of the zoning-lot except as provided in Section 82.0801. The Community and Economic Development Department shall, for all uses permitted in this district, review site, elevation and landscape plans to assure that any building, structure or use will be blended into the contiguous and adjacent areas so as to promote a campus-like setting and be non-injurious to contiguous uses and not contrary to the spirit and purpose of this ordinance. The required Community and Economic Development Department review shall include, but not be limited to, 119.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the requirements of Article IV, Section 47.0000. 120.0000 SD3 Special development district. Proximity to Adjacent Residential Developments Open Space Bulk Set-backs Traffic Flow Parking Signs The SD3 District is designed for areas of the city in which research facility development in a campus-like setting is practicable. (Ord. No. 156-H, § 1, 10-13-76) 120.0100 Uses permitted as a matter of right, subject to community and economic development department review of site, elevation and landscape plans. (Ord. No. 156-H, § 1, 10-13-76) Research facilities (Ord. No. 156-H, § 1, 10-13-76) 165 �I DETROIT, MICHIGAN § 130.0000 directing attention to the principal business or profession conducted, or to the principal type of commodity, service, or entertainment sold or offered on the premises on ·which the sign is located or to which it is affixed. ARTICLE XIII. SIGNS 130.0000 Sign regulations. Sign controls have been written for each district and placed in this one section of the Ordinance for ease of use and administration. All signs have been divided into six major categories according to content, viz., advertising, business, directional, identification, institutional bulletin, and real estate. These are then further divided according to structure type, viz., double-face, flashing, illuminated, roof, ground, and wall. As an aid to the user of the Ordinance, definitions pertaining to signs have been re-stated in the first part of this Section. 130.0100 Definitions. 130.0101 Sign. A sign is a name, identification, description, display, or illustration which is affixed or applied to or represented directly or indirectly upon a building, structure, or zoning-lot and which directs attention to an object, product, place, activity, person, institution, organization, or business. However, a "sign" shall not include any display of official court or of public agency notices, nor shall it include the flag, emblem, or insignia of a nation, political unit, school, or religious group. I d) Identification Sign. A sign identifying the name of the individual, profession, occupation, organization, hotel, or motel occupying the premises, or the name or street number of the building. Information directly related to principal or accessory uses of the property may also be included, provided not more than thirty-five (35) percent of the area of the sign is devoted to said information. I f) Real Estate Sign. A sign advertising that the premises on which it is located is for sale, lease, or rent. 130.0104 Structural Types: a) Double-Face Sign. A sign, both sides of which are visible and used as signs. A "V" type sign shall be considered a double-face sign provided the least angle of intersection does not exceed ninety (90) degrees. 130.0103 Major Categories: a) Advertising Sign. A sign which directs attention to a business, commodity, service, or entertainment, conducted, sold, or offered elsewhere than on the premises on which the sign is located or to which it is affixed, or only incidentally sold or offered on said premises. b) Flashing Sign. Any illuminated sign on which the artificial light is not maintained stationary or constant in intensity or color at all times when in use. c) Illuminated Sign. ~ny ~ign designed to give forth any artificial light, or designed to reflect such light deriving from b) Business Sign. A sign, at least fifty (50) percent of whose area is devoted to 166 .. c) Directional Sign. A sign directing and guiding traffic or parking but bearing no advertising matter. e) Institutional Bulletin. A sign of any governmental agency, religious group, fraternal or philanthropic organization, hospital, or school, and located on the premises and bearing only information related to activities conducted on the premises, persons involved, or other identification information. 130.0102 Sign, Area of. The area of a sign shall be computed as the entire area circumscribed by a parallelogram, triangle, circle, semi-circle, or any combination of these figures, which includes all of the display area of the sign including frames surrounding display areas. I I �I I I DETROIT ZONING ORDINANCE any source which is intended to cause such light or reflection. other impairments that would seriously detract from the visibility of said sign; and (2) That the increase in height at the proposed location reviewed in conjunction with the design and appearance of said sign indicates that said increase will not have a detrimental effect on the privacy, light, or air of neighboring properties; and (3) That the increase in height will not substantially affect the use or development of adjacent or surrounding property by impairing or detracting from the aesthetic value of said property. d) Projecting Sign. A sign constructed or erected so as to be attached at one end to a building, pole, or other structure, and projecting out therefrom. I • •I II II § 130.0000 e) Roof, Ground, or Wall Signs. Signs which are affixed to or comprise a part of the roof, ground, or wall. 130.0200 General regulations. The following regulations shall apply to the indicated types of signs: 130.0201 General Height Limits. The following height limitatons shall apply except where more restrictive regulations are applicable. The height of a sign shall be the distance between the highest part of the sign and the grade of the nearest sidewalk. 130.0202 Directional Signs: a) In residential Zoning District Classifications a) Ground or free-standing signs shall not exceed thirty-five (35) feet in height, except where the district regulations permit a greater height, ground or free-standing signs may be permitted up to the height regulations specified in the district but in no instance more than seventy (70) feet in height. (1) Area and Number-One directional sign at each point of ingress and egress shall be permitted. No sign shall exceed two square feet in area. (2) Height-No sign shall extend more than five feet above the level of the nearest sidewalk. b) Business or identification signs shall be permitted to a height not in excess of the height limitation for roof, wall, ground, or projecting signs as applicable for the district. b) In Non-Residential Classifications: Zoning District (1) Area and Number-One directional sign at each point of ingress and egress shall be permitted. No sign shall exceed six square feet in area. (2) Height-No sign shall extend more than five feet above the level of the nearest sidewalk. c) Roof signs shall not exceed the maximum building height permitted in the district in which said sign is located. d) Projecting signs attached to a building wall shall not exceed the maximum building height permitted in the district in which said sign is located. 130.0203 Institutional Bulletin: a) Area and Number. One such sign, not exceeding thirty-two (32) square feet in area, shall be permitted. On a cornerlot the maximum size sign shall be permitted on each street frontage. e) The Board of Zoning Appeals, on petition, may waive the height limitation in specific cases upon making all of the following findings: (1) That the sign, if constructed within b) Height. No sign shall extend higher than fifteen (15) feet above the level of the nearest sidewalk. the permitted height limitation, would have sight obstruction or 167 �I § 130.0000 DETROIT, MICHIGAN I 130.0300 Signs in Rl, R2, R3, R4, R5, and R6 districts. 130.0204 Real Estate Signs: a) Area and Number. In residential zoning district classifications-One such sign not exceeding six square feet in area nor located closer than eight feet to any other zoning-lot, shall be permitted. On a corner lot, the maximum size sign shall be permitted on each street frontage. Unless otherwise specified, only the following signs, subject to the stated conditions, shall be permitted: 130.0301 Permitted Signs: a) Identification signs b) Directional signs in accordance with the provisions of Section 130.0202. b) Height. No real estate sign in a residential district classification shall extend higher than fifteen (15) feet above the level of the nearest sidewalk. c) Institutional bulletins in accordance with the provisions of Sections 130.0203 and 130.0205. 130.0205 Roof Signs. Roof signs shall be prohibited in all areas zoned in a residential district classification, and in all Bl, B2, SDI, SD2, and PCA Districts. d) Real estate signs in accordance with the provisions of Section 130.0204, excepting that no rooms for rent signs shall be permitted in the Rl or R2 Districts. 130.0206 Double-Face Signs. Where a sign is permitted by any provision of this Ordinance, it shall be construed to permit a double-face sign. Each face of a double-face sign may equal the maximum size for the particular type of sign permitted. 130.0302 Area of Signs: a) The gross area of any identification sign for a residential building, other than a sign identifying a permitted home occupation, shall not exceed in square feet the number of dwelling units within the building or thirty-two (32) square feet, whichever is less; provided, that in the R4, R5, and R6 Districts signs for hotels or motels may have a gross area of up to thirty-two (32) square feet. On a corner-lot, the maximum size sign shall be permitted on each street frontage. Identification signs pertaining to a permitted home occupation shall not exceed 144 square inches. 130.0207 Signs on Awnings. Signs on awnings shall be exempt from the limitations imposed by this Ordinance on the projection of signs from the face of the wall of any building or structure, provided that any sign located on an awning shall be affixed flat to the surface thereof, shall be non-illuminated, and shall indicate only the name or address of the establishment. Further, no such sign shall extend vertically or horizontally beyond the limits of said awning. 130.0208 Signs on Marquees and Canopies. Where limitations are imposed by this Ordinance on the projection of signs from the face of the wall of any building or structure, such limitations shall not apply to signs on any marquees or canopies, provided that any sign located on a marquee or canopy shall be affixed flat to the surface thereof or be suspended within and below the outer marquee or canopy limits. b) The gross area of any identification sign for a non-residential building shall not exceed thirty-two (32) square feet in area. On a corner-lot, the maximum size sign shall be permitted on each street frontage. 130.0303 Height of Signs: a) Ground signs, accessory to residential uses, shall not extend more than five 168 I I �I I I I II II II DETROIT ZONING ORDINANCE § 130.0000 d) Institutional bulletins in accordance with the provisions of Sections 130.0203 and 130.0205. feet above the level of the nearest sidewalk. b) Ground signs, accessory to non-residential uses, shall not extend more than nine feet above the level of the nearest sidewalk. c) No wall sign shall extend higher than fifteen (15) feet above the level of the nearest sidewalk; provided, that this provision shall not apply to hotels or motels. e) Real Estate signs in accordance with the provisions of Section 130.0205. f) Advertising signs in accordance with the provisions of Section 130.0201 130.0402 Area of Signs. The gross area of any identification sign for a residential building, other than a sign identifying a permitted home occupation, shall not exceed in square feet the number of dwelling units within the building, or thirty-two (32) square feet, whichever is less; provided, that signs for hotels or motels may have a gross area of up to thirty-two (32) square feet. On a corner-lot, the maximum size sign shall be permitted on each street frontage. Identification signs pertaining to a permitted home occupation shall not exceed 144 square inches. 130.0304 Projection of Signs. No sign shall project beyond the property line into a public way except that directional signs may project not more than eighteen (18) inches into a public way. Permitted identification signs and institutional bulletins projecting into any required yard shall be permitted if such sign is sixteen (16) square feet or less in area and six feet or less in height. Signs exceeding these dimensions may be permitted up to the maximum dimensions permitted in these districts subject to the approval of the Board of Zoning Appeals. 130.0404 Projection of Signs. No sign shall project more than thirty-six (36) inches into a public way. Permitted business and identification signs and institutional bulletins projecting into any required yard shall be permitted if such sign is sixteen (16) square feet or less in area and six feet or less in height. Signs exceeding these dimensions may be permitted in these districts subject to the approval of the Board of Zoning Appeals. 130.0305 Illumination of Signs. Signs may be either non-illuminated or illuminated, but in no instance shall flashing or blinking signs be permitted. Illuminated signs shall be so arranged to reflect light away from residential structures. 130.0400 Signs in Bl, B2, SDl, and SD2 districts. 130.0405 Illumination of Signs. Signs may either be non-illuminated or illuminated, but in no instance shall flashing or blinking signs be permitted. Illuminated signs shall be so arranged to reflect light away from residential structures. Unless otherwise specified, only the following signs, subject to the stated conditions, shall be permitted: 130.0401 Permitted Signs: a) Business signs in accordance with the provisions of Sections 130.0201 and 130.0205. (Ord. No. 222-H, § 1, 12-28-77) 130.0500 Signs in B3, B4, B5, B6, Wl, Ml, M2, M3, M4, and M5 districts. b) Identification signs in accordance with the provisions of Sections 130.0201 and 130.0205. c) Directional signs in accordance with the provisions of Section 130.0202. Unless otherwise specified, only the following signs, subject to the stated conditions, shall be permitted: 169 �§ 130.0000 I I DETROIT, MICHIGAN and Economic Development Department regarding the size, location, wording, and general design of the sign. 130.0501 Permitted Signs: a) Business signs in accordance with the provisions of Section 130.0201. d) Directional signs in accordance with the provisions of Section 130.0202. b) Identification signs in accordance with the provisions of Section 130.0201. c) Advertising signs in accordance with the provisions of Section 130.0201. e) Institutional bulletins in accordance with the provisions of Sections 130.0203 and 130.0205. d) Directional signs in accordance with the provisions of Section 130.0202. f) e) Institutional bulletins in accordance with the provisions of Section 130.0201. I Real estate signs in accordance with the provisions of Section 130.0205. ' 130.0604 Projection of Signs. No sign shall project more than twelve (12) inches into a public right-of-way. 130.0504 Projection of Signs. Signs may project into a right-of-way but in no instance shall such signs project beyond the curb. 130.0700 Signs in TM districts. Unless otherwise specified, only the following signs, subject to the stated conditions, shall be permitted: 130.0505 Illumination of Signs: a) Signs may be either non-illuminated or illuminated, provided, that flashing or blinking signs shall be no closer than 100 feet to property zoned in a residential district classification if the face of such sign is visible from said property. 130.0701 Permitted Signs: a) Business signs in accordance with the provisions of Section 130.0201. b) Identification signs in accordance with the provisions of Section 130.0201. b) Illuminated signs shall be so arranged to reflect light away from residential structures. c) Directional signs in accordance with the provisions of Section 130.0202. 130.0600 Signs in PCA districts. d) Institutional bulletins in accordance with the provisions of Section 130.0203. 130.0601 Permitted Signs: a) Business signs in accordance with the provisions of Section 130.0205 and subject to the approval of the Community and Economic Development Department as to size, location, and general design. 130.0704 Projection of Signs. No sign shall project more than thirty-six (36) inches into a public way. b) Identification signs in accordance with the provisions of Section 130.0205 and subject to the approval of the Community and Economic Development Department as to size, location, and general design. 130.0705 Illumination of Signs. Signs may be either non-illuminated or illuminated but in no instance shall flashing or blinking signs be permitted. Illuminated signs shall be so arranged to reflect light away from residential structures. c) Advertising signs in accordance with the provisions of Sections 130.0201 and 130.0205, and subject to the approval of the City Council after report and recommendation from the Community 130.0800 Signs in PC, PD, and Pl districts. e) Real estate signs in accordance with the provisions of Section 130.0205. 130.0801 Permitted Signs. Signs shall be permitted in PC, PD, or Pl Districts subject to the development controls established in the applicable district regulations. 170 I �I • DETROIT ZONING ORDINANCE investigation and report to the City Council. The Community and Economic Development Department shall investigate the practicality and feasibility of such a project for the area proposed and submit an appropriate recommendation to the City Council. ARTICLE XIV. DEVELOPMENT IMPROVEMENT AREA 140.0000 Development area. § 140.0000 improvement The Development Improvement Area is a special area that is hereby established to permit property owners in business or other areas to request City assistance in upgrading the external physical appearance of their area. The provisions allow for the employment of a design consultant to prepare a development-improvement plan, including such items as planting boxes or other "street furniture", lighting and lighting fixtures, building materials and finishes and colors including building facade modernizations, improvements in parking and traffic facilities, all aspects of signs, and overall color scheme, an improved pedestrian circulation scheme, or any other visual or functional appurtenances for the district. Provision is also made for the establishment of a special assessment district to defray all or part of the costs of such improvement projects. (Ord. No. 67-H, § 1, 10-8-75) 140.0300. If the City Council deems it advisable to establish such a Development Improvement Area, they shall, by resolution, fix a time and place where a public hearing will be held. The City Council shall cause a notice of such hearing to be published, at least twice, in a daily paper of general circulation at least ten days prior to the time fixed for such hearing. Such notice shall state the nature of the proposal and that it is proposed to levy an assessment upon land or lands within the area described in the petition. At least ten days prior to such hearing the City Clerk shall notify property owners within the area of said hearing by first class mail sent to them at the address appearing on the most recent tax rolls of the City of Detroit. At the public hearing, or at any adjournment thereof, the City Council may, by resolution, approve the establishment of a Development Improvement Area as beneficial to the area and to the businesses or other establishments therein. (Ord. No. 67-H, § 1, 10-8-75) 140.0100. Hereafter a Development Improvement Area, to be financed by special assessment according to the probable benefits to be derived therefrom, may be initiated upon petition to the City Council by the owners of at least fifty-one (51) percent of the land frontage along which such business or other establishments are operating in any area comprised of at least one block frontage on both sides of the street, or other appropriate area which may be approved by the Community and Economic Development Department and the City Council. (Ord. No. 67-H, § 1, 10-8-75) 140.0400. Subsequent to the designation of such a Development Improvement Area the City Council shall: a) Direct the Community and Economic Development Department, in cooperation with petitioners, to select and recommend to the City Council the appointment of a specific architect or other professional designer to serve as consultant for the improvement of the area, and the probable cost of the consultant's services. Also the Community and Economic Development De- (Ord. No. 863-G, § 1, 11-20-73; Ord. No. 67-H, § 1, 10-8-75) 140.0200. Said petition shall be filed with the City Clerk who shall refer it to the Community and Economic Development Department for 171 �§ 140. 0000 I DETROIT, MICHIGAN sessors shall submit their report to the City Cou:r;icil who may approve it and forward it to the Community and Economic Development Department for further processing. partment, after consultation with the Board of Assessors, shall recommend what portion of this cost should be paid by a special assessment district, and what portion should be paid by the City. (Ord. No. 67-H, § 1, 10-8-75) 140.0700. b) Direct the Board of Assessors to prepare a tentative special assessment district to defray the cost of the consultant's services. I The Community and Economic Development Department shall then again meet with petitioners to review the tentative special assessment roll and the entire improvement program. If a majority of the petitioners approve the plans and wish to proceed with the improvements, a petition stating that fact and signed by property owners within the assessment district, representing at least fifty-one (51) percent of the proposed assessment, shall be filed with the City Council, and no improvements shall proceed without such petition. (Ord. No. 67-H, § 1, 10-8-75) 140.0500. Upon appointment of a designer and approval of his fee by the City Council, the City Council shall direct the Board of Assessors to prepare a special assessment roll and transmit this roll to the City Council who may confirm same and direct it to the City Treasurer who shall thereupon proceed to collect this assessment. If this assessment is not paid within sixty (60) days after receipt of the special assessment roll, then the City Treasurer shall report this fact to the City Council who may then order the Development Improvement Area cancelled and the assessments reftmded. ' (Ord. No. 863-G, § 1, 11-20-73; Ord. No. 67-H, § 1, 10-8-75) 140.0800. When such a petition is received the City Council shall fix a time and place where a public hearing will be held at which any person may express his views regarding the proposed improvement or assessment. At least ten days prior to the public hearing the City Council shall cause a notice of such hearing to be published, at least twice, in a daily paper of general circulation, and said notice shall state the nature of the improvement and that it is proposed to levy an assessment upon the land in the assessment district. At least ten days prior to such hearing the City Clerk shall notify property owners within the assessment district of said hearing by first class mail sent to them at the address appearing on the most recent tax rolls of the City of Detroit. (Ord. No. 67-H, § 1, 10-8-75) 140.0600. When all assessments have been collected the City Council shall notify the appointed designer to proceed with the preparation of the improvement plan and cost estimate and submit same to the Community and Economic Development Department who shall, in conjunction with petitioners, investigate the practicality and feasibility of the proposed improvements and report to the City Council their recommendation regarding the acceptability of the project and what portion of the cost thereof, if any, should be paid by the city. If the City Council approves the plans and cost estimate, they shall forward them to the Board of Assessors and request that office to prepare a benefitted district and a tentative special assessment roll to pay for the improvements proposed. The Board of As- (Ord. No. 67-H, § 1, 10-8-75) 140.0900. At the public hearing, or at any adjournments thereof, the City Council may, by resolution, either rescind their previous action 172 ' �I I I I I I I II DETROIT ZONING ORDINANCE § 140.0000 sufficient funds to defray the city's portion of the improvement, and the assessable cost of the improvement shall be paid by the City Treasurer out of funds collected in advance through the tentative special assessment roll herein mentioned. The balance, if any, shall be paid from a revolving fund to be created by the City Council. which established the Development Improvement Area, or confirm or adjust the Development Improvement Area and the tentative special assessment roll. If the Development Improvement Area and assessment roll are confirmed, the City Council shall: 140.0901. Transmit the assessment roll to the City Treasurer who shall proceed to collect in advance ten (10) percent or more of the assessable cost of the proposed improvements, provided, howev~r, that the City Treasurer shall not accept from any person more than the· total amount shown on the assessment roll against the property actually owned by such person. If ten (10) percent is not paid within sixty (60) days after receipt of the assessment roll, then the City Treasurer shall report the deficiency to the City Council. The City Council may then order the improvement cancelled and the deposits refunded. If ten (10) percent or more 6f the assessable cost is collected by the City Treasurer within sixty (60) days after receipt of the assessment roll, he shall notify City Council to that effect. (Ord. No. 67-H, § 1, 10-8-75) 140.1100. Upon completion and acceptance of the improvements by the City Council, the appropriate city office shall certify the cost of said improvement to the Board of Assessors who shall then prepare a regular special assessment roll for said improvement as provided for in Article 8, Chapter 6 of the Charter of the City of Detroit, as amended. The completed regular special assessment roll shall be confirmed by City Council and transmitted to the City Treasurer for collection in one or more but not to exceed ten annual installments. 140.0902. Transmit a copy of the proposed improvement plan to the Buildings and Safety Engineering Department and to any other affected department, board, or commission, and they shall not issue or approve any permits for external construction, of any type, within such Development Improvement Area unless the proposed construction is in conformance with the plans and specifications as adopted by the City Council, nor shall any specification as adopted by the Cily Council nor shall any City department engage in works or activities which are not in accord with such plans and specifications. Upon receipt of the above mentioned regular special assessment roll, the City Treasurer shall apply all monies collected upon the tentative special assessment roll to the regular special assessment roll and shall proceed with the collection of the assessments as provided in Article 8, Chapter 6 of the Charter of the City of Detroit, as amended. (Ord. No. 834-G, § 1, 6-26-73; Ord. No. 67-H, (Ord. No. 834-G, § 1, 6-26-73; Ord. No. 67-H, § 1, 10-8-75) In the event any person has paid more than his share of the total cost of the improvement as provided in the regular special assessment roll, the City Treasurer shall certify such overpayment to the City Council who shall direct a refund of such overpayment. § 1, 10-8-75) 140.1000. Ordinance 171-D, as amended, is hereby repealed and all ordinances or parts of ordinances in conflict herewith are hereby repealed only to the extent necessary to give this ordinance full force and effect. The City Council may then, by resolution, order the improvements made through the appropriate city offices. If the improvement is so ordered, the City Council shall appropriate 173 �I DETROIT, MICHIGAN § 140.0000 (JCC p. 2809-2973, Dec. 5, 1967) Passed November 19, 1968 Approved November 22, 1968 Published November 27, 28, 29, 1968 Effective December 22, 1968 City Clerk THOMAS D. LEADBETTER, 174 I �I II DETROIT ZONING ORDINANCE •II II II xv ARTICLE XV. ZONING MAPS* I II II Art. -· ROAD [l~T 72 63 64 61 18 t AVE ~ ~ 11: .-• 0 ~ 0 "'a: OEAAIOAN TWP. CITY OF DEARBORN CITY 0, IIIIELVN>ALE CITY 0, LNCCLN •Editor's note-On the following pages, maps of zoning districts have been reproduced for the convenience of the use of this Code. The ordinances listed in parentheses at the bottom of individual maps denote amendments to those maps. The official copies of these maps may be viewed in the city's zoning code offices. Supp. No. 2 175 �Art. xv DETROIT, MICHIGAN 0 1 (Ord. No. 394-G, § 1, 11-26-68~ Ord. No. 419-G, § 1, 4-1-69; Ord. No. 453-G, § 1, 7-8-69; Ord. No. 673-G, § 1, 3-21-72; Ord. No. 152-H, § 1, 9-29-76) . Supp. No. 2 176 I I �II II II Art. DETROIT ZONING ORDINANCE II xv R& \R a R3 II II II R!> 0 ◄ ~ ~3 : R!> ":,z « R6 0 z ◄ ~ B~ @ ,J) a R6 p C' GRANO T NK RR. M4 JL_ M4 R/V£R _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 2 (Ord. No. 621-G, § 1, 9-21-71; Ord. No. 685-G, § 1, 5-2-72; Ord. No. 732-G, § 1, 9-26-72; Ord. No. 17-H, § 1, 1-10-75; Ord. No. 197-H, § 1, 7-27-77; Ord. No. 249-H, § 1, 5-22-78; Ord. No. 446-H, § 1, 5-27-81) Supp.No.4 177 -- - ------ �Art. xv DETROIT, MICHIGAN I I I -, (Ord. No. 462-G, § 1, 9-9-69; Ord. No. 473-G, § 1, 11-5-69; Ord. No. 653-G, § 1, 2-1-72; Ord. No. 697-G, § 1, 6-13-72; Ord. No. 850-G, § 1, 9-4-73; Ord. No. 58-H, § 1, 9-10-75; Ord. No. 152-H, § 1, 9-26-76; Ord. No. 520-H, § 1, 10-20-82) Supp.No.4 178 �I II II DETROIT ZONING ORDINANCE Art. xv ii II (Ord. No. 439-G, § 1, 6-10-69; Ord. No. 481-G, § 1, 12-16-69; Ord. No. 711-G, § 1, 7-18-72; Ord. No. 804-G, § 1, 3-6-73; Ord. No. 13-H, § 1, 12-9-74; Ord. No. 457-H, § 1, 7-15-81; Ord. No. 463-H, § 1, 8-5-81; Ord. No. 526-H, § 1, 10-20-82) Supp.No.4 179 �I Art. xv DETROIT, MICHIGAN (Ord. No. 479-G, § 1, 12-16-69; Ord. No. 606-G, § 1, 8-10-71; Ord. No. 693-G, § 1, 5-30-72; Ord. No. 770-G, § 1, 11-8-72; Ord. No. 833-G, § 1, 6-26-73) Supp.No.4 180 �I I DETROrI' 7DNING ORDINANCE Art. xv (Ord. No. 422-G, I 1, 4-8-69; Ord. No. 686-G, I I, 4-27-71; Ord. No. 850-G, 11, 1-26-72; Ord. No. 771-G, § 1, 11-8-72; Ord. No. 845-G, § 1, 8-21-73; Ord. No. 902-G, § 1, 5-21-74; Ord. No. 463-H, § 1, 8-5-81) Supp.No.4 181 �Art. xv DETROIT, MICHIGAN I I I ,, 9 (Ord. No. 693-G, § 1, 5-30-72; Ord. No. 713-G, § 1, 7-21-72; Ord. No. 775-G, § 1, 11-21-72; Ord. No. 837-G, § 1, 7-3-73; Ord. No. 261-H, § 1, 6-7-78; Ord. No. 358-H, § 1, 12-5-79; Ord. No. 366-H, § 1, 12-12-79; Ord. No. 498-H, § 1, 4-28-82) Supp.No.4 182 �I I DETROIT ZONING ORDINANCE Art. 8 (Ord. No. 576-G, § 1, 3-30-71; Ord. No. 717-G, § 1, 8-8-72) Supp.No.3 183 xv �Art. xv DETROIT, MICHIGAN (Ord. No. 837-G, § 1, 7-3-73) Supp.No.3 184 I �I I ArLXV DETROIT ZONING ORDINANCE I I I I I I I I I ~ v ----......_ t (. t I r t( 1 ~ 0 )' I- G 0 1114 '1 ~ t ( II'. II II II II ~ \) I- i: M4 ( I z Q I, 0 )- I- 0 M4 .. M<I G 10 (Ord. No. 661-G, § 1, 2-22--72) Supp. No. 4 186 10 �Art. xv DETROIT, MICHIGAN L I ( R6 I I R2 I R6 R6 PO 0 CL R2 R2 ·1 M:2 PO Q Q, R:2 .. ...... ..... 1: "T'T I!. R6 Pl) PD M4 PD II ti (Ord. No.Ord. 735-G, 1, 10-3-72; Ord. No. 22-H, § 1, 2-5-75; Ord. No. 61-H, § 1, 10-1-75; Ord. No. 508-H, § 1, 6-23-82; No. §512-H, § 1, 9-15-82) Supp.No.4 186 �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I I - (Ord. No. 427-G, § 1, 4-29-69; Ord. No. 517-G, § 1, 6-23-70; Ord. No. 570-G, § 1, 2-16-71; Ord. No. 657-G, § 1,; Ord. No. 22-H, § 1, 2-15-75) Supp.No.a 187 �Art. xv DETROIT, MICHIGAN I I (Ord. No. 516-G, § 1, 6-23-70) Supp.No.a 188 �I J DETROIT ZONING ORDINANCE Art. I I I I I I I I CITY or= ~AMTRAMCK C l ~y 0 , ffA,,,.,,,.~A,-,<:< c, ;y-_, o;r;orr ., M4 M4 l "4 · - •.4 8 M4 M4 14 t4 (Ord. No. 434-H, § 1, 4-15-81) Supp. No. 3 189 xv �Art. xv I I DETROIT, MICHIGAN I ~ I I I I 15-A 15-A I ;.: R LJ -ACZC 17 3 ~~~ ~.......... 1 - -- . [j[ ~~ ~ ~-- ~ -§Atgii I R2 R2 ...... Ne,__,,. RI I y,,..,.µ; LJ i~ '~ ~.,,.,.......\ .. " " xe~~ ::J \ N "' a: ~Q~ rJ -- i "' "' a: e, I uu H« _·~ _ _"'¾"' _• __"'1"' -~ _ ~ "' lit: LJ _• C >- -[ "'a: a: , ~A~~=,,_,,#i,,,r-=_=-.....J:!...,j,~ I ii: ~ii: ii a: ii: R2 fi;iii;i~~== ~ l~ wJ Cw ii: Cw 84 : I \ , , ~ ~ ~~ ~ i - - - - - - CITV OF HIGHLAND ""RK 15 ~ 15-A ii: ii ii ii: G ~: ii: ii: ii: - C 1847 f"«l ~ [E) --.m;.~.=-~~~-I G r 15 (Ord. No. 543-G, § 1, 10-20-70; Ord. No. 865-G, § 1, 11-27-73) Supp. No.3 190 �I f DETROIT ZONING ORDINANCE I I I I I I I I II '- (Ord. No. 164-H, § 1, 11-10-76) , 191 Art. xv �Art. xv DETROIT, MICHIGAN - ' - I ,-. I I I (Ord. No. 460-G, § 1, 9-9-69) 192 �f f DETROIT ZONING ORDINANCE I I I I I I I I ' ' ' ' (Ord~ No. 476-G, § 1, 11-25-69) Supp. No.a 193 Art. xv �~ Art. xv DETROIT, MICHIGAN I I 81 I I ' 1 (Ord. No. 477-G, § 1, 11-25-69; Ord. No. 431-H, § 1, 3-18-81) Supp.No.3 194 �Art. DETROIT ZONING ORDINANCE ..J I -,:,0,.,. C-Y· l[l&H'T 11 MILi[ QOAO I I I I I I '196 I '----- xv �~ Art. xv DETROIT, MICHIGAN •I ~ I I J I 196 �Art. XV DETROIT ZONING ORDINANCE RI I I ii: II II -1 ;; ;a ~ . .. rn ix ii: ii: - 4 ) ~ ix ~~<' J ~ •' Q,~ ~ ~ ~ \ ., r 1 \ ~ . ~6~ ~\ ~ ~\ ' ~~, ~ ~~ \ {, ~\ ~\ •'• \ ; I 1 ,.,:e ~\ .... \ .,,. _c,,. ......... ~.~ ~~, ,,,. . ..,,.... ~~ ~~ .,•-· ~\ J '• ~\ ~\ "'-0 ~\ ~ L \ ~\ ~ ~~ ~ - ~ 1 ® k d. ~ ?'-< 1' : " •" . ~" -l - - ' • • • ·: -~i rn_a: ~- ii: ix a: - ( ii: • - •- i ~ ~ ~~~~ • ~ i,~~ } ix I a: ii: I I II II II ~ _ _ a: I I L___)L..JL__ILJ RI RI ~LlR2 : @ ...,.~·/ ..,,.,./ ~~(, J J ~~~~~~ o.,,t." o•'"• • I l RI 'vl 22 2 197 �xv Art. DETROIT, MICHIGAN ~ I ...L I I I 112 I 112 I tU z 114 J . .. 't M4 :I I " ~ ii! l,l:s &~ RI I & ,I Rt t R . V ·=== I 24 23 . (Ord. No. 620-G, § 1, 9-21-71) 198 �r r DETROIT ZONINGORDINANCE ' I I I I I I '' 'Supp.No.a 199 Art. xv �I Art. xv DETROIT, MICHIGAN M2 RI ~....~ ,,p.t. ...,.,,. ,.-(-.."'....~► M2 ® @ 25 '25 (Ord. No. 395-G, § 1, 11-26-68; Ord. No. 423-G, § 1, 4-15-69; Ord. No. 885-G, § 1, 2-12-74) Supp.No.a 200 �f r DETROrr WNING ORDINANCE ~ I 1· @ Art.. @ _J,__,<--.J,__., ~ CE ~~',-,;,/,---JL..J:; ... .,~.. ~ :, '" I I I I I I J • '. . J '. ' • ' ll ·~ r;,"', ~ ~!~ · . ' ~• : ' cn:::J~ - •~ ~ .. wu•. S" ~ ' " . I • ~~=:;;;J-: , '-', ' 'iitJ:•, ~ c;,,;., ,w:n,,r----1 .--=- ~__J I ~==:~===:== , ·~:: . . ~-. ~ . ! .. ~~/.'\. ,,,} c::=~~;;- : "'" \ ., . ' ?/{ ~~-"'--__J/ .c.==::::!!!:j;: ~~~~-~.c =:E -_--~_,5-',••j~;,,< ' --~ s.-• ~_:=;:ii:=::.-=-L_-_-~_; ::J••,..-,_--::; = ~=-= - !::=_=-~_,=-' ~__. [ II:-=;:_-~,=-====~-~=~--~:-~_,~,--~ --_-=:al==== o,< ~ "'"\ ,,- Supp.No.3 201 ( r'' xv �.1 Art. xv l DETROIT, MICHIGAN 1 ~ I (Ord. No. 842-G, I 1, 8-7-73; Ord. No. 889-G, § 1, 4-10-74; Ord. No. 345-H, § 1, 9-27-79) Supp.No.3 202 27 �r r Art. DETROIT ZONING ORDINANCE xv I I I I I I I e / ( Z.7 ... 4 'II J~n. •rm~l• II - ~rn 28 ® (Ord. No. 440-G, § 1, 6-17-69; Ord. No. 651-G, § l, 1-25-72) Supp.No.a 203 26 �Art. xv DBTROrr, MICHIGAN I I I ~ .29 (Ord. No. 466-G, I 1, 9-23-89; Ord. No. 603-G, I 1, 8-3-71; Ord. No. 333-H, § 1, 7-11-79; Ord. No. 351-H, § 1, 10-17-79; Ord. No. 394-H, § 1, 6-4-80) Supp.No.a 204 �DETROIT ZONING ORDINANCE r Art. xv I I I I I I I 'II II II 3Q 30 (Ord. No. 564-G, I 1, 1-19-71; Ord. No. 651-G, I 1, 1-26-72; Ord. No. 789-G, I 1, 1-16-73; Ord. No. 167-H, 11, 11-24-76; Ord. No. 334-H, 11, 7-11-79) Supp.No.3 205 �Art. xv DETROrr, MICHIGAN I I M4 M4 I M4 I I M4 M4 M4 f 31 3t I 1, 3-26-69; Ord. No. 696-G, § 1, 6-13-72; Ord. No. 739-G, § 1, 10-12-72; Ord. No. 907-G, § 1, 6-18-74; Ord. No. 3-H, § 1, 8-16-74; Ord. No. 313-H, § 1, 2-28-79; Ord. No. 430-H, § 1, 3-11-81) (Ord. No. 416-G, Supp.No.3 206 �r Art. DETROIT ZONING ORDINANCE I I I ... ;;,- ~ I- I I I I I '"-2 M4 NN a: a: ., ., ., 2 2 :I Ii m·1 a: ffi ~LJ ·.1 2 :I 2 M4 I ' 32 Supp.No.a 207 xv �. Art. xv DETROIT, MICHIGAN " II I I I I I I I (Ord. No. 604-G, § 1, 8-3-71; Ord. No. 474-H, § 1, 10-21-81) Supp.No.3 208 �DETROIT ZONING ORDINANCE ' I I I I I I I I -II II II Supp. No. 2 209 Art. xv �Art. xv DETROIT' MICHIGAN II I • I I I I I (Ord. No. 670-G , § 1, 3-14-72) . Supp. No. 2 210 �I I I DETROIT ZONING ORDINANCE I I I I I I I -II - (Ord. No. 475-G, § 1, ll-25-69) Supp. No. 2 211 An.XV �II Art. xv II I DETROIT, MICHIGAN 1 I I @ I I I I ' i (Ord. No. 637-G, § 1, 10-13-70; Ord. No. 344-H, § 1, 9-26-79) Supp. No. 2 212 �DETROIT ZONING ORDINANCE ' I I I I I I I I I I I I 38 (Ord. No. 1-H. § 1. 7-24-74) Supp. No. 2- 213 Art. xv �An.XV DBTROff, MICHIGAN I / I I I I ' 'I' .;'f !' o' ,./ ...., ' I . -- -- .. __ ______ __________________ 39 .,.._ __,, (Ord. No. 441-G, § 1, 6-17-69; Ord. No. 557-G, § 1, 12-22-70; Ord. No. 692-G, § 1, 5-30-72; Ord. No. 725-G, § 1, 8-29-72; Ord. No. 399-H, § 1, 7-23-80; Ord. No. 403-H, § 1, 9-17-80) Supp. No. 2 214 �l I I DETROIT ZONING ORDINANCE Art. xv I I I I 40 (Ord. No. 426-G, § 1, 4-22-69; Ord. No. 14-H, § 1, 12-18-74) Supp.No.3 215 �Art. xv DETROIT, MICHIGAN I I I I ' 1 e (Ord. No. 444-H, § 1, 5-27-81) Supp.No.a 218 �r DETROIT ZONING ORDINANCE Art. xv I I I I I I I f ' ' ' ' 42 (Ord. No. 483-G, § 1, 12-30-69;Ord. No. 558-G, § 1, 12-22-70;Ord. No. 584-G, § 1, 4-20-71; Ord. No. 529-H, § 1, 11-10-82) Supp.No.4 . 217 . �Art. xv -I DETROIT, MICHIGAN I I I I I ' 43 (Ord. No. 612-G, § 1, 8-24-71; Ord. No. 655-G, § 1, 2-1-72; Ord. No. 899-G, § 1, 5-7-74; Ord. No, 86-H, § 1, 2-25-76) Supp.No.4 218. I �r DETROIT ZONING ORDINANCE Art. xv I I I I I I I I I '' 44 (Ord. No. 595-G, § 1, 6-8-71; Ord. No. 611-G, § 1, 8-24-71; Ord. No. 734-G, § 1, 10-3-72; Ord. No. 778-G, § 1, 12-5-72; Ord. No. 900-G, § 1, 5-7-74; Ord. No. 355-H, § 1, 11-14-79; Ord. No. 409-11 § 1, 11-5-80) Supp. No. 2 219 II �Art. xv DETROIT, MICHIGAN I I I I I 45 (Ord. No. 485-G, § 1, 1-30-70; Ord. No. 598-G, § 1, 6-22-71; Ord. No. 612-G, § 1, 8-24-71; Ord. No. 898-G, § 1, 5-7-74) Supp. No. 2 220 I �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I - (Ord. No. 486-G, § 1, 1-13-70; Ord. No. 563-G, § 1, 1-19-71; Ord. No. 574-G, § 1, 3-2-71; Ord. No. 578-G, § 1, 3-30-71; Ord. No. 787-G, § 1, 1-5-73; Ord. No. 837, § 1, 7-3-73; Ord. No. 922-G, § 1, 7-2-74; Ord. No. 358-H, § 1, 12-5-79) Supp. No. 2 221 �.. II II DBTROrl', MICHIGAN Art.XV I I I I ' 47 v1 1-1t) 47 (Ord. No. 660-G, § 1, 11-4-70; Ord. No. 763-G, § 1, 10-31-72) · Supp.No. 2 222 �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I II II 48 48 (Ord. No. 837-G, § 1, 7-3-73; Ord. No. 243-H, § 1, 4-12-78) Supp.No.3 228 �,. II • DETROIT, MICHIGAN An.XV ;nm;~~ _ ____, ~'==== RZ R2 R2 I L iC C C r=;;:;::J.::::;~~~ C. R2 RZ ~~~_.l._JL.j --"-"-----1..<:.---..J "' ~v I I I !/ 4-/·G-J; ,,(~rr-- ~ .-£1, ~~ .L.. 112 _ _ _ _F_1_sH-E--:-'R M4 ~4 /_ ~~ _ // / ~L ~ .. I>.. '14 ~~ 8 . ® l ~~~ ~.,____ '" I ., I~~~==~ l~r~~~~===:.=:.=:.~ ~ "°""""' - M4 'f I 49 I I 49 (Ord. No. 466-G, I 1, 7-29-69; Ord. No. 468-G, I 1, 8-26-69) Supp.No.a 224 �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I ' '- (Ord. No. 420-G, § 1, 4-1-69; Ord. No. 468-G, § 1, 10-14-69; Ord. No. 649-G,§ 1, 1-18-72; Ord.No. 854-G, § 1, 10-2-73; Ord. No. 422-H, § 1, 1-14-81; Ord. No. 518-H, § 1, 10-13-82) Supp.No.4 225 �Art. I I I DETROIT, MICHIGAN xv I I I ~cu,- .-. 114 RI I II RI RI For:,,,- II II 114 II RI 11 '" RI -s... 11 I: 14 RI I~!:§~ II Bl ' II :: II RI RI RI RI RI RI RI RI I I RI Rt I I RI '"RI --J.'-- 51 (Ord. No. 731-G, § 1, 9-26-72) Supp.No., 226 IC IC E c 1 �DETROIT ZONING ORDINANCE Art. xv ~\~ ½ I I ' ~ ~~ / I I I I I I -- ~ } / =~,,...,....-7~ :5.~ M4~ _/{?~ ~~-f'" .. ~ r M5 ® I ' '- S? S?. (Ord. No. 456-G, § 1, 8-5-69; Ord. No. 729-G, § 1, 9-19-72; Ord. No. 737-G, § 1, 10-10-72; Ord. No. 221-H, § 1, 12-14-77) 227 �., Art. xv DETROIT, MICHIGAN I I I ' S3 53 (Ord. No. 645-G, § 1, 1-11-72; Ord. No. 714-G, § 1, 7-28-72) 228 �I I DETROIT ZONING ORDINANCE I I I I I I I I - 54 (Ord. No. 464-G, § 1, 9-23-69; Ord. No. 581-G, § 1, 4-6-71; Ord. No. 691-G, § 1, 5-30-72) 229 Art. xv �Art. xv DETROIT, MICHIGAN I I I I r rt 0 ID rt < D II/ . 0 ► ,tp .. ,. I- ... u ,__ , - - 55 55 (Ord. No. 413-G, § 1, 3-4-69) 230 �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I I I I I 56 56 (Ord. No. 457-G, § 1, 8-12-69; Ord. No. 522-G, § 1, 8-18-70; Ord. No. 613-G, § 1, 9-7-71; Ord. No. 762-G, § 1, 10-31-72; Ord. No. 451-H, § 1, 7-8-81) Supp.No.3 231 �Art. xv DETROIT, MICHIGAN I I I ' - (Ord. No. 470-G, § 1, 10-21-69; Ord. No. 566-G, § 1, 1-26-71; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 769-G, § 1, 11-8-72) Supp.No.3 232 �I I DETROIT WNING ORDINANCE Art. xv I I I I I I I I I II II - J 4-7 48 58 (Ord. No. 593-G, § 1, 5-25-71; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 326-H, § 1,, 5-23-79) Supp. No. 2 233 �I Art. XV DETROIT, MICHIGAN (Ord. No. 502-G, § 1, 5-5-70; Ord. No. 566-G, § 1, 1-26-71; Ord. No. 628-G, § 1, 10-19-71) Supp. No. 2 �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I I -IL. -II so (Ord. No. 597-G, § 1, 6-8-71; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 728-G, § 1, 9-12-72) 235 �Art. xv DETROIT, MICHIGAN (Ord. No. 503- G , § 1, 5 -5-70·' Ord. No. 628-G, § 1, 10-19-71; Ord. No. 8-H, § 1, 10-9-74) 236 �I I DETROIT ZONING ORDINANCE Art. I ~ I I I I I RI RI AVE IT RI RI ; I \\_ \____j R5 RI 1)~ IR1\~ RI l R E.IGHT MILf. ' 84 84 ~ R2 ~;:rn ~!I R2 2 2 RI 'I:84 R2 ::Zq AM,!OA R~ ~ Ro"'o R2 84 RI RI 84 RI RI RI RI 84 RI 11 I I I RI nrr,-:'"'C-..,<1. . . . .,,"l"\\----:::-:----~R~1_ _ _ _~s:~v~e~N.___ 1 __.'::'.':~IL~E'--- " f R2 f L)3CM;ooo IC a-4 CAO ~ RI RI R RI C \ 62 (Ord. No. 628-G, § 1, 10-19-71) Supp.No.3 237 xv �f 1 c,.) -?0 z ~ 6) OJ ~ ® ? 01 ~ FIi I 1 9 AVf! :---, 1 iTAHiL JN ctn !'""' 01 I ~ 00 I -J :-: 0 ?z ? c,) ~ ~ ~ 9 ctn ~ ~ 0I ~ C0 I -J J ja1 =: "---z:mr--- RI f , 00 I n• MM/5Ci =~~-tE~~-,:_;::;;-::-'---:~ ::::: ® J] Qj.v =~:11 ::t---~ ~~ JI-. ;11 ;;~~;;;2 .~.-:=_-:=::=_ I.] .- .---=-,,< r---,- RI - :11 n re § = ~ ·1 § §1I RI ~ _ _ _ _....... _ _ _-, ..uir-1 RI ...~ 7 ~ IR'18 . 1 Bl :==~~-~---1 ~ i;i RI RI RI RI RI 7 tiii7 L..!!!..:Jt.J I RI ~ IIDEXS':=: ::=:iqi;:c:::~ RI tj ,.___,.-;;,-,,.,.,-, ~====~~-=--::;:::::::::; .--------,::-,-----, '!! RI Qv ~~ RI L____ ~ j~~rn§~I a1 RI 'c::!!:J~~ !=~==3!:n:~m~~==~::::;TI...=-7-i.i!':,~=-=; [__ R, - .------., -i_ ~==>---, J J, I j ..-==~----. ~-'-==---, AV RI r--::-----, I I--'-'-'-'--! R_1~ . RI a~o~ '~==~mim_,rn_,. __m_1i:_~•~;~===*3 ~==:::; =3F3 I 1§~~::!.lm!~~!=r~~~~~~~ :;:=. .~ _JrnJI ~UL] jilJ RI ( ~m0£] @:;: RI § Ill m~R~1 ~I RI < j Rt _ Ni f Glltl!.ENl=IELO., R2 1>n . RI "' I f lRI• I RI J.,......,=.u:::::.....:i t , " • ► 1· iit • ol ~o~l!lc:]j RI ~gJljCLJ ~11r:;=i'[!;~ §RR I -,1~1 RI J~~ ~ (;lffl, j i , ----, , , , r 0 r:;i~ , "' ":,ER ' 10~~1 R1 :•:7 : ' ~~~§ §~~~~~~,~;;;~l;;2~;;;!;~,~~:z;:::=~===~n~m~V'.0~=:R~1 =:::::: ~J~Q~Q(=:ii -~ (JI A• I tJ ~~~~F..:J~~=:::1 : -= ;;;;~~~~ ~ i;-i :r : I ~_ 8I 1:1 . 1-------i RI °' -----t 1-------i J, £;;~;;;; ::2: ;;;~~ ]JII..__,_,.._. t------:::--'-----1 t::.::-r~;;=:'l ::.• :~ ~ lJi=w::::::J ....."""'-',.....,,,..... ~~::z.tt' .::_~ RI ~!!:Blrnl~ .._______ c~ I..J..2!.._J :=t:IBm~ :=:~ 1:1CE:J ~ c....&___J ~ ~c::::li:J ...-,.,:,.,,..; ~ ~ l.:C!D 2: ~moo~ ~ ..~:~:~::: 1~1-~ =j 'J~~~E~:!!~ ::======~ t J ~ ~~~=-":.-:::.=-:: ~ 1f ~ i ; ; i ~ ,....... 7::: r---::-:-~....... ~ II ~ §88 :11 EE :11 ~ ~I :: :~~ ~ ~ - r;c_,i~ RI ,-x, r= <6C.LJ ~ c_.;-;;J,!~:\--- J E3 '-1!:irn:~n: ~-= ·~PE=r~-~~~~ Bd ~ ..==-===-===-:::=□ n• { r : ' AVE RZ ~. ·- ~ . rm·,.. r::l All C~MRd RI I :,~ ~•o(>Q]~ c~~ ~ ,..----,r, '@ ~ ~ I 1 "'' ' I L..!!!.....-.1 ~"' , R2 ~l!L.0 ~ I AVE 1 . G,R'EE~ . ...? ;t;o~·.. ,.,.. .,. AVE r ~ ) �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I I I - II (Ord. No. 504-G, § 1, 5-5-70; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 727-G, § 1, 9-5-72; Ord. No. 8-H, § 1, 10-9-74; Ord. No. 70-H, § 1, 10-15-75) Supp.No.3 239 �I Art. xv I DETROIT, MICHIGAN I J w..J l \._J L......l Yu'"'~ L.....Ji~ 1--J u RI ii? ii:ii: ii: 2C!!J[EJ~B 2 8 t I 8 [!!]CiIJ ill] 0: ~~,......,_,~ ji ii: "'I 'It >E) ii: ir ir ~ 2 ... G5 . @ rn r, . --, 11 , . - --, r 65 (Ord. No. 628-G, § 1, 10-19-71; Ord. No. 652-G, § 1, 1-25-72; Ord. No. 113-H, § 1, 5-5-76; Ord. No. 149-H, § 1, 9-22-76; Ord. No. 274-H, § 1, 8-2-78; Ord. No. 274-H, § 1, 8-2-78; Ord. No. 456-H, § 1, 7-15-81) Supp.No.3 �I I I DETROIT ZONING ORDINANCE I I I I I I I I - (Ord. No. 505-G, § 1, 5-5-70; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 433-H, § 1, 4-1-81) Supp.No.3 241 Art. xv �Art. xv DETROIT, MICHIGAN I I I "I I J .I (Ord. No. 607-G, § l, 8-10-71; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 113-H, § 1, 5-5-76) Supp.No.3 242 �r DETROIT ZONING ORDINANCE Art. xv f I I I I I I I I I I I (Ord. No. 614-G, § 1, 9-7-71; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 461-H, § 1, 8-5-81; Ord. No. 533-H, § 1, 12-15-82) Supp.No.4 243 �I Art. xv I DETROrr, MICHIGAN I tit ' r 69 (Ord. No. 404-G, § 1, 2-11-69; Ord. No. 677-G, § 1, 4-4-72) Supp.No.4 244 69 �DETROIT ZONING ORDINANCE r t I I I I I I I I I I (Ord. No. 151-H, § 1, 9-24-76) -J I Supp.No. 2 Art. xv �I Art. xv I 1 DETROIT, MICHIGAN --- '-....,__ _ _. ! B S M & . . . I I I I N T ' I I C C - - - - - - - - - ~[_ - RI -· ; ~= RI I : I ii: a: cc a: ~ii:~ a:« RI 11_ ;~ . @ "~ - l a: 0 ~ I JC ii: ~ i f ~JH' - «a: - ~~~~ - - - 1- - - - a:a: a:a: a:a: a::a: - - I a: a:: cc 0 ]oc«•7 "' , 71 71 (Ord. No. 478-G, § 1, 12-9-69; Ord. No. 490-G, § 1, 2-3-70; Ord. No. 509-G, § 1, 5-19-70; Ord. No. 560-G, § 1, 1-5-71; Ord. No. 656-G, § 1, 2-8-72) Supp. No. 2 246 l �r DETROIT 7,0NING ORDINANCE Art. I I I RI I I I I I I I RI 0:: ' ii: ir ir;. l . I ir ii: iii: ii: a: - 72 72 (Ord. No. 675-G, § 1, 3-28-72; Ord. No. 419-H, § 1, 12-10-80) Supp.No.3 247 xv �I Art. xv I DETROIT, MICHIGAN j ~ I ® RI JJIBffi~EE~~~:-~--~=:=: :it ~~!_ .~.1:.1 ,~ ~~ .. " ~t '--'-'-'----1D---,,~~~ ill - 0 Jmrn . · · · -~, -ih·r:i~i~~:inr SE . L BGG~ · .. ·Bi;~m[JG ·· ~ [ ~~~~oo~,~~mn~~l~B~~B~[ n~ ~ ·i™~~i~ffi1nm~ ~~oooor 1 13 ""'"" .-+---~ ~ -. -~~~ ~~~~BBW~~B~~~B [ ------ ~~...~.... 84 nn n 84 CEJ O!!J cm c::- , 73 (Ord. No. 598-G, I 1, 8-8-71; Ord. No. 122-H, I 1, 8-9-78; Ord. No. 331-H, I 1, 6-27-79; Ord. No. 370-H, I 1, 1-30-80) Supp.No.a 248 �DETROIT ZONING ORDINANCE Art. xv r I I I I I I I I I I I 74 (Ord. No. 567-G, § 1, 2-2-71; Ord. No. 635-G, § 1, 12-7-71; Ord. No. 660-G, § 1, 2-22-71; Ord. No. 700-G, § 1, 6-22-72) Supp. No. 2 249 �- J Art. xv DETROIT, MICHIGAN f (Ord. No. 525-G, § 1, 8-25-70; Ord. No. 371-H, § 1, 1-30-80; Ord. No. 372-H, § 1, 1-30-80) Supp. No. 2 250 �DETROIT ZONING ORDINANCE r Art. xv I I I I I I I I I ,6 I (Ord. No. 74-H, 11, 12-12-75; Ord. No. 371-H, I 1, 1-30-80) Supp.No.4 251 �Art. xv ' DBTROrr. MICHIGAN ... ~ t . i I I,. PARK ' DOV11't_ PR () ~ ' Q • l,j <,t RI ' ~__.. ';:::=~~=========~~===~ .,, ,, (Ord. No. 159-H, § 1, 10-18-76; Ord. No. 189-H, § 1, 6-2-77; Ord. No. 375-H, § 1, 1-30-80; Ord. No. 443-H, § 1, 5-20-81; Ord. No. 448-H, § 1, 6-24-81; Ord. No. 484-H, § 1, 2-10-82) Supp.No.4 252 �DETROIT ZONING ORDINANCE Art. XV I ~ I I I I I I I I I 18 18 (Ord. No. 472-G, § 1, 11-5-69; Ord. No. 777-G, § 1, 12-1-72; Ord. No. 159-H, § 1, 10-18-76; Ord. No. 189-H, § 1, 6-2-77; Ord. No. 375-H, § 1, 1-30-80) [The nut pap ia 303) Supp. No. 2 253 �APPENDIX A THE ZONING ENABLING ACT OF MICHIGAN ACT 207 OF THE PUBLIC ACTS OF 1921 AS AMENDED* I I I I I I I I I ' AN ACT to provide for the establishment in cities and villages of districts or zones within which the use of land and structures, the height, the area, the size and location of buildings may be regulated by ordinance, and within which districts regulations shall be established for the light and ventilation of such buildings, and within which districts or zones the density of population may be regulated by ordinance; (to provide by ordinance for the acquisition by purchase, condemnation or otherwise of private property which does not conform to the regulations and restrictions of the various zones or districts so provided); to provide for the administering of this act; to provide for amendments, supplements or changes hereto; to provide for conflict with the state housing code or other acts, ordinances or regulations; to provide penalties for the violation of the terms hereof and to give immediate effect hereto. THE PEOPLE OF THE STATE OF MICH-' IGANENACT: 125.581 [ MSA 5.2931] Uses of land and structures; regulation by local bodies. Section 1. (1) The legislative body of a city or village may regulate and restrict the use of land and structures; to meet the needs of the state's residents for food, fiber, energy and other natural resources, places of residense, recreation, industry, trade, service, and other uses of land; to insure that uses of the land shall be situated in appropriate locations and relationships; to limit the inappropriate overcrowding of land and congestion of population and transportation systems and other public facilities; to facilitate adequate and efficient provision for transportation systems, sewage disposal, water, energy, education, recreation, and other public service and facility needs; and to promote public health, safety, and welfare, and for those purposes may divide a city or village into districts of the number, shape, and area considered best suited to carry out this section. For each of those districts, regulations may be imposed designating the uses for which buildings or structures shall or shall not be erected or altered, and designating the trades, industries, and other land uses or activities that shall be permitted or excluded or subjected to special regulations. Land development regulations and districts. (2) The land development regulations and districts authorized by this act shall be made in accordance with a plan designed to promote and accomplish the objectives of this act. (P.A. of 1978, No. 638) 125.582 [MSA 5.2932] Regulation of buildings; authority to zone. Section 2. To further carry out the objectives of this act, the legislative body of a city or village may regulate and limit the height and bulk of buildings erected, and regulate and determine the area of yards, courts, and other open spaces, and for those purposes divide a city or village into districts of the number, shape, and area considered best suited to carry out the purposes of this section. The regulations shall be uniform for each class of buildings throughout each district, but the regulations in 1 district may differ from those in other districts. (P.A. of 1978, No. 638) 125.583 [MSA 5.2933] Regulation of congested areas. Section 3. (1) To further carry out the objectives of this act, the legislative body of a city or village may limit and restrict the maximum number of families which may be housed in dwellings erected or altered, and for those purposes divide the city or village into districts of the number, shape, and area considered best suited to carry out the purposes of this section. The regulations shall be uniform throughout a specified district, but may differ from the regulations adopted for other districts. *State law reference-Zoning enabling act, MCL 125.581 et seq., MSA 5.2931 et seq. Supp. No. 1 303 �I App. A, § 125.583 DETROIT, MICHIGAN of acqumng private property be paid from general funds, or the cost and expense or a portion thereof be assessed to a special district. The elimination of nonconforming uses and structures in a zoned district as provided in this act is declared to be for a public purpose and for a public use. The legislative body may institute and prosecute proceedings for the condemnation of nonconforming uses and structures under the power of eminent domain in accordance with the provisions of a city or village charter relative to condemnation or in accordance with Act No. 149 of the Public Acts of 1911, as amended, being sections 213.21 to 213.41 of the Michigan Compiled Laws, or any other applicable statute. (P.A. of 1947, No. 272; P.A. of 1978, No. 638) Special programs to achieve specific land management objectives. (2) The legislative body of a city or village may use this act to adopt land development regulations and districts which apply only to land areas and activities which are involved in a special program to achieve specific land management objectives and avert or solve specific land use problems, including the establishment of land development regulations and districts in areas subject to damage from flooding or beach erosion, and for that purpose may divide the city or village into districts of the number, shape, and area best suited to accomplish those objectives. (P.A. of 1978, No. 638) 125.583a [MSA 5.2933(1)] Nonconforming uses and structures. Section 3a. (1) The lawful use of land or a structure exactly as the land or structure existed at the time of the enactment of the ordinance affecting that land or structure, may be continued, except as otherwise provided in this act, although that use or structure does not conform with the ordinance. 125.583b [MSA 5.2933(2)] State licensed residential facility defined. Section 3b. (1) As used in this section, "state licensed residential facility" means a structure constructed for residential purposes that is licensed by the state pursuant to Act No. 287 of the Public Acts of 1972, as amended, being sections 331.681 to 331.694 of the Michigan Compiled Laws, or Act No. 116 of the Public Acts of 1973, as amended, being sections 722.111 to 722.128 of the Michigan Compiled Laws, which provides resident services for 6 or less persons under 24-hour supervision or care for persons in need of that supervision or care. Classes on [of] nonconforming uses and structures. (2) The legislative body may provide by ordinance for the resumption, restoration, reconstruction, extension, or substitution of nonconforming uses or structures upon terms and conditions provided in the ordinance. In establishing terms for the resumption, restoration, reconstruction, extension, or substitution of nonconforming uses or structures, different classes of nonconforming use may be established in the ordinance with different regulations applicable to each class. Consideration as residential use for zoning purposes. (2) In order to implement the policy of this state that persons in need of community residential care shall not be excluded by zoning from the benefits of normal residential surroundings, a state licensed residential facility providing supervision or care, or both, to 6 or less persons shall be considered a residential use of property for the purposes of zoning and a permitted use in all residential zones, including those zoned for single family dwellings, and shall not be subject to a special use or conditional use permit or procedure different from those Acquisition of private property; condemnation. (3) In addition to the power granted in this section, a city or village may require by purchase, condemnation, or otherwise private property or an interest in private property for the removal of nonconforming uses and structures, except that the property shall not be used for public housing. The legislative body may provide that the cost and expense Supp. No. 1 304 II I ._ I I I I I I I I I f �DETROIT ZONING ORDINANCE required for other dwellings of similar density in the same zone. March 31, 1977, or to a residential facility which was in the process of being developed and licensed before March 31, 1977, if approval had been granted by the appropriate local governing body. (P.A. of 1976, No. 396; P.A. of 1977, No. 28) Inapplicability to certain facilities. (3) This section shall not apply to adult foster care facilities licensed by a state agency for care and treatment of persons released from or assigned to adult correctional institutions. I I I I I I I I I I ' I App. A, § 125.584 125.584 [MSA 5.2934) Ordinan.ces, enactment; public hearings, notice; affidavit of mailing. Section 4. (1) The legislative body of a city or village may provide by ordinance for the manner in which regulations and boundaries of districts or zones shall be determined and enforced or amended, supplemented, or changed. At least 1 public hearing shall be held by the commission appointed to recommend zoning regulations, or, if a commission does not exist, by the legislative body before a regulation becomes effective. Not less than 15 days' notice of the time and place of the public hearing shall first be published in an official paper or a paper of general circulation in the city or village, and not less than 15 days' notice of the time and place of the public hearing shall first be given by mail to each public utility company and to each railroad company owning or operating any public utility or railroad within the districts or zones affected that registers its name and mailing address with the city or village clerk for the purpose of receiving the notice. An affidavit of mailing shall be maintained. A hearing shall be granted a person interested at the time and place specified on the notice. Notice from state licensing agency to local officials; notice to residents; restrictions on licensing by state agency; inapplicability of subsection. (4) At least 45 days before licensing a residential facility described in subsection (1), the state licensing agency shall notify the council of the city or village or the designated agency of the city or village where the proposed facility is to be located to review the number of existing or proposed similar state licensed residential facilities whose property lines are within a 1,500 foot radius of the property lines of the location of the applicant. The council of a city or village or an agency of the city or village to which the authority is delegated shall, when a proposed facility is to be located within the city or village, give appropriate notification of the proposal to license the facility to those residents whose property lines are within a 1,500 foot radius of the property lines of the proposed facility. A state licensing agency shall not license a proposed residential facility when another state licensed residential facility exists within the 1,500 foot radius, unless permitted by local zoning ordinances, of the proposed location or when the issuance of the license would substantially contribute to an excessive concentration of state licensed residential facilities within the city or village. In a city with a population of 1,000,000 or more a state licensing agency shall not license a proposed residential facility when another state licensed residential facility exists within a 3,000 foot radius of the proposed location. This subsection shall not apply to state licensed residential facilities caring for 4 or less minors. Commission, appointment; planning commission if existing; reports. (2) The legislative body of a city or village, unless otherwise provided by charter, may appoint a commission to recommend in the first instance the boundaries of districts and appropriate regulations to be enforced in the districts. If a city or village has a planning commission, that commission shall be appointed to perform the duties set forth in this section. The commission shall make a tentative report and hold at least 1 public hearing before submitting its final report to the legislative body. A summary of the comments submitted at the Previously licensed or approved facilities. (5) This section shall not apply to a state licensed residential facility licensed before Supp. No. 1 305 �App. A, § 125.584 DETROIT, MICHIGAN (a) The owners of at least 20% of the area of land included in the proposed change. public hearing shall be transmitted with the report of the commission to the legislative body. The legislative body may hold additional public hearings if it considers it necessary, or as may be required by charter. (b) The owners of at least 20 % of the area of land included within an area extending outward 100 feet from any point on the boundary of the land included in the proposed change. Commission to recommend zoning regulations; procedure. (3) In a city or village having a commission appointed to recommend zoning requirements, the legislative body shall not in the first instance determine the boundaries of districts nor impose regulations until after the final report of the commission, nor shall the ordinance or maps be amended after they are adopted in the first instance until the proposed amendment has been submitted to the commission and it has held at least 1 hearing and made report thereon. In either case the legislative body may adopt the ordinance and maps, with or without amendments, after receipt of the commission's report, or refer the ordinance and maps again to the commission for a further report. Publicly owned land, land area requirements, exclusion. (6) For purposes of subsection (5), publicly owned land shall be excluded in calculating the 20% land area requirement. Notice of adoption, publication, contents. (7) Following adoption of a zoning ordinance and subsequent amendments by the legislative body of a city or village, 1 notice of adoption shall be published in a newspaper of general circulation in the city or village within 15 days after adoption. The notice shall include the following information: (a) In the case of a newly adopted zoning ordinance the following statement: "A zoning ordinance regulating the development and use of land has been adopted by the city (village) council of the city (village) of _ _ _ " Approval of ordinances and maps, amendments; notice. (4) After the ordinance and maps have in the first instance been approved by the legislative body of a city or village, amendments or supplements thereto may be made as provided in this section, except that if an individual property or several adjacent properties are proposed for rezoning, notice of the proposed rezoning and hearing shall be given to the owners of the property in question at least 15 days before the hearing. (b) In the case of an amendment to an existing ordinance, either a summary of the regulatory effect of the amendment including the geographic area affected, or the text of the amendment. (c) The effective date of the ordinance. (d) The place and time where a copy of the ordinance may be purchased or inspected. The filing and publication requirements in this section relating to city and village zoning ordinances supersede charter provisions relating to the filing and publication of city and village ordinances. (P.A. of 1941, No. 306; P.A. of 1976, No. 145; P.A. of 1978, No. 638) Protest petition; amendment, vote; presentation and signing. (5) Upon presentation of a protest petition meeting the requirements of this subsection, an amendment to a zoning ordinance which is the object of the petition shall be passed only by a 2/3 vote of the legislative body, unless a larger vote, but not to exceed 3/4 vote, is required by ordinance or charter. The protest petition shall be presented to the legislative body before final legislative action on the amendment, and shall be signed by 1 of the following: 125.584a [MSA 5.2934(1)] Special land uses; ordinances, inclusions. Section 4a. Supp. No. 1 306 II II ._ I I I I I I I I I I I I I �DETROIT ZONING ORDINANCE by different individuals, partnerships, businesses, or organizations, notice may be given to the manager or owner of the structure who shall be requested to post the notice at the primary entrance to the structure. The notice shall: (1) A city or village may provide in a zoning I I I I I I I I I I I ordinance for special land uses which shall be permitted in a zoning district only after review and approval by the commission appointed to formulate and subsequently administer the zoning ordinance, an official charged with administering the ordinance, or the legislative body. The ordinance shall specify the following: (a) Describe the nature of the special land use request. (b) Indicate the property which is the subject of the special land use request. (a) The special land uses and activities eligible for approval consideration and the body or official charged with reviewing special land uses and granting approval. (c) State when and where the special land use request will be considered. (d) Indicate when and where written comments will be received concerning the request. (b) The requirements and standards upon which decisions on requests for special land use approval shall be based. (e) Indicate that a public hearing on the special land use request may be requested by a property owner or the occupant ot a structure located within 300 feet of the boundary of the property being considered for a special use. (c) The procedures and supporting materials required for application, review, and approval. Receipt of application; subsequent procedure; notice, contents. (2) Upon receipt of an application for a special land use which requires a decision on discretionary grounds, 1 notice that a request for special land use approval has been received shall be published in a newspaper of general circulation in the city or village and shall be sent by mail or personal delivery to the owners of property for which approval is being considered, to all persons to whom real property is assessed within 300 feet of the boundary of the property in question, and to the occupants of all structures within 300 feet, except that the notice shall be given not less than 5 and not more than 15 days before the application will be considered. If the name of the occupant is not known, the term "occupant" may be used in making notification. Notification need not be given to more than 1 occupant of a structure, except that if a structure contains more than 1 dwelling unit or spatial area owned or leased by different individuals partnerships, businesses or organizations, occupant of each unit or spatial area shall receive notice. In the case of a single structure containing more than 4 dwelling units or other distinct spatial areas owned or leased Public hearing; decisions, conditions. (3) At the initiative of the body or official responsible for approving special land uses, or upon the request of the applicant for special land use authorization, or a property owner or the occupant of a structure located within 300 feet _of the boundary of the property being considered for a special land use, a public hearing with notification as required for a notice of a request for special land use approval as provided in subsection (2) shall be held before a decision on the special land use request which is based on discretionary grounds. If the applicant or the body or official responsible for approving special land uses requests a public hearing, only notification of the public hearing need be made. A decision on a special land use request which is based on discretionary grounds shall not be made unless notification of the request for special land use approval, or notification of a public hearing on a special land use request is given as required by this section. i I 'I App. A, § 125.584a Power of designated official or body. (4) The body or official designated in the zoning ordinance to review and approve special land Supp. No. 1 307 �App. A, § 125.584a DETROIT, MICHIGAN I I I ._ uses may deny, approve, or approve with conditions, requests for special land use approval. The decision on a special land use shall be incorporated in a statement of conclusions relative to the special land use under consideration. The decision shall specify the basis for the decision, and any conditions imposed. (P.A. of 1978, No. 638) space areas, and land use density shall be determined in accord with the planned unit development regulations specified in the zoning ordinance. The planned unit development regulations need not be uniform with regard to each type of land use if equitable procedures recognizing due process principles and avoiding arbitrary decisions are followed in making regulatory decisions. 125.584b [MSA 5.2934(2)] Planned unit development. Section 4b. (1) As used in this section, "planned unit development" includes cluster zoning, planned development, community unit plan, planned residential development, and other terminology denoting zoning requirements designed to accomplish the objectives of the zoning ordinance through a land development project review process based on the application of site planning criteria to achieve integration of the proposed land development project with the characteristics of the project area. Specifications. (4) The planned unit development regulations established by a city or village shall specify: I I (a) The body or official which will review and approve planned unit development requests. I Establishment of planned unit development requirements, review and approval. (2) A city or village may establish planned unit development requirements in a zoning ordinance which permit flexibility in the regulation of land development; encourage innovation in land use and variety in design, layout, and type of structures constructed; achieve economy and efficiency in the use of land, natural resources, energy, and the providing of public services and utilities; encourage useful open space; and provide better housing, employment, and shopping opportunities particularly suited to the needs of the residents of the state. The review and approval of planned unit developments shall be by the commission appointed to formulate and subsequently administer the zoning ordinance, an official charged with administration of the ordinance, or the legislative body. (c) The procedures required for application, review, and approval. (b) The conditions which create planned unit development eligibility, the participants in the review process, and the requirements and standards upon which applications will be judged and approval granted. Public hearing; preapplication hearings; notice; consideration of request; reports; amendments. (5) Following receipt of a request to approve a planned unit development, the body or official charged in the ordinance with the review and approval of planned unit developments shall hold at least 1 public hearing on the request. An ordinance may provide for preapplication conferences before submission of a planned unit development request, and the submission of preliminary site plans before the public hearing. Notification of the public hearing shall be given in the same manner as required by section 4a(3) for public hearings on special land uses. Within a reasonable time following the public hearings, the body or official responsible for approving planned unit developments shall meet for final consideration of the request, and shall deny, approve, or approve with conditions, the request. It shall prepare a report stating its conclusions on the request for a planned unit development, the basis for its decision, the decision, and any conditions relating to an affirmative decision. Regulations, requirements. (3) Within a land development project designated as a planned unit development, regulations relating to the use of land, including but not limited to permitted uses, lot sizes, setbacks, height limits, required facilities, buffers, open Supp. No. 1 308 I I I I I I I 1 l �DETROIT ZONING ORDINANCE l I I I I I I I I App. A, § 125.584c 125.584c [MSA 5.2934(3)] Specifications of requirements and standards of decision specified in ordinances; extent of standards, request, compliance, approval. Section 4c. (1) If a city or village zoning ordinance authorizes the consideration and approval of special land uses or planned unit developments pursuant to sections 4a or 4b, or otherwise provides for disc.. etionary decisions, the requirements and standards upon which the decisions are made shall be specified in the ordinance. The standards shall be consistent with, and promote the intent and purpose of the zoning ordinance, and insure that the land use or activity authorized shall be compatible with adjacent uses of land, the natural environment, and the capacities of public services and facilities affected by the land use. The standards shall insure that the land use or activity is consistent with the public health, safety, and welfare of the city or village. A request for approval of a land use or activity which is in compliance with the standards stated in the zoning ordinance and the conditions imposed thereunder, other applicable ordinances, and state and federal statutes shall be approved. If the ordinance requires that the legislative body amend the ordinance to act on the planned unit development request, and if the hearing was not held by the legislative body, the report, a summary of comments received at the public hearing, minutes of all proceedings, and all documents related to the planned unit development request, shall be transmitted to the legislative body for consideration in making a final decision. If an amendment of a zoning ordinance is required by the planned unit development regulations of a city or village zoning ordinance, the ordinance amendment procedures of this act shall be followed, except that the hearing required by this subsection shall be regarded as fulfilling the public hearing requirement of section 4. Amendment not required, procedure. (6) If the planned unit development regulations of a city or village zoning ordinance do not require amendment of the ordinance to authorize a planned unit development, the body or official charged in the zoning ordinance with review and approval of planned unit developments may give final approval, approval with conditions, or denial to a request. Approval of special land use, planned unit development or other land uses or activities, reasonable conditions, requirements. (2) Reasonable conditions may be required in conjunction with the approval of a special land use, planned unit development, or other land uses or activities permitted by discretionary decision. The conditions may include conditions necessary to insure that public services and facilities affected by a proposed land use or activity will be capable of accommodating increased service and facility loads caused by the land use or activity, to protect the natural environment and conserve natural resources and energy, to insure compatibility with adjacent uses of land, and to promote the use of land in a socially and economically desirable manner. Conditions imposed shall do all the following: Final approval. (7) Final approvals may be granted on each phase of a multi-phased planned unit development if each phase contains the necessary components to insure protection of natural resources and the health, safety, and welfare of the users of the planned unit development and the residents of the surrounding area. Incorporation by reference of other pertinent ordinances or statutes. (8) In establishing planned unit development regulations, a city or village, when available and applicable, may incorporate by reference other ordinances or statutes which regulate land development. The planned unit development regulations contained in zoning ordinances shall encourage complimentary relationships between zoning regulations and other regulations affecting the development of land. (P.A. of 1978, No. 638) (a) Be designed to protect natural resources, the health, safety, and welfare, Supp. No. 1 309 �App. A, § 125.584c DETROIT, MICHIGAN relating to the activity authorized shall be consistent with the approved site plan, unless a change conforming to the zoning ordinance receives the mutual agreement of the landowner and the administrative official or body which intitally approved the site plan. as well as the social and economic wellbeing of those who will use the land use or activity under consideration, residents and landowners immediately adjacent to the proposed land use or activity, and the community as a whole. Procedure and requirements, specifications. (4) The procedures and requirements for the submission and approval of site plans shall be specified in the zoning ordinance. Site plan submission, review, and approval shall be required for special land uses and planned unit developments. Decisions rejecting, approving, or conditionally approving a site plan shall be based upon standards and requirements contained in the zoning ordinance. (b) Be related to the valid exercise of the police power and purposes which are affected by the proposed use or activity. (c) Be necessary to meet the intent and purpose of the zoning regulations; be related to the standards established in the ordinance for the land use or activity under consideration; and be necessary to insure compliance with those standards. Approval, conditions. (5) A site plan shall be approved if it contains the information required by the zoning ordinance and is in compliance with the zoning ordinance and the conditions imposed thereunder, other applicable ordinances, and state and federal statutes. (P.A. of 1978, No. 638) Conditions, recording. (3) The conditions imposed with respect to the approval of a land use or activity shall be recorded in the record of the approval action and shall remain unchanged except upon the mutual consent of the approving authority and the landowner. The approving authority shall maintain a record of changes granted in conditions. (P.A. of 1978, No. 638) 125.584e [MSA 5.2934(5)) Improvements. Section 4e. (1) As used in this section, "improvements" means those features and actions associated with a project which are considered necessary by the body or official granting zoning approval to protect natural resources or the health, safety, and welfare of the residents of a city or village, and future users or inhabitants of the proposed project or project area, including roadways, lighting, utilities, sidewalks, screening, and drainage. Improvements does not include the entire project which is the subject of zoning approval. 125.584d [MSA 5.2934(4)) Site plan, inclusions. Section 4d. (1) As used in this section, " site plan" includes the documents and drawings specified in the zoning ordinance necessary to insure that a proposed land use or activity is in compliance with the local ordinance and state and federal statutes. Submission and approval, specifications of zoning ordinances. (2) A city or village may require the submission and approval of a site plan before authorization of a land use or activity regulated by a zoning ordinance. The zoning ordinance shall specify the body, board, or official charged with reviewing site plans and granting approval. Compliance, performance guarantee. (2) To insure compliance with a zoning ordinance and any conditions imposed under the ordinance, a city or village may require that a cash deposit, certified check, irrevocable bank letter of credit, or surety bond acceptable to the city or village covering the estimated cost of improvements associated with a project for which zoning approval is sought, be deposited Record of approval. (3) If a zoning ordinance requires site plan approval, the site plan, as approved, shall become part cf the record of approval, and subsequent actions Supp. No. 1 310 I I I I I I I I ' I �DETROIT ZONING ORDINANCE with the clerk of the city or village to insure faithful completion of the improvements. The performance guarantee shall be deposited at the time of the issuance of the permit authorizing the activity or project. The city or village may not require the deposit of the performance guarantee before the date on which the city or village is prepared to issue the permit. The city or village shall establish procedures under which a rebate of any cash deposits in reasonable proportion to the ratio of work completed on the required improvements will be made as work progresses. I I I I I I I I I ' I App. A, § 125.585 the absence of a regular member if a regular member is absent from or unable to attend 2 or more consecutive meetings of the board of appeals or for a period of more than 30 consecutive days. An alternate member may also be called to serve in the place of a regular member for the purpose of reaching a decision on a case in which the regular member has abstained for reasons of conflict of interest. The alternate member having been appointed shall serve in the case until a final decision has been made. The alternate member shall have the same voting rights as a regular member of the board of appeals. The board of appeals shall hear and decide appeals from and review any order, requirements, decision, or determination made by an administrative official or body charged with the enforcement of an ordinance adopted pursuant to this act. The board of appeals shall also hear and decide matters referred to them or upon which they are required to pass under an ordinance of the legislative body adopted pursuant to this act. With regard to special land use and planned unit development decisions, an appeal may be taken to the board of appeals only if provided for in the zoning ordinance. In a city having a population of less then 1,000,000, the concurring vote of a majority of the members of the board shall be necessary to reverse an order, requirement, decision, or determination of an administrative official or body, or to decide in favor of the applicant a matter upon which they are required to pass under an ordinance, or to effect a variation in an ordinance except that a concurring vote of 2/3 of the members of the board shall be necessary to grant a variance from uses of land permitted in an ordinance. In a city having a population of 1,000,000 or more, the concurring vote of 2/3 of the members of the board shall be necessary to reverse an order, requirement, decision, or determination of an administrative official or body, or to decide in favor of the applicant a matter upon which they are required to pass under an ordinance, or to effect a variation in an ordinance. An appeal may be taken by a person aggrieved, or by an officer, department, board, or bureau of the Inapplicability of section. (3) This section shall not be applicable to improvements for which a cash deposit, certified check, irrevocable bank letter of credit, or surety bond has been deposited pursuant to Act No. 288 of the Public Acts of 1967, as amended, being sections 560.101 to 560.293 of the Michigan Compiled Laws. (P.A. of 1978, No. 638) 125.585 [MSA 5.2935] Board of appeals, membership, appointment, terms of office, right to appeal; vote. Section 5. (1) The legislative body of a city or village may act as a board of appeals upon questions arising under a zoning ordinance, and in acting as a board of appeals the legislative body may fix rules to govern its procedure sitting as a board of appeals. If the legislative body of a city or village desires, it may appoint a board of appeals consisting of not less than 5 members, each to be appointed for a term of 3 years. Appointments for the first year shall be for a period of 1, 2, and 3 years, respectively, so as nearly as may be to provide for the appointment of an equal number each year, depending on the number of members, thereafter each member to hold office for the full 3-year term. The legislative body of a city or village may also if it so desires appoint in accord with procedures specified in the zoning ordinance not more than 2 alternate members for the same term as regular members of the board of appeals. The alt_e rnate members may be called as specified in the zoning ordinance to sit as regular members of the board of appeals in Supp. No. 1 311 �App. A, § 125.585 DETROIT, MICHIGAN party may appear in person or by agent or by attorney. The board of appeals may reverse or affirm, wholly or partly, or may modify the order, requirement, decision, or determination appealed from and shall make an order, requirement, decision, or determination as in its opinion ought to be made in the premises, and to that end shall have all the powers of the officer or body from whom the appeal is taken. Where there are practical difficulties or unnecessary hardship in the way of carrying out the strict letter of the ordinance, the board of appeals may in passing upon appeals vary or modify any of its rules or prov1s1ons relating to the construction, or structural changes in, equipment, or alteration of buildings or structures, or the use of land, buildings, or structures, so that the spirit of the ordinance shall be observed, public safety secured, and substantial justice done. city or village. Where a city or village has created or may create a board of rules or board of building appeals, that board may be enlarged to consist of not less than 5 members, and these may be appointed as the board of appeals as provided in this subsection. Time for appeal, filing, grounds. (2) An appeal shall be taken within a time as shall be prescribed by the board of appeals by general rule, by the filing with the officer or body from whom the appeal is taken and with the board of appeals of a notice of appeal specifying the grounds for the appeal. The officer or body from whom the appeal is taken shall immediately transmit to the board, all the papers constituting the record upon which the action appealed from was taken. Stay of proceedings, exception, restraining order. (3) An appeal stays all proceedings in furtherance of the action appealed from unless the officer or body from whom the appeal is taken certifies to the board of appeals, after the notice of appeal is filed, that by reason of facts stated in the certificate, a stay would in the opinion of the officer or body cause imminent peril to life or property, in which case proceedings shall not be stayed otherwise than by a restraining order which may be granted by the board of appeals or by the circuit court, on application, on notice to the officer or body from whom the appeal is taken and on due cause shown. Hearings and notices; right to be heard; disposition of appeals. (4) The board of appeals shall fix a reasonable time for the hearing of the appeal and give due notice of the appeal to the persons to whom real property within 300 feet of the premises in question is assessed, and to the occupants of single and 2-family dwellings within 300 feet, the notice to be delivered personally or by mail addressed to the respective owners and tenants at the address given in the last assessment roll. The board of appeals shall decide the appeal within a reasonable time. If the tenant's name is not known, the term occupant may be used. Upon the hearing, a Conditions on affirmative decision, imposition; remuneration of board members. (5) The board of appeals may impose conditions upon an affirmative decision, pursuant to section 4c(2). The legislative body of any city or village may authorize the remuneration of the members of the board for attendance at each meeting. Finality of decision; judicial appeal; review, extent. (6) The decision of the board of appeals shall be final. However, a person having an interest affected by the zoning ordinance may appeal to the circuit court. Upon appeal, the circuit court shall review the record and decision of the board of appeals to insure that the decision: (a) Complies with the constitution and laws of this state. (b) Is based upon proper procedure. (c) Is supported by competent, material, and substantial evidence on the record. (d) Represents the reasonable exercise of discretion granted by law to the board of appeals. Additional proceedings; modification of findings and decision. (7) If the court finds the record of the board of appeals inadequate Supp. No. 1 312 I I I .. I I I I I I I I J �DETROIT ZONING ORDINANCE to make the review required by this section, or that additional evidence exists which is material and with good reason was not presented to the board of appeals, the court shall order further proceedings before the board of appeals on conditions which the court considers proper. The board of appeals may modify its findings and decision as a result of the new proceedings, or may affirm its original decision. The supplementary record and decision shall be filed with the court. I I I I I I I I I I -I Authority of court. (8) As a result of the review required by this section, the court may affirm, reverse, or modify the decision of the board of appeals. (P.A. of 1941, No. 306; P.A. of 1947, No. 272; P.A. of 1952, No. 97; P.A. of 1968, No. 202; P.A. of 1973, No. 204; P.A. of 1978, No. 638; P.A. of 1979, No. 180) 125.585a [MSA 5.2935(1)) Conduct of business at public meetings; compliance with open meetings act. Section 5a. (1) The business which the board of appeals or the legislative body acting as a board of appeals may perform shall be conducted at a public meeting of the board of appeals or legislative body acting as a board of appeals held in compliance with Act No. 267 of the Public Acts of 1976, being sections 15.261 to 15.275 of the Michigan Compiled Laws. Public notice of the time, date, and place of the meeting shall be given in the manner required by Act No. 267 of the Public Acts of 1976. Writings; public availability; compliance with freedom of information act. (2) A writing prepared, owned, used, in the possession of, or retained by the board of appeals or the legislative body acting as a board of appeals or a commission appointed pursuant to section 5 in the performance of an official function shall be made available to the public in compliance with Act No. 442 of the Public Acts of 1976, being sections 15.231 to 15.246 of the Michigan Compiled Laws. (P.A. of 1977, No. 186) App. A, § 125.589 125.586 [MSA 5.2936) Conflicting laws; governing law. Section 6. Wherever the provision of any ordinance or regulations, adopted by the legislative body of any city or village under the provisions of this act, impose requirements for lower heights of buildings, or a less percentage of lot than may be occupied, or require wider or larger courts or deeper yards than are imposed or required by existing provisions of law or ordinance, the provisions of such local ordinance or regulation adopted under the provisions of this act shall govern. Where, however, the provisions of the state housing code or other ordinances or regulations of any city or village impose requirements for lower heights of buildings or less percentage of lot than may be occupied, or require wider or larger courts or deeper yards than are required by any ordinance or regulation which may be adopted by the legislative body of any city or village under the provisions of this act, the provisions of said state housing code or other ordinance or regulations shall govern. 125.587 [MSA 5.2937) Violation nuisance per se; abatement. Section 7. Buildings erected, altered, razed or converted, or uses carried on in violation of local ordinances or regulations made pursuant to this act are declared to be a nuisance per se. The court shall order the nuisance abated, and the owner or agent in charge of the building or land, or both the owner and the agent, shall be adjudged guilty of maintaining a nuisance per se. The legislative body in the ordinance enacted pursuant to this act shall designate the proper officials whose duty it shall be to administer and enforce the ordinance and provide penalties for the violation of the ordinance. (P.A. of 1978, No. 638) 125.588 (Repealed by P.A. of 1945, No. 267) 125.589 [MSA 5.2939) Declaration of necessity. Section 9. The provisions of this Supp. No. 1 313 �I App. A, § 125.589 DETROIT, MICHIGAN 125.591 [MSA 5.2941] Actions for review; proper and necessary parties, notice, failure to appear. Section 11. Any person required to be given notice under the provisions of subsection (d) of section 5, shall be a proper and necessary party to any action for review instituted under the provisions of section 10 and shall be given due notice personally or by registered or certified mail of any such proceedings in the same manner as provided in subsection (d) of section 5. If any person receiving notice under the provisions of this section fails within 20 days of receiving such notice to enter an appearance in the court in which the proceedings were instituted, no further notice to such person of subsequent proceedings is required and the court may thereupon proceed to determine the issues. (P.A. of 1967, No. 225) act are hereby declared to be immediately necessary for the preservation of the public peace, health and safety and are hereby given immediate effect. 125.590 [MSA 5.2940] Review by circuit courts; appeals to supreme court; procedure. Section 10. Any party aggrieved by any order, determination or decision of any officer, agency, board, commission, board of appeals, or the legislative body of any city or village, made pursuant to the provisions of section 3a of this act may obtain a review thereof both on the facts and the law, in the circuit court for the county wherein the property involved or some part thereof, is situated: provided, That application is made to the court within 30 days after delivery of a copy of such order, determination or decision, by certiorari or by any other method permissible under the rules and practices of the circuit courts of this state. On such review the courts shall have jurisdiction to make such further orders in respect thereto as justice may require. An appeal may be had from the decision of any circuit court or condemnation court to the supreme court in the same manner as provided by the laws of this state with respect to appeals from circuit courts; and in the event of such appeal, the issue of non-conformity may be reviewed as an issue of law in the supreme court. (P.A. of 1947, No. 272) 125.592 [MSA 5.2942] Effect of zoning ordinance or decision. Section 12. A zoning ordinance or zoning decision shall not have the effect of totally prohibiting the establishment of a land use within a city or village in the presence of a demonstrated need for that land use within either the city or village or the surrounding area within the state, unless a location within the city or village does not exist where the use may be appropriately located or use is unlawful. (P.A. of 1978, No. 638) I I .. I I I I I I I I I J I ,J [The next page is 329] Supp. No. 1 314 �- - ---. · 1111,. ~ ,· •-Fl , __, .. ..._ -, ~ ! ..., ...... ~ -,- ---,- ~ - - 1 APPENDIX B SUMMARY DISTRICT CHARTS Rl DISTRICT Min. Lot Size Area Width (sq. ft.) (feet) USE Permitted by Right Single-family dwellings 5000 50 Min. Yard Requirements Side Front Rear (Formula (feet) (feet) or feet) 20 4 min. 30 Max. Height (feet) Max. Coverage (%) 35 35% Other Requirements 14 comb. ~ t..:> CC) Permitted with Approval Cemeteries Churches Golf courses, swim pools, etc. Neighborhood centers Off-street parking Off-street parking-acceBSory Open parking lots Parks, playgrounds, etc. Public utility facilities Schools Formula A: 10000 - 70 20 Sec. 81.0503 B 30 45 - Sec. 81.0301 35% t, - As determined by Dept. 10000 70 B 20 Section 81.0304 20 Sec. 81.0305 As determined by Dept. 20 15 each As determined by the Department Length plus 2 (height) 16 30 35 - - - - 30 35 45 35% 35% 35% Sec. Sec. Sec. Sec. 81.0304 81.0305 81.0306 81.0504 Sec. 81.0311 and Sec. 81.0312 Formula B: Length plus 2 (height) 6 ~ ~ ~ ~ ~ ! 0 t.:rJ NOTE: All information general. For specific details see the text of the Ordinance f txl �> 'O R2 DISTRICT USE ~ ~ 0 Front (feet) Permitted by Right Single-family dwellings 5000 50 20 Two-family dwellings 6000 55 20 Permitted with Approval Cemeteries Churches Golf courses, swim pools, etc. Group of attached town houses Each town house Neighborhood centers Off-street parking Off-street parking-accessory Open parking lots Parks, playgrounds, etc. Public utility facilities Schools 10000 7000 2000 10000 Section 82.0304 - - 4 14 4 14 70 20 70 - - min. comb. min. comb. Sec. 82.0503 B 20 As determined by Dept. B (end only) 20 - - 20 20 B - Sec. 82.0305 As determined by Dept. - - 15 each 20 As determined by the Department 7000 Multiple-family dwellings Formula A: Side (Formula or feet) 70 70 ~ Min. Yard Requirements Min •. Lot Size Area Width (sq. ft.) (feet) 1' 20 Sec. 82.0314 Max. Rear Height (feet) (feet) 30 35% 30 35 - Max. Coverage (%) 35% - Sec. 82.0301 45 35% 30 35 35% - - 30 30 35 35% - - 30 30 35 45 - t, - - Other Requirements 35% 35% - Sec. Sec. Sec. Sec. ~0 82.0304 82.0305 82.0306 82.0504 ~ a:: 1-4 C') :::c 1-4 0 Sec. 82.0311 and Sec. 82.0312 Sec. 82.0314 > z Formula B: Length plus 2 (height) Length plus 2 (height) 15 6 NOTE: All information general. For specific details see the text of the Ordinance ~ '-· - · .....-c _, --\ . -. ....-0 ... -- IIIIJ 1111m �-1- -- - ... ~ -. . ... ~ ..... --, ---, --, ----, --a R3 DISTRICT Minimum Lot Size Min. Yard Requirements -- Area Width (sq . ft .) (feet) USE Permitted by Right Single-family dwellings GI) GI) I-' Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings (less than 50 % efficiency) Home occupations Homes, centers, or schools for children Churches Libraries or museums Schools Neighborhood centers Golf courses, swim pools, etc. Side Front (Formula (feet) or feet) 5000 50 20 6000 55 20 7000 70 20 2000 20 20 4 min. 14 comb. 4 min. 14 comb. A (end only) - Rear (feet) Max . Height (feet) Max. Coverage 30 35 35% 30 35 35% 30 - (%) Max. FAR - Min. RSR .70 30 0 7000 - 70 20 - - A - 30 - - - 7000 10000 10000 10000 7000 70 70 70 70 70 20 20 20 20 20 B B B B B 30 30 30 30 30 - - -Section 83.0501 - .70 .12 - - .70 .70 .70 .70 .70 - - - - - - - tzj ~ Sec. 83.0105 ,::, 0 ~ ~ z ..... z - 0 0 ,::, 0 ..... z ~ n tzj Formula A: Len(!h 2lus 2 (hei1ht) 15 F.A.R.: Floor Area Lot Area Formula B: Len(!h Elus 2 (hei1ht) 6 R.S.R.: Recreational Space Floor Area NOTE: All information general. For specific details see the text of the Ordinance. ? 1' tJ, �> 'ti R3 DISTRICT (continued) 1' t,:I Minimum Lot Size Min. Yard Requirements Area (sq. ft.) (feet) USE ~ ~ ~ Permitted with Approval Cemeteries Fire or police stations Fraternity or sorority houses Multiple-family dwellings (50% ~r more efficiencies) Non-profit educational institutions Open parking lots Off-street parking Off-street parking accessory Public Utility Facilities Rooming houses Formula A: Width (feet) - - - - 20 7000 70 20 7000 70 20 7000 70 Rear (feet) or feet) Ma,c. Height (feet) Section 83.0503 Ma,c. Coverage (%) Max. - - FAR Min. RSR 30 - - .70 30 - - .70 A 30 - - .70 .12 B 30 - - .70 Sec. 83.0308 Sec. 83.0306 Sec. 83.0307 15 B - - - - - - - - - - - - - - - - - - - .70 .70 - 7000 Len~h Elus 2 (heiiht) 70 20 20 Other Requirements Sec. 83.0301 - - - 15 Side Front (Formula 15 each A 30 30 t::I ~ ~ B a: 1-1 - - n :x: 1-1 .12 C) Formula B: Len~h Elus 2 (height) F .A.R.: Floor Area Lot Area ~ 6 R.S.R.: Recreational S2ace Floor Area NOTE: All information general. For specific details see the text of the Ordinance l - - - - -- ~ .. �. .i 1111 - - -_., _.., ...... ----.- ---, ---, R4 DISTRICT Minimum Lot Size Area Width (sq. ft.) (feet) USE co co co Permitted by Right Single-family dwellings Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Rooming houses Fraternity or Sorority Houses Home occupations Homes, centers, or schools for children Churches Libraries or museums Schools Neighborhood centers Open parking lots Min. Yard Requirements Side Front (Formula (feet) or feet) Rear (feet) 5000 50 20 6000 55 20 7000 70 20 2000 20 20 - 30 7000 7000 70 70 20 20 A A 30 30 7000 7000 10000 10000 10000 7000 - 70 - 4 min. 14 comb. 4 min 14 comb. A (end only) 20 - 70 70 70 70 70 20 20 20 20 20 - - B B B B B B - Maz. Maz. Height Coverage (feet) (%) Maz. FAR 30 35 35% 30 35 35% 30 - - 1.00 - - 1.00 1.00 30 30 30 30 30 30 - - - - 1.00 1.00 1.00 1.00 1.00 1.00 Min. RSR Other Requirements t:, t:rJ .10 .10 ""3 :x, 0 - - Sec. 84.0107 ~ N 0 z z0"'"' - - 0 :x, - t:, Sec. 84.0110 "'z"' > z (j Formula A: Lenl!h elus 2 (heiKht) 15 F.A.R.: Floor Area Lot Area Formula B: Lenl!h elus 2 (hei~ht) t:rJ 6 R.S.R.: Recreational Seace Floor Area NOTE: All information general. For specific details see the text of the Ordinance > '0 ~ t:J:l �,,,,► R4 DISTRICT (continued) a:, Minimum Lot Size Min. Yard Requirement, Ma%. Coverqe Nu. (feet) Mu. Heisht (fNt) (%) FAR - 1.00 - 1.00 1.00 1.00 Side Area Width (,q. ft.) (feet) USE Permitted with Approval Fire or police stations Hospitals, nursing, or rest homes Clinics Hotels or motels Non-profit educational institutions Non-profit private clubs Public Utility Facilities ~ Formula A: Rear - 20 15 30 - 7000 7000 7000 70 70 70 20 20 20 B B B 30 30 30 - 7000 70 20 B 30 - - 1.00 7000 70 20 B 30 - - 1.00 - - 20 30 - - 1.00 - Lens!:h 2lus 2 (hei1ht) 15 Front (Fo,mula (feet) or feet) F.A.R.: 15 each Floor Area Lot Area Min, RSR Other RequirerMnt, Sec. 66.0000 Formula B: Length plus 2 (height) 6 I~ i ~ NOTE: All information general. For specific details see the text of the Ordinance l - - - - - i ... - .. �---- - -- - - -.- - - ~ R& DISTRICT Minimum Lot Si,e Area .(,q. ft.) (feet) USE ~ ~ Q"C Permitted by Right Single-family dwellings Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Clinics Home occupations Homes, centers, or schools for children Rooming house Fraternity or sorority house Non-profit educational institutions Non-profit private clubs Hospitals, nursing or rest homes Churches Formula A: Width Side Front (Formula (feet) or feat) 5000 50 20 6000 55 20 7000 70 20 1800 18 20 7000 7000 70 70 20 20 4 min. 14 comb. 4 min. H comb. A (end only) - A B Rear Mu. Heiaht (feet) (ffft) Max. Coverqe (%) 30 35 35% 30 35 35% 30 - - - - 1.50 1.50 - - 1.50 1.50 .085 1.50 - - 1.50 - 1.50 - - 1.50 1.50 30 30 - - - - 7000 7000 70 70 20 20 B A 30 30 - 7000 70 20 B 30 - 7000 70 20 B 30 - 7000 70 20 B 30 7000 10000 70 70 20 20 B 30 30 - B Mas. FAR Min . RSR Other Requirement, 1.50 30 - Lenath 2lua 2 (hei1ht) 15 Min, Yard Requirement, F.A.R.: Floor Area Lot Area - - - 0 .085 - Sec. 85.0106 - i ~ z~ ~ ~ 2 n~ t.ZJ Formula B: LenJth 2lua 2 (hei1ht) 6 R.8.R.: R.creatlonal sece Floor Ana NOTE: All information general. For apeciflc detaila aee the text of the Ordinance f cc, �> 'O R5 DISTRICT (continued.) 1' tx, Minimum Lot Size Area Width (aq. ft.) (feet) USE Libraries or museuma Schools Neighborhood centers Public utility facilities Open parking lots Permitted with Approval Fire or police stations Hotels or motels Parking structure ~ ~ 10000 10000 7000 70 70 70 - - - - 7000 - 70 - Min. Yard RequirerMnt• Side Front (Formula (feet) or feet) 0) B B B 15 30 30 30 30 - 20 20 20 15 B B 30 30 5 - 20 each 25 - 30 - - - - - F.A.R.: LenS,!h Elus 2 (hei1ht) 15 Mu. Covera,e (%) Mu. Min. FAR RSR - 1.50 1.50 1.50 1.50 - 1.50 1.50 1.50 - - Other RequirerMnt• Sec. 85.0112 Sec. 66.0000 See Section 85.0503 for yard exceptions 1.50 - - Sec. 85.0504 and Sec. 85.0306 t:, ~0 -~ ~ == C") ::i:: 0 Commercial uses in multiple dwellings Formula A: Mu. Height (feet) 20 20 20 20 20 20 2 acres 100 on major per court thoroughfare 3000 per 30 per trailer trailer space space Marinas Trailer courts Rear (feet) - - Sec. 85.0301 Formula B: Lenl!h 2lus 2 (hei1ht) Floor Area Lot Area 6 ' NOTE: All information general. For specific details see the text of the Ordinance l - i---. I- - - ... ,_.., .I 111111P �_,-- -- - - ~ -- -- · ~ R6 DISTRICT Minimum Lot Size Area Width (sq. ft.) (feet) USE CA) CA) -.,J Permitted by Right Group of attached town houses Each town house Multiple-family dwellings Clinics Home occupations Rooming houses Fraternity or sorority houses Non-profit educational institutions Homes, centers, or schools for children Hospitals, nursing, or rest homes Non-profit private clubs Open parking lots Formula A: Min. Yard Require~nts Side Front (Formula (feet) or feet) Rear (feet) 7000 70 20 1800 18 20 7000 7000 70 70 20 20 - - - 7000 70 20 A 30 70 20 B 30 7000 7000 70 20 A (end only) A B - B 30 30 30 - 30 70 20 B 30 7000 70 20 B 30 - Lenl!:h 2lus 2 (hei1ht) 15 70 20 - B - Ma%. Coverage (%) Ma%. - - 2.00 - - 2.00 2.00 2.00 .07 - 2.00 - 2.00 - 0 - 2.00 - 0 FAR Min. RSR Other Require~nt• 30 7000 7000 Mu. Height (feet) 30 - - - F.A.R.: Floor Area Lot Area - - 2.00 2.00 - .07 - Sec. 86.0104 t:, ~ ~ 0 ~ N zz ~ Sec. 86.0111 z>~ z Formula B: Lenl!!! 2lus 2 (hei1ht) (j t;lj 6 R.S.R.: Recreational Seace Floor Area NOTE: All information general. For specific details see the text of the Ordinance f 0.:, L �,, ► "O R6 DISTRICT (continued.) IJ' Minimum Churches Detached rectories, parsonages, or parish houses Libraries or museums Schools Public utility facilities Neighborhood centers Commercial uses in multiple dwellings Permitted with Approval Fire or police stations Marinas Hotels or motels Parking structure OJ Side Front (Formula (feet) or feet) Rear (feet) Mu. Heicht (feet) Mu. Couera1e (%) Mu. FAR 2.00 70 20 B 30 - - 5000 50 20 30 35 35% 10000 10000 70 70 20 20 4 min. 14 comb. B B 30 30 - - 7000 -70 20 20 15 B 30 30 - - 2.00 2.00 - - - - - - - - 30 - - 2.00 20 20 20 20 5000 50 20 6000 55 20 Formula A: LenJth plua 2 (hei1ht) 16 Min. Yard Requirement• 10000 - -70 7000 - - Single-family dwellings Two-family dwellings ~ Sue Area Width <•q. ft.) (feet) USE ~ ~ Lot F.A.R.: 15 20 each B B 4 14 4 14 -30 5 min. comb. min. comb. - 30 35 35% 30 35 35% Floor Area Lot Area Min. RSR Other Requirement• 2.00 2.00 Sec. 86.0113 ~ - 2.00 2.00 ; 0 See Section 86.0503 for yard exceptions ~ = 5 ~ Formula B: Lenlth plus 2 (hei1ht) 6 NOTE: All information general. For 1peciflc detaila aee the text of the Ordinance i ~ I ;· I - - ·- - - - - I.R �APPENDIXC ORDINANCE FOR THE PRESERVATION OF HISTORIC LAND MARKS AND DISTRICTS* DIVISION 1. GENERALLY (2) The deterioration of roofs or other horizontal members; Sec. 25-2-1. Purpose. (3) The deterioration of exterior chimneys; Historic preservation is declared to be a public purpose, and the city may regulate the construction, reconstruction[,] alteration, repair, moving and demolition of historic and architecturally significant structures within the limits of the city as provided in this article. The purposes of this article are to: ( 4) The deterioriation of exterior plaster or mortar; (5) The ineffective weatherproofing of exterior walls, roofs and foundations, including broken windows and doors; or (6) The serious deterioration of any documented exterior architectural feature or significant landscape feature which in the judgment of the commission produces a detrimental effect upon the character of the district. (1) Safeguard the hearitage of the city by I I I I I I I I preserving areas in the city which reflect elements of its cultural, social, spiritual, economic, political, engineering or architectural history; (2) Stabilize and improve property values in such areas; (3) Foster civic beauty and community pride; ( 4) Strengthen the local economy; and (5) Promote the use of historic districts for the education, pleasure and welfare of the citizens of the city, the state and of the United States of America. (Code 1964, § 28A-1-l) Sec. 25-2-2. Dermitions. The following words and phrases, when used in this article, shall have the meanings respectively ascribed to them: Demolition shall include "demolition by neglect," which shall mean neglect in the maintenance, repair or security of a site, building or structure, resulting in any of the following conditions: (1) The deterioration of exterior walls or other vertical supports; I I I Design treatment levels are categories of standards used by the historic district commission as general guides in the determination of appropriateness of proposed "work" within an historic district. One- or more of these categories shaII be selected for each historic district at the time of designation by the process as described in section 25-2-40. The design treatment levels are as follows: (1) Restoration. Bringing back into a former or unimpaired state or condition which existed at a date prescribed by the ordinance establishing the district. Authenticity of a restoration would require the removal of incompatible exterior elements and the replacement of all damaged or deteriorated elements with replicas of the same design and materials. A restoration design treatment level shall not be assigned without the written consent of the owner of the affected property at the time of designation. A permit applicant shall be responsible for documenting the •Editors note-This ordinance baa also been codified in the Detroit Code. The section numbers of the new code, as yet unadopted aa of this printing, were used herein. 353 �I App. C, § 25-2-2 (6) Rhythm of entrance and/or porch projections; authenticity of proposed "work" to the satisfaction of the historic district commission. (7) Relationship of materials; (2) Rehabilitation. Putting back in good condition. This would not require the removal of all nonoriginal materials, but would encourage the removal of nonoriginal materials which are incompatible with the defined elements of design for the particular structure and district. The design of new construction or alteration would not require a duplication of the original design and construction, but must be compatible with the existing structures and the districts defined elements of design. The use of original materials or construction techniques would be encouraged but contemporary methods and materials would also be acceptable when compatible with the defined elements of design for the district. (8) Relationship of textures; (9) Relationship of colors; (10) Relationship of architectural details; (11) Relationship of roof shapes; (12) Walls of continuity; (13) Relationship of significant landscape features and surface treatments; (14) Relationship of open space to structures; (15) Scale of facades and facade elements; (16) Directional expression of front elevations; (17) Rhythm of building setbacks; (18) Relationship of lot coverages; (3) Conservation. Giving new life and making vital by cleaning, repairing or replacing of worn, cracked, or broken parts with compatible materials or protecting from blight or deterioration through normal maintenance. The use of contemporary building methods or materials would be acceptable if they are compatible with the defined elements of design for the district. (19) Degree of facades; the (22) General environmental character. Historic district means a district designated by the city council for the purposes of this article. An historic district shall include an area or group of areas, sites, buildings structures, or archeological sites of particular historic or architectural significance to the city, the state or to the United States of America. Such areas, sites, buildings, structures, or archeological sites may be either publicly or privately owned. These districts, including significant landscape features, surface textures and street furniture located thereon, need not have contiguous boundaries. The following criteria shall be used for evaluation of proposed historic districts: (2) Proportion of buildings front facades; within within (21) Symmetric or asymmetric appearance; (1) Height; of openings complexity (20) Orientation, vistas, overviews; Elements of design are the characteristic relationships of the various features within an historic district which are significant to the appearance of the district, elements of design to be defined for each historic district are: (3) Proportion facades; I DETROIT, MICHIGAN the (4) Rhythm of solids to voids in front facades; (1) Sites, buildings structures or archeological sites where cultural, social, spiritual, economic, political or architectural history of the community, city, state, or (5) Rhythm of spacing of buildings on streets; 354 ., I I I I I I I I �DETROIT ZONING ORDINANCE (1) West Canfield District, (1970 J.C.C. 1672-73); nation is particularly reflected or exemplified; I I f I I I I I I I I I J I App. C, § 25-2-4 (2) Orchestra Hall (1970 J.C.C. 2627); (2) Sites, buildings, structures, or archeological sites which are identified with historic personages or with important events in community, city state, or national history; (3) Indian Village District (1971 J.C.C. 1374-75); (4) St. Joseph R.C. Church (1972 J.C.C. 2477-78); (3) Buildings or structures which embody the distinguishing characteristics of an architectural specimen, inherently valuable as a representation of a period, style or method of construction; (5) Detroit Cornice and Slate Building (1972 J.C.C. 1882); (6) Boston-Edison District (1974 J.C.C. 722-23); (4) Notable works of a master designer or architect whose individual genius influenced his or her age; (7) Soldiers and Sailors Monument (1974 J.C.C. 1624-25); (8) Bagley Memorial Fountain (1974 J.C.C. 1625-26). (Code 1964, § 28A-1-14) Historic preservation means the protection, conservation, improvement renovation or reconstruction of historic districts through the implementation of the design treatment levels defined herein. Editor's note-The text of three ordinances amending 1964 Code § 28A-1-14, in order to set out design elements, has been included as§§ 25-2-81- 25-2-83, with the permission of the city, at the discretion of the editor. The ordinances are 424-H, 432-H and 435-H. Subsequently, Ord. No. 491-H was treated in the same manner, and has been set out as§ 25-2-85 at the editor's discretion. Proposed historic district is an area having defined boundaries and which is being considered by the advisory board for recommendation to the city council for designation under section 25-2-4. Sec. 25-2-4. Establishment. (a) Upon the receipt of a request to city council from any person residing: doing business, or owning property in the city to designate an area, structure or site an historic district, the city council, after making a determination that there are reasonable grounds for such a request, may adopt a resolution directing that the historic designation advisory board make an investigation to determine that the proposed district meets the criteria under the provisions of this article (section 25-2-1). (1) After the adoption of a resolution directing the historic designation advisory board to study a proposed historic district, the commission shall, for a period of up to one hundred and eighty (180) days, review all building applications, for informational purposes only and shall inform the applicant of the existence of the request to have the area, structure, site designated an historic district. This review period may be extended by resolution of the city Work means any excavation, new construction or erection of a building, fence, wall, or other structure or significant landscape feature, including pavements. The term also includes any removal of an architectural or significant landscape feature, as well as reconstruction, alteration, a change of surface treatment, a change of color by painting or other means, or any demolition of a structure, a portion thereof, or significant landscape feature. (Code 1964, § 28A-1-2) Sec. 25-2-3. Enumeration. Historic district and landmark designations in effect on the date of enactment of this article, including design treatment level assignments and defined elements of design, shall continue in effect and shall be administered according to the appropriate sections of this article. For reference, these districts and landmarks are: Supp.No.• 355 �I App. C, § 25-2-t feature and its relationship to the historical value of the proposed historic district; council adopted pursuant to subsection (b), below. (2) Upon receipt of evidence demonstrating definite historical or architectural value in a proposed historic district, the city council may, at its discretion, adopt a resolution of interim historic district designation, requiring that all applications for permits for demolition, partial demolition, or the removal of significant architectural or landscape features within the proposed historic district be referred to the commission as provided for in section 25-2-20. For a period of one hundred and twenty (120) days after adoption and such a resolution, the commission shall review permit applications for demolition, partial demolition, or the removal of significant landscape features within such proposed historic districts with the same powers which would apply if the proposed historic district were a designated historic district, notwithstanding provisions to the contrary elsewhere in this chapter. After the expiration of the one hundred and twenty ( 120) day period following adoption of such a resolution, the commission review shall be for informational purposes only, as provided in subsection (a)(l), above, and section 25-2-27, except that, if the historic designation advisory board submits to the city council a final report recommending designation of the proposed historic district within the one hundred and twenty (120) day period for commission review and approval, then the one hundred and twenty (120) day period shall be extended until city council has completed its consideration of the proposed historic district. In reviewing permits for demolition, partial demolition, or the removal of significant architectural or landscape features in proposed historic districts, the commission shal! use the following criteria: a. I DETROIT, MICHIGAN b. The relationship of the exterior architectural features or landscape features to the remainder of the structure, site, or area forming the proposed historic district; c. Any other factor, including aesthetic, which the commission deems to be pertinent; d. The provisions of section 25-2-22. (b) The historic designation ac!visory board shall prepare and transmit a preliminary report to the city council, historic district commission, planning department, and city planning commission. Copies shall also be sent to the state historical commission, the state historical advisory council and, if any part of an urban renewal district is under consideration for designation, the citizens district council for that district. Not sooner than sixty (60) days after the transmittal of the preliminary report, the advisory board shall conduct a public hearing after due notice as provided in section 25-2-40. Thereafter, it shall submit its final report to the city council for consideration. The advisory board shall forward with its final report to the city council any written comments or recommendations received. The city council shall act on a proposed designation within one hundred eighty (180) days after adoption of the resolution directing the advisory board to make an investigation of same; provided, that the city council may, by resolution, extend the time for consideration of a proposed designation and for building permit review beyond one hundred eighty (180) days. (c) The city council shall establish historic districts by ordinance. City zoning maps shall reflect established historic designations. When establishing any new historic district, the city council shall certify that the designation is consistent with the master plan. In all historic district designations, the boundaries and design treatment levels shall be specified. Historic district designations shall also The architectural or historical value and significance of the structure or Supp.No.4 356 I .. I I I I I I I I I I �DETROIT ZONING ORDINANCE be filed with the register of deeds by the city clerk. (Code 1964, § 28A-1-3; Ord. No. 268-H, § 1, 7-19-78) I I I I I I I I I Supp.No.4 356.1 App. C, § 25-2-4 �DETROIT ZONING ORDINANCE Sec. 25-2-5. Consideration features. of interior The historic district commission may consider interior features only if specifically authorized to do so in the ordinance designating the historic district. (Code 1964, § 28A-1-7) Sec. 25-2-6. Ordinary repairs permitted. Nothing in this article shall be construed to prevent ordinary maintenance or repair of any structure within any historic district. Ordinary maintenance or repair shall mean any maintenance or repair not defined as "work" herein. (Code 1964, § 22A-1-8) Sec. 25-2-7. Effects of projects on districts. I I I I I I I I I (a) The head of any city agency having direct or indirect jurisdiction over a proposed city or city-assisted physical development project and the head of any city agency or authority or corporation established by the city having power to finance, license, permit, authorize or contract for any physical development project shall, prior to authorization or approval, take into account the effect of the proposed project on any designated or proposed historic district. If the proposed project is within or immediately adjacent to a designated or proposed historic district, the responsible agency or authority or corporation shall so advise the historic district commission and shall comply with all reasonable requests of the commission for information on the proposed project. The commission shall determine the demonstrable effects of the proposed project and report same to the mayor and city council within sixty (60) days of being advised of the proposed project by the responsible agency, authority or corporation. Nothing in this section shall be construed to require a delay or interruption in project activities pending completion of the commission's review and report. However, nothing in this section shall be construed to diminish the rights and powers held by the mayor and city council with respect to such project activities. App. C, § 25-2-9 (b) A city financed, licensed, permitted, authorized or contracted physical development project shall be considered to have a demonstrable effect on a designated or proposed historic district when any condition of the project creates a change, beneficial or adverse, in the quality of the historical, architectural, archaeological, social, or cultural character that qualified the property for designation as an historic district or may qualify the property for designation as an historic district. Generally, adverse effects occur under conditions which include: (1) Destruction or alteration of all or part of a property; (2) Isolation from or alteration of its surrounding environment; (3) Introduction of visual, audible, or atmospheric elements that are out of character with the property and its seting; (4) Transfer or sale of a city-owned property without adequate conditions or restrictions regarding preservation, maintenance, or use; and t5) Neglect of property resulting in its deterioration or destruction. (Code 1964, § 28-1-10) Sec. 25-2-8. Withdrawal of designation. When an area is designated an historic district, the designation may not be withdrawn without the consent of a majority of the property owners within the district. (Code 1964, § 28A-1-15) Sec. 25-2-9. Subjects of budgeting. There may be appropriated in the annual budget a sum of money which may be expended for historical and architectural preservation for or in connection with: (1) The preparation of surveys of buildings and structures in the city; (2) The restoration, rehabilitation, or preservation of buildings or structures of historical or architectural significance; �App. C, § 25-2-9 DETROIT, MICHIGAN (3) The acquisition by purchase or condemnation of properties, structures, easements or other rights, provided the city council determines that ownership is in the public interest. The historic district commission shall make recommendations to the city council on such historic properties to be acquired. The city shall be responsible for the maintenance of historic properties so acquired. Properties, structures, easements or other rights acquired hereunder may be sold or transferred upon the recommendation of the commission and the approval of the city council; historic district is being demolished by neglect, the commission, on its own initiative, and to insure that the structure shall be preserved and protected in consonance with the purposes of this article, may: ., (1) File a petition with the department requesting that the department require the correction of defects or necessary repairs of the structures; or I (2) File a petition with the community and economic development department requesting that the community and economic development department, after notice to the property owner and an opportunity for a hearing before a disinterested hearing officer, cause the necessary corrections or repairs to be made and the cost, if not paid promptly by the property owner, to be reported to the board of assessors for levy as a special assessment against the property. (4) Staff support approriate for the implementation of this article; (5) Training for all staff and public officials responsible for the implementation of this chapter especially to provide the technical knowledge of the principles, practicality and cost of historic preservation; (b) In addition to other enforcement rights created by this article, the requirements of an historic district may be enforced upon the complaint of any property owner or association of property owners within the district. (6) Programs of special assistance to property owners in designated and proposed historic districts in restoring[,] rehabilitating or conserving their property where property owners lack means to undertake such work without assistance; (c) Any person or organization performing work within a designated historic district prior to the issuance of the required building permit or contrary to conditions specified in any permit issued for work within a district shall, upon conviction, be subject to a five hundred dollar ($500.00) fine. The historic district commission may require that conditions created by violations of this article be remedied in conformance with the requirements for the district. (7) Programs of general assistance to property owners in designated and proposed historic districts, including but not limited to education, consultation, research assistance and assistance in locating contractors offering unique services required in historic preservation work; (8) Programs to recognize property owners historic preservation achievements, including but not limited to the award of certificates or plaques for display by property owners. (Code 1964, § 28A-1- (d) In cases where there is imminent danger of the loss of a designated historic structure, site, etc., the historic district commission may request the law department to seek such injunctive relief as it deems necessary and appropriate to preserve the structure, site etc. (Code 1964, § 28A-1-9) 11) Sec. 25-2-10. Enforcement. (a) If it is determined by the historic district commission that a structure in an 358 I I I I 1 �I I I I I I I DETROIT ZONING ORDINANCE App. C, § 25-2-22 commission to determine the appropriateness of the proposed "work" shall be submitted to the commission by the applicant. (Code 1964, § 28A-1-6) Sec. 25-2-11. Severability. It is hereby declared to be the legislative intent that the various provisions of this article are separable, in accordance with the following: Sec. 25-2-20. Considerations for approval by historic district commission. (1) Provisions held invalid: If a court of competent jurisdiction finds any provision of this article invalid or ineffective in whole or in part, the effect of such decision shall be limited to that provision which is expressly stated in the decision to be invalid or ineffective, and all other provisions of this chapter shall continue to be separately and fully effective. The historic district commission _s hall approve a building permit application for work which it determines to be appropriate in a designated historic district. In reviewing plans for the issuance of a certificate of appropriateness, the commission shall, in relation to the design treatment levels and the defined elements of design for the historic district, give consideration to: (2) Applications of provisions held invalid: If a court of competent jurisdiction (1) The historical or architectural value and significance of the structure and its relationship to the historical value of the surrounding area; finds the application of any provision of this article to any building, structure, or tract of land to be invalid or ineffective in whole or in part, the effect of such decision shall be limited to the party and property immediately involved in the controversy and shall not affect any other party or property. (Code 1964, § 28A-1-13) (2) The relationship of the exterior architectural features of such structure to the remainder of the structure and to the surrounding area; (3) The general compatibility of the exterior design, arrangement texture, and materials proposed to be used; Secs. 25-2-12-25-2-17. Reserved. (4) Any other factor, including aesthetic, which the commission deems to be pertinent. (Code 1964, § 28A-1-6) DIVISION 2. WORK PERMIT Sec. 25-2-18. Required. Sec. 25-2-21. Emergency issuance. Before work commences within an historic district or proposed historic district, an application for a building permit shall be submitted to the building department and no work shall begin before the issuance of a building permit. (Code 1964, § 28A-1-6) If it is determined by the director of the building department that work is immediately necessary for the protection of public health and safety, the department may issue a building permit for the necessary "work" and shall immediately notify the historic district commission of that action. (Code 1964, § 28A-1-6) Sec. 25-2-19. Application. Upon receipt of a building permit application under this division, the building department shall, within seven (7) calendar days, forward the same, together with all plans and specifications relative thereto, to the historic district commission. All plans, elevations, and other information deemed necessary by the Sec. 25-2-22. Conditions required to perform work affecting exterior appearance. Pursuant to Michigan Public Act No. 169 of 1970, as amended [MCL 399.201 et seq., MSA 359 �App. C, § 25-2-22 DETROIT, MICHIGAN 5.3467(1) et seq.], an application for work affecting the exterior appearance of an historic structure shall be approved by the historic district commission if any of the following conditions prevail and if, in the opinion of the commission, the work will materially improve or correct these conditions: a general description of the nature of the work proposed. (Code 1964, § 28A-1-6) Sec. 25-2-24. Determinations of historic district commission. For work in designated historic districts, within sixty (60) calendar days after receipt of the application by the historic district commission, or within such further time as the applicant approves in writing, the commission shall determine: (1) The structure constitutes a hazard to the safety of the public or the occupants; (2) The structure is a deterrent to a major improvement program which will be of substantial benefit to the community. Substantial benefit shall be found only if the improvement program includes adequate funding commitments and is otherwise feasible; (1) Whether the proposed work will be (3) Retention of the structure would cause undue financial hardship to the owner. Undue financial hardship shall be found only if the owner has made all reasonable efforts to avoid financial hardship, including sale of the structure, for a period of one year minimum; Sec. 25-2-23.. Public hearing. In cases of structure additions, demolitions, or new construction in a designated historic district, the historic district commission shall conduct a public hearing. The commission may also conduct a public hearing on other historic preservation matters for informational purposes. All notices of public hearings shall be mailed to the applicant, all persons to whom any real property within three hundred (300) feet of the premises in question assessed, and the occupants or building managers within three hundred (300) feet of the premises. The commission shall conduct a public hearing no sooner than ten (10), nor more than twenty (20) calendar days from the time the notice is mailed. Such notice shall include the time and place of the hearing and I I I (2) Whether the proposed work will be 1 (3) Whether the proposed work will be inappropriate according to the design treatment levels and defined elements of design for the historic district, in which case the commission will issue a denial. (Code 1964, § 28A-1-6) Sec. 25-2-25. Commission approval forwarded to building department. If the historic district commission determines that a certificate of appropriateness or a notice to proceed should be issued for work in a designated historical district, the com mission shall immediately forward its decision, together with the building permit 360 ., appropriate according to the design treatment level and defined elements of design for the historic district, in which case the commission will issue a certificate of appropriateness; or inappropriate according to the design treatment levels and defined elements of design for the historic district, but is without substantial detriment to the public welfare and without substantial derogation from the intents and purposes of this article, and where denial of the application will result in undue financial hardship to the applicant, in which case the commission may, in lieu of a certificate of appropriateness, issue a notice to proceed; or (4) Retention of the structure would not be in the interest of the majority of the community. (Code 1964, § 28A-1-6) I I I �DETROIT ZONING ORDINANCE department ( ex officio) and the director of the historical department (ex officio). An ex officio member may designate another member of his or her staff to fill his or her position. The remaining nine (9) permanent members of the advisory board shall be appointed by the City Council and shall include one (1) Representative from any existing historical preservation society (including, but not limited to, historic district associations). (Code 1964, § 28A-1-4) application, plans and specifications to the building department. (Code 1964, § 28A-1-6) Sec. 25-2-26. Denial. I I I I I I I I I I , , I App. C, § 25-2-37 If the historic district comm1ss1on determines that a denial should be issued for work in a designated historic district, it shall forthwith spread upon its records the reasons for such determination and may include an appropriate alternative proposals. Thereupon, the commission shall notify the applicant and the building department of such determination, transmitting to each a copy of the reasons and any alternatives suggested by the commission. The department, upon receipt of the commission's report, shall be bound by the commission's determination and deny the applicant a building permit for the proposed work. (Code 1964, § 28A-1-6) Sec. 25-2-36. Ad hoc members. The city council shall establish an historic designation advisory board. (Code 1964, § 28A-1-4) Two (2) ad hoc members shall be appointed to the historic designation advisory board to represent each proposed historic district under consideration. Ad hoc members shall have voting privileges only on matters concerning the area they represent. Ad hoc members shall be property owners, residents or other persons having a demonstrated special affiliation with the area under consideration. When only a single structure or site constitutes the proposed historic district, at least one of the ad hoc members shall be an owner, or part owner of the structure or site. An owner or part owner so appointed may designate a person to represent the owner or part owner on the board. Ad hoc members must be residents of the city except in a case where no resident is available to represent the ownership interest as required herein, in which case a nonresident may serve. The ad hoc members shall be appointed within twenty-one (21) days from the date of city council action authorizing the advisory board to conduct a study of the proposed district. (Code 1964, § 28A-1-4) Sec. 25-2-35. Composition. Sec. 25-2-37. Terms. All members of the historic designation advisory board shall be residents of the city. Thirteen (13) members of the advisory board shall be permanent members with full voting privileges. Four (4) of the permanent members shall be the director of the city planning commission (ex officio), the director of the planning department (ex officio), the director of the community and economic development Appointments of permanent members of the historic designation advisory board shall be for three (3) years on a staggered term basis. Terms of ad hoc members shall terminate at the time of designation or the termination of consideration of their area for designation as an historic district. Permanent members shall be eligible for reappointment. (Code 1964, § 28A-1-4) Sec. 25-2-27. Review of applications in proposed districts for informational purposes. The historic district commission's review of permit applications for work in proposed historic districts shall be for informational purposes only. (Code 1964, § 28A-1-6) Secs. 25-2-28-25-2-33. Reserved. DIVISION 3. HISTORIC DESIGNATION ADVISORY BOARD Sec. 25-2-34. Establishment. 361 �App. C, § 25-2-38 DETROIT, MICHIGAN Sec. 25-2-38. Removal of appointed members. and/or by executive branch agencies, upon the request of the advisory board. The advisory board also may utilize the services of volunteer consultants and paid consultants, within the limits of available funding. (Code 1964, § 28A-1-1) Appointed members of the historic designation advisory board shall be removable only for cause. (Code 1964, § 28A-1-4) Sec. 25-2-39. Filling of vacancies. Sec. 25-2-42. Reports and hearings. Vacancies for the unexpired term of an appointed position on the historic designation advisory board may be filled by appointment by the city council. (Code 1964, § 28A-1-4) (a) The historic designation advisory board shall conduct studies, research proposed historic districts, and submit a final report to the city council after thorough evaluation, there by ascertaining the significance of a proposed historic district. The advisory board's preliminary report shall contain the location, boundaries, and a statement of significance for the proposed historic district and may be reviewed by those agencies specified in section 25-2-4(b). Sec. 25-2-40. Meetings. The historic designation advisory board shall conduct regularly scheduled meetings. All meetings of the advisory board shall be open to the public. A majority of members serving and eligible to vote shall constitute a quorum with respect to matters before the advisory board. Notices of meetings, including an agenda of matters to be considered shall be mailed to all known property owner organizations, community organizations and citizens district councils in any area to be considered for designation at such meetings. Notices of all meetings, including an agenda of matters to be considered, shall be mailed to any existing historical preservation societies in the city (including but not limited to, any historical district associations), the mayor, the city council, the city planning commission, the planning department, the community and economic development department, the historical department and the historic district commission. Interested persons shall be given reasonable opportunity to be heard on any matter before the advisory board before it reaches a decision. The advisory board shall keep a record, which shall be open to public view, of its resolutions, proceedings and actions. (Code 1964, § 28A-1-4) (b) The historic designation advisory board shall conduct a public hearing on a proposed historic district designation after due notice to all taxpayers of record and other property owners of record in the proposed historic district, at which time the requirements, procedure, standards, and responsibilities of historic district designation shall be generally explained. (c) The historic district advisory board's final report to the city council shall contain the recommendation of the advisory board and a draft of the proposed ordinance establishing the new historic district including the design treatment levels and the definitions of the elements of design. (Code 1964, § 28A-1-1) Sec. 25-2-43. Listing of potential districts. The historic designation advisory board shall also maintain a current listing of potential historic districts and a brief statement of significance for each. Such listing shall be made available to the city planning commission and the planning department for consideration relative to the city master plan: Such listings also shall be made available to the community and economic development Sec. 25-2-41. Staff and assistance. The historic designation advisory board shall be provided with reasonable staff assistance by assignment of independent staff and/or by the city planning commission 362 I I ., I I I I l �DETROIT ZONING ORDINANCE I I I I I I I I I I I App. C, § 25-2-55 department and the historical department. (Code 1964, § 28A-1-1) the position, in the same manner as the original appointment. (Code 1964, § 28A-1-5) Secs. 25-2-44-25-2-49. Reserved. Sec. 25-2-55. Powers and duties. Except as otherwise provided, the historic district commission shall be responsible for the implementation and administration of this article; this responsibility sha:J include the following powers and duties: DIVISION 4. HISTORIC DISTRICT COMMISSION Sec. 25-2-50. Established. (1) As provided by section 25-2-4(b), review historic designation advisory board reports and recommendations concerning proposed historic districts in relation to the city's officially adopted master plan, the practical budgetary effects on city resources, legal implications for the owners, residents and the city, and the historical and architectural values of the district. Upon completion of any such review, the commission may submit its recommendation to the city council regarding the proposed historic district designation, design treatment levels, and elements of design; a copy of any such recommendation also shall be transmitted by the commission to the advisory board; An historic district commission is hereby established. (Code 1964, § 28A-1-5) Sec. 25-2-51. Composition. The historic district commission shall be composed of seven (7) members. Members shall be appointed by the mayor, subject to the approval of the city council. Members shall reside in the city. The membership shall include at least one architect duly registered in the state, with experience in historic preservation, selected from a list prepared by the local chapter of the American Institute of Architects, and at least two (2) members selected from lists of citizens submitted by a duly organized and existing historical preservation society or societies (including, but not limited to, historic district associations). (Code 1964, § 28A-1-5) (2) Review building permit applications as provided in sections 25-1-18 et seq. [,] and 25-2-4(a) for designated historic districts and proposed historic districts respectively; Sec. 25-2-52. Terms of members. Appointments to the historic district commission shall be for three (3) years on a staggered term basis and shall expire on the fourteenth day of February; initial terms may be for less than three ( 3) years to satisfy the staggered term and expiration date requirements. Members shall be eligible for reappointment. (Code 1964, § 28A-1-5) (3) Request that the building department require the correction of defects or repairs on buildings in designated historic districts as provided in section 25-2-lO(a); (4) Review all city licensed or funded physical development projects affecting designated or proposed historic districts or which may have demonstrable effects on designated or proposed historic districts as provided in section 25-2-7; Sec. 25-2-53. Removal of members. Members of the historic district commission shall be removable only for cause. (Code 1964, § 28A-1-5) (5) Conduct regularly s~heduled meetings. All meetings of the commission shall be open to the public. A majority of members serving shall constitute a Sec. 25-2-54. Filling of vacancies. Vacancies on the historic district commission shall be filled, for the unexpired term of 363 �I App. C, § 25-2-55 I DETROIT, MICHIGAN Sec. 25-2-56. Participation in meetings by other departments and agencies. quorum. Notices of meetings, including an agenda of matters to be considered, shall be mailed to all known property owner organizations, community organizations and citizens district councils in any area where an advisory board designation proposal is under review or in any designated district where a permit application is to be considered at such meetings. Notices of all meetings, including an agenda of matters to be considered, shall be mailed to any existing historical preservation societies in the city (including but not limited to, any historic district associations), the mayor, the city council, the historic designation advisory board, the building department, the city planning commission, the planning department, the community and economic development department and the historical department. Interested persons shall be given reasonable opportunity to be heard on any matter before the commission before it reaches a decision. The commission shall keep a record, which shall be open to public view of its resolutions, proceedings and actions; The directors (or designees thereof) of the building department, the planning department, the community and economic development department and the historical department shall have the right to participate in meetings of the historic district commission on the same basis as members except that these officers (or their designees) shall not have voting rights on any matter taken up by the commission, including matters of procedure, and shall not be counted as members for any purpose. (Code 1964, § 28A-1-5) Sec. 25-2-57. Staff. (a) Adequate staff for the historic district commission shall be provided by the city's community and economic development department or such other departments as the mayor may designate. (b) The historic district commission may delegate to its staff such responsibility and authority as it determines will be appropriate to carry out routine enforcement activities. (Code 1964, § 28A-1-5) (6) Advise the City Council and other city agencies in the administration of any gifts, purchase or sale of property, administration of a loan and grant program or tax incentive program, or any other program concerning historic preservation. Sec. 25-2-58. Appeal of decisions. Any person aggrieved by a decision of the historic district commission shall have the same rights of appeal concerning the decision as is granted to an applicant aggrieved by a decision of the board of zoning appeals. (Code 1964, § 28A-1-12) (7) Promulgate guidelines defining documentation requirements for "work" in designated districts. Secs. 25-2-59-25-2-64. Reserved. (8) Make periodic inspections of all designated districts for violations of this chapter. DIVISION 5. DISTRICTS DESIGNATED (9) Make available, without charge to the public, copies of the designation, design treament level assignment and defined elements of design for any designated district. (Code 1964, § 28A-1-5) Sec. 25-2-65. Engine House No. 11 Historic District. (a) An historic district to be known as the Engine House No. 11 Historic District is 364 I .. I I I �DETROIT ZONING ORDINANCE ( 4) Rhythm of solids to voids in front hereby established, in accordance with the provisions of this article. facade. Openings are much larger in relation to wall surface in the center bay; openings in the center bay are paired doors or paired windows, while openings elsewhere are single elements. (b) The boundaries of the Engine House No. 11 Historic District are as shown on the map on file in the office of the city clerk, and shall be the same as the boundaries of the building lot on which the building stands, which is described as follows: I I I I I I I I I I App. C, § 25-2-65 (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. Lot 11 of Block 1 of the Subdivision of the Gabriel Chene Estate of the Chene Farm. (6) Rhythm of entrance and/or porch pro- (c) The design treatment level of the Engine House No. 11 Historic District shall be rehabilitation, as provided for in section 25-2-2. (7) Relationship of materials. The building jections. Inapplicable due to single building district. makes use of red brick, stone, wood, and asphalt shingle in providing contrast of materials. The asphalt replaces slate, which would be more satisfactory on this building. All brick, stone, and wood surfaces are painted, which reduces contrast of materials. (d) The defined elements of design, as provided for in section 25-2-2(e) shall be as follows. Reference will be made to photographs on file in the office of the city clerk. (1) Height. The building proper is twoand-one half (2½) stories high. The tower was originally higher. (8) Relationship of textures. The plain cut mortar joints provide regular, low relief pattern to the surface; the stone provides accents with smooth surface and an occasional large-scale molded surf ace; the wood provides the characteristic surface of wood, smooth but slightly textured due to grain. A slate roof like the original would provide better textural contrast than the asphalt shingles. (2) Proportion of building's front facade. The facade as originally designed was a vertical composition, with a basic division into three (3) sections, a wide center bay and two (2) narrow side bays. The center bay was further subdivided at first and second floor levels by brick piers di vi ding the equipment doors at ground level and the windows at the second floor level. Verticality is emphasized by the tall gable surmounting the central bay. The removal of the central brick pier at the first floor level and portions of the side piers of the central bay to install new doors in 1916 resulted in a lessening of the vertical emphasis, since the doors and their frames are a horizontal element. (9) Relationship of colors. The red-painted brick and the cream-colored stone and wood provide the basic color contrast. This paint relationship has been traditional for fire houses for many years, and should not be altered except on the basis of professional analysis to determine the original state. The dark grey-black of the roof is another contrast, perhaps close to that provided by the original slate. (3) Proportion of openings within the facades. Window and doors are tall and narrow, in keeping with the date and style of the building. The original equipment doors, framed by the brick piers, were also taller than wide. (10) Relationship of architectural details. The brickwork is simply laid, with detail in the bricklaying restricted to the three piers of the front facade, and a course above the third floor windows 365 �App. C, § 25-2-65 DETROIT, MICHIGAN (19) Degree of complexity within the facade. The facade is simple, and the elements within it are relatively simple in design for the period. of the tower. The brickwork in these areas is not elaborate. The stonework contains an occasional molding. The fine detail is restricted to the pilasters between the paired windows on the second floor front, and the cornice. In general, this is a very simple building, and the cornice is the major area of detail. (20) Orientation, vistas, overview. Not applicable. (21) Symmetric or asymmetric appearance. The building is symmetrical; the tower provides an asymmetrical element. (11) Relationship of roof shapes. The main body of the building is surmounted by a high pitched hip roof, intersected by the gable-ended roof surfaces at the front, and a small intersecting roof connecting to the tower. The original tower roof has been removed. (22) General environmental character. This is an urban building in an urban setting; the public character of the building provides contrast with the commercial character of the Gratiot frontage. (Code 1964, § 28A-1-16) (12) Walls of continuity. Inapplicable due to single building district. Sec. 25-2-66. Berry Subdivision Historic District. (13) Relationship of significant landscape features and surface treatments. Because the building is located on a major throughfare, and nearly fills its lot, landscape and surface features are not a major element. There is paving leading to the equipment doors; there are currently no foundation plantings. There is currently a wooden fence between the engine house and the building to the southwest, to prevent access to the side yard. (a) An historic district to be known as the Berry Subdivision Historic District is hereby established, in accordance with the provisions of this article. (b) The boundaries of the Berry Subdivision Historic District are as shown on the map on file in the office of the city clerk, and shall be: (1) On the north, the centerline of East Jefferson Avenue; (14) Relationship of open space to structure. Because of the street pattern in the area, three sides of the building are open to view. There is little land area of importance around the building, minimal side and rear areas being provided by the lot. (2) On the south, the Detroit River; (3) On the east, the Stanton Canal, and a line 148.84 feet from the easterly line of Parkview Drive, and parallel to it; (4) On the west, the westerly boundary of the Joseph H. Berry Subdivision, from East Jefferson Avenue south to Dwight Blvd., and thence westerly and southerly along the north and west boundaries of the property described as: (15) Scale of facades and facade elements. As existing at time of designation. See photographs. (16) Directional expression of front eleva- The South 400 feet of the East 93 feet at right angles to the east line of lots 6 and 7, Albert Crane Subdivision. tion. Vertical. (17) Rhythm of building setbacks. Inapplicable due to single building district. (c) The design treatment level of the Berry Subdivision Historic District shall be conservation, as provided in section 25-2-2. (18) Relationship of lot coverages. Inapplica- ble due to single building district. 366 I I I .. I I �DETROIT ZONING ORDINANCE (6) Rhythm of entrance and/or porch pro- (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: jections. In the neo-Georgian examples, entrances and porches, if any, are centered on the facade virtually without exception. More freedom exists in other examples; if not centered, the entrance and/or porch is generally part of a balanced composition. (1) Height. Buildings must be two (2) stories plus roof; the walls must not be less than eighteen (18) feet in height. I I I I I I I I I '- App. C, § 25-2-66 (2) Proportion of buildings' front facades. Including the roof area in the front elevation, existing examples have between 1:1 and a 1:2 height to width ratio. Buildings which are narrower than tall, or emphatically wider than tall, are not acceptable. (7) Relationship of materials. Wall materials, almost without exception, are brick, stone, and concrete (stucco). Stone trim is common; wood is almost universally used for window frames and other functional trim, and is used in many examples for all trim. Roofs are of slate, tile, asphalt shingle, or wood shingle (not shake). Where roofs of other than asphalt exist, their maintainance should be encouraged. (3) Proportion of openings within the facades. Areas of void generally constitute between fifteen (15) percent and thirty-five (35) percent of the total facade area, excluding roof. Proportions of openings themselves are generally taller than wide; in some cases, vertically proportioned openings are combined to fill total opening wider than tall. (8) Relationship of textures. The most common relationship of textures in the district is that of the low-relief pattern of mortar joints in brick contrasted to the smooth surface of wood or stone trim. The use of stucco or concrete, with or without half-timbering, as a contrast to brick surfaces is not unusual. The district contains a fair number of buildings in which a tile roof contributes a strong textural contrast to the composition. Slate or wood shingle roofs contribute particular textural values where they exist. Asphalt shingles, generally, contribute little textural interest, even in those types which purport to imitate some other variety. ( 4) Rhythm of solids to voids in front facades. In buildings derived from classical precedents (notably neo-Georgian substyles) voids are arranged in a symmetrical and evenly-spaced manner within the area of the facade. In examples of other styles (especially those of medieval inspiration, such as neo-Tudor) voids are arranged with more freedom, but usually in a balanced composition. (5) Rhythm of spacing of buildings on streets. Generally, individual buildings occupy one subdivision lot. No part of any building shall be closer to the side line of the property than ten (10) feet; where a building occupies more than one subdivision lot, it should have normal spacing (ten (10) to fifteen (15) feet) from one side of the property. Many houses have two (2) building lots, the house placed on one, and the other used for landscaping and recreational purposes. (9) Relationship of colors. Natural brick colors (red, yellow, brown) predominate in wall surfaces. Natural stone colors are also acceptable. Where stucco or concrete exists, it is either left in its natural state, or painted in a shade of cream. Roofs are in natural colors (red tile, slate colors, natural wood) and asphalt shingle should be kept within this range. Paint colors often relate to style. The classically-inspired buildings, notably neo-Georgian, generally 367 �App. C, § 25-2-66 DETROIT, MICHIGAN (13) Relationship of significant landscape have woodwork painted white, cream, or in the range of those colors, including "putty." Doors and shutters are frequently dark green or black. Colors known to have been in use on buildings of this type in the eighteenth or early nineteenth centuries on similar buildings may be considered for suitability. Buildings of medieval inspiration (notably neo-Tudor) generally have painted woodwork and window frames of dark brown or cream color. Half-timbering is virtually always stained dark brown. Original colors on houses built before 1942, as determined by professional analysis, are always acceptable. features and surface treatment. One feature of the district is the vacant land, which creates a feeling of openness in the district. Side lots, landscaped and used by adjoining households, are the most important expression of the vacant land. Individual properties have front lawns, often subdivided by walks leading to the entrance, and foundation plantings. More elaborate schemes are uncharacteristic. Paved side drives leading to rear garages are common, as are paved areas in front of such garages. Many large trees have fallen to Dutch Elm disease; important trees should be replaced so as to maintain the number of trees over a period of years. Landscape side lots should be fenced or hedged at the setback line, so as to contribute to the wall of continuity formed by the houses. Fences of those types prevalent prior to 1942 should be encouraged. (10) Relationship of architectural details. These generally relate to style. NeoGeorgian buildings display classic details, mostly in wood, and sometimes in stone. Areas commonly, but not always, treated are porches, shutters, window frames, cornices, and dormer windows. Details on the "Mediterranean" style buildings are more often done in stone or brick, and sometimes in stucco. They include arched windows, door openings, and porches, usually with a somewhat vertical emphasis. N eo-Tudor buildings tend to have simple details in the form of windows, door frames, and eaves of wood. Carved wood or carved stone ornament is occasionally seen. Stone window sills are common in all styles. (14) Relationship of open space to structures. The area contains a large quantity of vacant land, which causes a very low density in the area. Except for the public park on the river, the vacant land is largely due to a lack of building activity. Other open space exists in the form of "side lots." (15) Scale of facades and facade elements. (11) Relationship of roof shapes. Pitched and hip roofs predominate. One or two examples of the gambrel type roof exist. Complex arrangements of the pitched or hip types, with subsidiary roofs, are not unusual. Dormers are common. Flat roofs exist only on porches and sunrooms, ·and other minor elements. (12) Walls of continuity. The major wall of continuity is that formed by the houses themselves. New buildings should contribute to that wall of continuity. 368 The scale of the facades-and the houses-ranges from medium to very large. The simplicity of the classical elements in the neo-Georgi,an buildings tends to emphasize their scale, while the greater complexity of the more medieval facades and elements tends to bring down the scale. Major wings at the front or side are untypical; side appendages are limited to small sunrooms and porches, set back from the front. (16) Directional expression of front facades. In general, the expression of direction is neutral. I I .. I I I I �DETROIT ZONING ORDINANCE I I I I I I I I I ' ' App. C, § 25-2-67 and light industrial uses. (Code 1964, § 28A-1-17) (17) Rhythm of building setbacks. Buildings must be set back twenty-four (24) feet from the street, and no porch or veranda may protrude to within less than fifteen (15) feet of the street line. Buildings on the river frontage have a greater setback. In any event, existing setbacks must be maintained. Sec. 25-2-67. Mackenzie House Historic District. (a) An historic district to be known as the Mackenzie House Historic District is hereby established, in accordance with the provisions of this article. (18) Relationship of lot coverage. On the assumption that buildings will occupy single subdivision lots, with normal side and front yard setbacks, and assuming that no building is unduly deep, lot coverage will be appropriate. This generally ranges between ten (10) percent and twenty-five (25) percent of the total lot surface, excluding garages. Along the river, coverage is in the area of seven and five-tenths (7.5) percent, the lots being much larger in relationship to the houses. (b) The boundaries of the Mackenzie House Historic District are as shown on the map on file in the office of the city clerk, and shall be the same as the boundaries of the building lot upon which the structure known as the Mackenzie House stands, which is described as follows: Lot 27 of Canfield's subdivision of O.L. 101 of the subdivision of the Cass Farm (P.C. 55) and the south five feet of lot 1 of block 1 of the Cass Farm Company, Ltd. subdivision of blocks 103, 105, 107 and 109 of the Cass Farm. (19) Degree of complexity within the facades. The neo-Georgian and the newer buildings generally have very simple, rectangular facades. Neo-Tudor buildings have more complex facade arrangements. (c) The design treatment level of the Mackenzie House Historic District shall be rehabilitation, as provided for in section 25-2-2. (20) Orientation, vistas, overviews. Homes in (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows. Reference will be made to photographs on file in the office of the city clerk. the area face their front yard, even though they may have large side lots. Garages are generally in the rear, facing the front of the lot. The open space provides long vistas of some of the buildings. (1) Height. The building is two-and-onehalf (2 ½) stories high. (21) Symmetric or asymmetric appearance. N eo-Georgian and other classifically inspired buildings are generally symmetrical. Other styles, including the neo-Tudor, are generally asymmetrical, but balanced compositions. (2) Proportion of building's front facade. The building is approximately as tall as it is wide. Its front facade is divided into three (3) basic zones; the major central section topped by a large gable; a recessed section on the northeast corner containing the entrance; and a three-quarter round turret on the southeast corner. These elements vary in height somewhat, and give an assymetrical feeling to the building. (22) General environmental character. Environmental character is created by the relationship to the river and the Stanton Canal, the open quality created by the vacant land, and the seclusion of this residential area amongst high-rise apartments and various commercial (3) Proportion of openings within the facade. Windows and doors amount to 369 �I App. C, § 25-2-67 DETROIT, MICHIGAN I velop a paint color scheme characteristic of the period. The natural gray color of the slate contrasts with the brick and the woodwork. The reddish color of the existing mortar should be matched in any repointing. about twenty-two (22) percent of the front facade area excepting the roof. The rectangular windows are taller than they are wide. Small round windows occur at the top of the turret. A small vertical oval window is placed on the second floor over the entrance. (10) Relationship of architectural details. ( 4) Rhythm of solids to voids in front Details on the building are fairly simple. Masonry detail is limited to the molded brick at several windows and on the tower. Decorative woodwork occurs on the cornice, windows and gables. The round windows contain leaded glass details. facade. The round corner turret contains a heavy concentration of window area. The flat wall surface of the front facade contains only two (2) sets of windows, one on each main floor, set off-center, and contrasting with the centrally-placed gable window above. The overall feeling is one of assymetry. (11) Relationship of roof shapes. The building has a rather elaborate roof pattern. Three (3) large gables project from three (3) sides of a central hipped roof; a conical roof covers the round turret; a smaller hipped roof projects toward the rear. (5) Rhythm of spacing of buildings on streets. Inapplicable due to singlebuilding district. (6) Rhythm of entrance and/or porch pro- jections. Inapplicable due to singlebuilding district. (12) Walls of continuity. Inapplicable due to single building district. (7) Relationship of materials. The major material is red brick, with wood trim and rectangular slates providing contrast of materials. Woodwork is used on windows, doors, gables, and cornices, and for the brackets of the gable overhangs; the porch is entirely wood. The roof surface and gable ends are covered with slate. (13) Relationship of significant landscape features and surface treatments. The site presently has no significant landscaping. Any new landscape features should reflect the practices of the late Victorian period. (14) Relationship of open space to structure. The front of the house faces onto a rather small front yard; there are small side yard spaces. The relationship of the building to the lot should be maintained, especially at the front and sides. (8) Relationship of textures. The plain cut mortar joints provide a regular low-relief pattern to the wall surfaces; repointed mortar joints should match the original in treatment. The coarser textures of the slate surfaces and the smooth character of the wooden parts contrast with the mild texture of the brick surfaces, and with each other. (15) Scale of facades and facade elements. As existing at time of designation. See photograph. (9) Relationship of color. The red paint color on the brick surfaces is acceptable, unless it is determined that the brick was originally unpainted. It would be desirable to paint wooden trim in original colors as determined by professional paint analysis, or to de- (16) Directional expression of front eleva- tion. The two-and-one-half (2112) story turret provides a vertical expression; while the roof of the front porch, which stretches most of the width of the facade, adds a very strong horizontal accent. 370 I I I �DETROIT ZONING ORDINANCE (17) Rhythm of building setbacks. Inapplicable due to single building district. (c) The design treatment level of the Campbell Symington House Historic District shall be rehabilitation, as provided for in section 25-2-2. (18) Relationship of lot coverages. Inapplicable due to single building district. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (19) Degree of complexity within the facade . The facade is made up of a rather complex assembly of facade elements as described under "Proportion of front facade." Architectural detail, however, is kept rather simple. I I I I I I I ' ' App. C, § 25-2-68 (1) Height. The building is two-and-onehalf (2 ½) stories high. (2) Proportion of building's front facade. (20) Orientation, vistas, overviews. The building's primary orientation is toward Cass Avenue. While the facade is approximately as tall as it is wide, the division of the facade into three (3) vertical sections and the treatment of the roof above the facade create a vertical proportional system, while at the same time establishing a balance approaching symmetry~ (21) Symmetric or asymmetric appearance. The varying roof forms and heights, facade elements, and directional expression give a definite asymmetrical appearance. (3) Proportion of openings within the facade. Windows and doors amount to about twenty-five (25) per cent of the front facade area, excepting roof. All window and door opening are considerably taller than wide excepting the front entrance and the window directly above it, which are only slightly taller than wide. Although windows are paried in some locations, they are not so close as to constitute a single opening. Windows are one-over-one shas. (22) General environmental character. The relatively small lot size, nearness of other structures, and the distance of the house from the street contribute to the building's urban character. A mixture of residential, commercial, and institutional buildings give the area a feeling of diversity, to which the Mackenzie House contributes. (Code 1964, § 28A1-18) Sec. 25-2-68. Campbell Symington House Historic District. (4) Rhythm of solids to voids in front facade. The three (3) sections of the front facade are each fenestrated within themselves. The south section, a projecting bay, contains one window in each of the three (3) faces of the bay on both first and second floors; the recessed and narrow center section contains a double front entrance door at first floor level and a large window directly above at the second floor level; the northern section contains a pair of windows at both first and second floor level. (a) An historic district to be known as the Campbell Symington House Historic District is hereby established, in accordance with the provisions of this article. (b) The boundaries of the Campbell Symington House Historic District are as shown on the map on file in the office of the city clerk, and shall be the same as the boundaries of the building lot upon which the structure known as the Campbell Symington House stands, which is described as follows: The south forty ( 40) feet of the north eighty (80) feet of Lots 15 and 16, Block 94, Cass Farm Subdivision. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. Supp. No. 1 371 �I App. C, § 25-2-68 DETROIT, MICHIGAN (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building district. have rusticated surrounds with hoodmoulds in stone. Drip courses exist at window sill level on both first and second floors. On the north side, a projecting bay is surmounted by a third-floor dormer with decorative stonework terminating the projection. The wooden front porch is extremely simple, with two (2) rectangular columns at each corner coupled by an arch between them; the porch roof has a simple entablature with triglyphs. The major gable end facing east surmounts the two-story bay window; the overhanging corners of the gable are supported by two (2) large brackets in wood. The main gable end and the gable ends of the dormers are covered with carved wood ornament. A simple wooden cornice divides the walls from the roof. (7) Relationship of materials. The major material is stone: Three (3) types are used in the construction. The major wall material is a veined stone, laid in smooth-faced coursed ashlar. The front and side porches are of sandstone, and the foundation of Trenton limestone, both laid in rock-faced coursed ashlar. Brick is used for walls in the southwest corner of the house. Wood is used for window frames, the front porch superstructure, cornices, and gable ends. The roof is covered in slate in the "fishscale" pattern. Since almost the entire building, including the roof, is stone, the major contrast of materials lies in the wooden elements. The brick in the rear was not meant to be seen by the public, and was not intended as a contrast of materials. (11) Relationship of roof shapes. The basic roof form is a hip roof with a flat center. There are subsidiary roofs of both the hip and the gable type. Above the southern segment of the main facade, the roof is extended easterly as a gable roof. Above the northern segment of the main facade, the roof extends easterly as a hip roof, but extends above the dormer window as a gable roof. (8) Relationship of textures. The smooth- faced stone of the walls, combined with plain-cut mortar joints, creates a smooth-surfaced wall, which contrasts with the rock-faced stone of the foundation and porches, the wooden elements, and the fish-scale slate roof. (9) Relationship of color. The major color impression is the red-pink veining of the major stone, which contrasts with the buff color of the porch stone and the grey-white of the foundation stone. The grey slate provides another color contrast. The woodwork at time of designation was painted dark red, with cream being used as a background color for the gable carvings. The dark red provides contrast and relates well to the color of the stone. The original colors of the house, as determined by professional analysis, are always acceptable. (12) Walls of continuity. Inapplicable due to single building district. (13) Relationship of significant landscape features and surface treatments. The house has grass turf to the east and north. Foundation plantings are not present; there are some deciduous plantings. New plantings should reflect the practices of the late Victorian period. A simple concrete walk leads directly to the front steps from the public sidewalk. A low iron fence is placed diagonally from the northeast corner of the house to the intersection of the Second Avenue and Alexandrine public sidewalks. (10) Relationship of architectural details. Much of the detail on the building is carried out in the major stone. Windows Supp. No. 1 372 I I I I I I �DETROIT ZONING ORDINANCE (14) Relationship of open space to structure. The front of the house faces onto a small front lawn; there are small side yard spaces, and a small rear yard space. I I I I I I I I I - App. C, § 25-2-69 house to the public sidewalk contribute to the urban character of this substantial Victorian house. A mixture of residential, commercial, and institutional buildings in the area creates a feeling of diversity and continuing history, to which the Campbell-Symington House contributes. (Ord. No. 295-H, § 1(28A-1-19), 12-6-78) (15) Scale of facades and facade elements. As existing at time of designation. See photograph on file in the office of the city clerk. (16) Directional expression of front elevation. The division of the facade into three (3) segments, with surmounting gable or dormer on the two (2) segments to the sides, and the tall, narrow windows, are strong vertical elements. The front porch the drip courses provide horizontal elements of considerably less strength. The composition emphasizes the vertical. Sec. 25-2-69. St. Albertus Historic District. (a) An historic district to be known as the St. Albertus Historic District is hereby established in accordance with the provisions of this article. (b) The boundaries of the St. Albertus Historic District are as shown on the map on file in the office of the city clerk, and are described as follows: (17) Rhythm of building setbacks. Inapplicable due to single building district. (1) Ori the north, the center line of East Canfield. (18) Relationship of lot coverages. Inapplicable due to single building istrict. (2) On the east, the center line of St. Aubin Avenue; (19) Degree of complexity within the facade. The facade is basically composed of three (3) vertical elements, with decorative stonework within the segments. The porch and the cornices are simple wooden elements, while the decorative detail of the gables is much more complex. (3) On the south, the southerly boundary of Lot 36 of the subdivision of Out Lot 42 of the St. Aubin Farm (P.C. 14 and 587, L.1, P. 299) extended to intersect the center line of St. Aubin Avenue; (4) On the west, beginning at the center line of East Canfield, thence southerly along a line thirty-five (35) feet east of the western boundary of the St. Aubin Farm, and parallel to that boundary, to its intersection with the south line of Out Lot 43 of the St. Aubin Farm; thence easterly along said southern boundary of Out Lot 43 to a point one hundred twenty-five (125) feet from the westerly boundary of the St. Aubin Farm; thence southerly along a line one hundred twenty-five (125) feet from the western boundary of the St. Aubin Farm and parallel to it to its intersection with the southerly boundary of the said Lot 36 of Out Lot 42. (20) Orientation, vistas, overviews. The building's primary orientation is to Second Avenue; there is a secondary orientation to Alexandrine. (21) Symmetric or asymmetric appearance. While the treatment of the facade is not perfectly symmetrical, with differences in window and roof treatments from one side to the other, the facade is balanced, and a symmetrical composition. (22) General environmental character. The relatively small lot size in relationship to the building, the nearness of other structures, and the closeness of the Supp. No. 1 373 �App. C, § 25-2-69 DETROIT, MICHIGAN with ogival arches; each door has a large pointed-arch window above. In the tower, further openings exist; at small, circular window at a third floor level, ogival openings with louvers in the octagonal state of the tower, and four (4) steeply pitched gabled dormers at the base of the spire. The rectory facade has its voids arranged symmetrically; the facade is divided into three (3) parts by the existance of two (2) two-story bay windows which are connected in the center by a projecting pavilion. The side windows of the two (2) bays on the first floor are rectangular as are the windows of the second floor. The two (2) central windows of the bays and the main entrance arch are larger arched openings. The opening in the central pavilion above the main entrance has a segmental arch. The central pavilion rises into the third story as a dormer which contains a triple sash window. (c) The design treatment level of the St. Albertus Historic District shall be rehabilitation, as provided for in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows. Reference may be made to photographs on file in the office of the city clerk. (1) Height. The church building is a tall single story, approximately thirty-five (35) feet tall at the eaves, with a tower and spire (which are approximately twice the height of the roof ridge) at the east end. The rectory is two-and-onehalf (2 ½) stories tall. (2) Proportion of buildings' front facade. The facade proper of the church is nearly equal in width to height, but the proportional system is made emphatically vertical by the division of the facade into vertical bays, the center of which rises into the tower. The rectory facade is also about equally proportioned, but echoes the treatment of the church with its division into vertical bays, the center of which rises into a dormer window on the third floor level. (5) Rhythm of spacing of buildings on streets. Since there are only two (2) buildings in the district, separated by over sixty (60) feet, no rhythm is created. (3) Proportion of openings within the facade. Openings constitute twenty (20) to twenty-five (25) percent of the facade area of both buildings. Openings in the facade of the church are generally taller than wide with ogival arches. Openings in the rectory facade are taller than wide and generally rectangular, although the three (3) openings in the main facade of the first floor have arched tops and the second floor opening in the central pavilion has a segmental arch. (6) Rhythm of entrance and/or porch projections. Both buildings have projecting central features containing the main entrances and rising above the eave level. (7) Relationship of materials. The major contrast of materials in both buildings is that of brick, which is the dominant material, to stone trim. There is also contrast of materials in the relationship of wood trim to masonry structures and of differing roofing materials-copper on the church and asphalt on the rectory. ( 4) Rhythm of solids to voids in front facade. The church front facade is divided into three (3) sections by the central tower projection, and there are two (2) further entrance pavilions flanking the facade. The three (3) main sections have single large openings at ground level in the form of doorways (8) Relationship of textures. The plain cut mortar joints provide a regular low relief pattern to the wall surfaces; repointed joints should match the original in treatment. The smooth stone Supp. No. 1 374 I I I ~ I I �DETROIT ZONING ORDINANCE I I I I I I I I a - App. C, § 25-2-69 (13) Relationship of significant landscape trim, the rough stone foundation of the church, and the smooth wooden trim all contrast with the dominant brick surfaces. On the rectory, the use of brick in a three-dimensional manner above the arches of the facade provides further textural contrast. The roofs provide further textural differences; the church roof of smooth copper with ribs and the recotry roof of asphalt shingle contrast the the other building materials in the respective buildings. features and surface treatments. The Canfield Avenue side of the church, and the area in front of both church and rectory are planted in grass turf. There is an iron fence on the Canfield and St. Aubin sides of the church; the rectory front yard is fronted by a hedt{e. There is a driveway to the south of the rectory and par king areas in the rear. Plantings are simple, with bushes and trees. Several pieces of statuary exist; most notable is the late Victorian style monument located at the northeast corner of the church. (9) Relationship of color. The buildings are both painted red, with wood and stone trim painted white, providing the major color relationship. The copper roof and pinnacles of the church provide further color contrast on the building; the dark asphalt roof of the rectory also provides a further color relationship. (14) Relationship of open space to struc- tures. The church nearly fills its lot on the Canfield and St. Aubin sides. The rectory is spaced about sixty (60) feet south of the church, and is set back further, giving it a more generous setting. The relationship fo the two (2) buildings to the public right-of-way and to each other is characteristic and important. (10) Relationship of architectural details. Detail on the church is largely carried out on stone or wood, and kept simple in character. An exception is the copperwork of the truncated spire, which is very elaborate. Some detail, including the crossing spire and the pinnacles have been very much simplified from their original state. Other detail consists of moldings in stone around openings, tracery in the windows which is made of wood, and the laying of brickwork in patterns, such as the blind arcading in the gable ends. The rectory has details in similar materials, with the decorative brickwork above the facade archways and the carved stone decorations crowning the central pavilion. (15) Scale of facades and facade elements. As existing at time of designation. See photographs on file in the office of the city clerk. (16) Directional expression of front eleva- tions. Both elevations are vertical in directional expression due to central features which project above the eave lines. In the case of the church, the pitches gable also contributes to the vertical expression of direction. (17) Rhythm of building setbacks. The two (2) buildings have different setbacks and no rhythm can be established. (11) Relationship of roof shapes. The church has triangular gable roofs and a truncated conical spire; the rectory has a hip roof with dormer. (18) Relationship of lot coverages. Since the two (2) buildings exist on a portion of a large piece of property which is owned by one institution, it is impossible to determine lot coverage. (12) Walls of continuity. This element is not created due to a two-buildings district, and the fact that the buildings are not set back equally from the public rightof-way. (19) Degree of complexity within the facade. The two (2) facades, with their details in stone and wood, their brickwork laid Supp. No. 1 375 �App. C, § 25-2-69 DETROIT, MICHIGAN to the commission's consideration are those spaces ordinarily open to or seen by the public, including narthex (or vestibule) and main church, including nave, aisles, transepts, chancel (or sanctuary), gallery, and any other space ordinarily open to and seen by the public. Areas not open to and seen by the public, including sacristies, basement and attic areas, closets, and service areas, are not hereby made subject to commission consideration. in patterns, and their articulated facades, are somewhat complex. This is especially true of the church with its tower and spire forming part of the facade. (20) Orientation, vistas, overview. Both buildings are primarily oriented to St. Aubin. The church has a transept facade oriented to Canfield, and another facing south into the interior of the church property. The church and its spire provide a landmark from both directions on St. Aubin for some distance; the rectory becomes visable only when the viewpoint is closer. (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent furniture within the designated areas of St. Albertus Church, the commission shall use the following criteria: (21) Symmetric or asymmetric appearance. Both buildings' main facades are symmetrical; In addition the transept facades of the church are symmetrical. (i) Subsections (d)(l) through hereof, as applicable. (22) General environmental character. The church and rectory, together with other portions of the parish physical plant from a compound notably different in character. The church and rectory, together with other portions of the parish physical plant, for [form] a compound notably different in character and use from the surrounds. The property is clearly set off for a special purpose, and that purpose has created a special architectural character. The compound as a whole is clearly urban in character, though the planted area south of the church and east of the rectory gives an open felling in the area. (22) (ii) The architectural or historical significance of the existing or proposed structure, feature, permanent furniture, or furnishings traditionally associated with the building, and its relationship to the architectural and historical value of the St. Albertus Historic District: (iii) The purpose of the designated spaces within St. Albertus Church and the needs of its owners, provided, however, that such considerations shall not bind the commission to permit any alteration solely on the basis of use; (e) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider interior features in certain portions of St. Albertus Church, located within the St. Albertus Historic District, and permits shall be required for such interior work in those portions of St. Albertus Church as provided for in Division 2, as if such interior work were exterior work. (iv) The provisions of section 25-2-22; (v) Any other factor, including aesthetic, which the commission deems to be pertinent. (3) As a guide in considering proposals affecting the interior of St. Albertus Church, the commission shall make use of a set of forty-five (45) 35mm. color slides, taken by the staff of the historic designation advisory board on April 30, (1) The interior spaces of St. Albertus Church which are hereby made subject Supp. No. 1 376 �I l I I I I I I I I a - DETROIT ZONING ORDINANCE App. C, § 25-2-70 it is wide, and the Broadway facade approximately twice as tall as it is wide. 1979, and representating the state of the interior as of that date. Copies of this set of slides, together with a list describing each slide, are on file in the offices of the city clerk, the historic district commission, the historic designation advisory board, and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 299-H, § 1(28A-1-20), 1-10-79; Ord. No. 328-H, § 1, 5-30-79) (3) Proportion of openings within the facade. From ground level to the windows sill level of the second floor windows, the proportion of openings is high, over fifty (50) percent because of the store windows. From the window sill level of the second floor windows to the top of the building, the proportion of openings is about thirty-five (35) percent. All window openings are approximately twice as tall as wide, although some windows are paired, creating an opening in the wall about equal in height and width. Sec. 25-2-70. Breitmeyer-Tobin Building Historic District. (a) An historic district to be known as the Breitmayer-Tobin Building Historic District is hereby established, in accordance with the provisions of this article. ( 4) Rhythm of solids to voids in front (b) The boundaries of the Breitmeyer-Tobin Building Historic District are as shown on the map in the office of the city clerk, and shall be the same as the boundaries of the building lot upon which the structure known as the Tobin Building stands, which is described as follows: facade. The two (2) main facades are treated alike. The first floor has nearly continuous store windows, leaving a strip of solid wall above the windows; the building entrance at the northwest corner of the building is an exception on the floors above, paired windows occur nearest the corners, while single windows are evenly spaced throughout the central portion of the facades. The south fifty-six and sixty-five hundredths (56.65) feet of the west sixty and eighty-five hundredths (60.85) feet of Lot 5 and the vacated ten (10) feet of land in front, Section 9, Governor's and Judge's Plan. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. (c) The design treatment level of the Breitmeyer-Tobin Building Historic District shall be rehabilitation, as provided for in section 25-2-2. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building district. (7) Relationship of materials. The major materials are brick and terra-cotta, with wood used for window frames and a sheet metal cornice. The black facing of the ground floor is not original. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (1) Height. The building is eight (8) stories in height, and approximately one hundred (100) feet tall. (8) Relationship of textures. The low relief pattern of the mortar joints in the brickwork contrasts with the smoother texture of the terra-cotta decorations and the sheet metal cornice. Given the relatively high proportion of window (2) Proportion of building's front facade. Both main fa cades are considerably taller than wide; the Gratiot facade is approximately three (3) times as tall as Supp. No. 1 377 �App. C, § 25-2-70 DETROIT, MICHIGAN area, the smooth reflective quality of the glass also forms a contrast with the wall surfaces. The nonoriginal smooth black facings of the first "floor contrast with the wall surfaces above. (14) Relationship of open space to structure. There is no open space within the district other than the sidewalk area. (15) Scale of facade and facade elements. As existing at time of designation. See photograph on file in the office of the city clerk. (9) Relationship of color. The major color relationship is the rich contrast of cream terra-cotta with the red brick, typical of the style of the building. The cornice is presently painted grey, although it may originally have been painted to match the terra-cotta. The neutral color of the window frames is unobtrusive. The black facing of the first floor contrasts with the red and cream elements above. Original paint colors of the painted surfaces of the buildings, as determined by professional analysis, are always acceptable. (16) Directional expression of front eleva- tion. Both main elevations are vertical in expression, although there are strong horizontal accents. (17) Rhythm of building setback. Inapplica- ble due to single building district. (18) Relationship of lot coverages. Inappli- cable due to single building district. (19) Degree of complexity within the facade. The elaborate terra-cotta ornament lends considerable complexity to the facades, which are simple in form. (10) Relationship of architectural details. The detail on the building is nearly all in terra-cotta, except for the metal cornice, so that the detail is contrasting in material and color. The differing treatment of windows at the corners emphasizes the outline of the building, and creates a vertical accent. The overhanging cornice provides a firm finishing element at the top of the building, and is valuable as a rare survival or a cornice of this type in Detroit. The rich quality of the detail contrasts with the plain surfaces of brick which form the major wall surfaces. (20) Orientation, vistas, overviews. The building is oriented to Gratiot (Pingree Square) and Broadway. The other facades are not intended to be noticed. There is a vista from the south on Randolph in which the building is prominent. (21) Symmetric or asymmetric appearance. The two (2) main facades are fully symmetrical above the first floor; asymmetrical elements on the first floor are weak, and do not detract from the overall impression of perfect symmetry. (22) General environmental character. The (11) Relationship of roof shapes. The roof of the building is not visible from the ground, and is presumably flat. height of the building, and the fact that it fills its lot, give it a character which reflects its location in the center of major urban center. The decorated character of the building reflects the character of urban centers at the date of construction. (Ord. No. 304-H, § (12) Walls of continuity. Inapplicable due to single building district. (13) Relationship of significant landscape features and surface treatments. The building fills the available land, and is surrounded with concrete sidewalk on the two (2) main facades. The usual street furniture is present on the sidewalks. 1(28A-l-21), 1-31-79) Sec. 25-2-71. Church of Our SaviorLeesville Historic District. (a) An historic district to be known as the Church of Our Savior-Leesville Historic Supp. No. 1 378 I .I 'flt �I I I DETROIT ZONING ORDINANCE App. C, § 25-2-71 tion of openings is higher, there being more windows which are larger than those in the church. All windows in the parish house are approximately twice as tall as wide, though some openings have two (2) windows paried to create a total opening approximately as wide as tall. Most windows in thfA church section have ogival arches at the top and are double-hung guillotine sash. The windows in the side of the nave have vertical muntins centered, making them two-over-two in pattern. The windows of the parish house are also double-hung sash but without muntins. District is hereby established, in accordance with the provisions of this article. (b) The boundaries of the Church of Our Savior-Leesville Historic shall be as follows: (1) The center line of Harper. (2) The center line of Cadillac. (3) The western boundary of Lot 9 of Toms and Butler's Subdivision of Section 1 of the rear concession of Private Claims 257 and 337, as shown in Liber 3, Page 22, Wayne County Plats. (4) The center line of the alley which adjoins the southern boundary of Lot 9 of Toms and Butlers' Subdivision, described above. ( 4) Rhythm of solids to voids on front facade. The main facade of the church has openings symmetrically grouped about the entrance vestibule, with the main door centered in the vestibule structure. A pair of windows flank the vestibule, and a circular window is center above it. (c) The design treatment level of the Church of Our Savior-Leesville Historic District shall be rehabilitation for the brick structure known as the Church of Our Savior, and conservation for the frame addition to it known as the Church of Our Savior Parish House, as provided for in section 25-2-2. The main facade of the parish house has a large set of windows centered, which originally had a large arched section above which is now covered by the siding. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (5) Rhythm of spacing of buildings on (1) Height. The building is one story in height, approximately thirty-five (35) feet tall. streets. Inapplicable due to single building district. (6) Rhythm of fence and/or porch projec- (2) Proportion of building's front facade. tions. Inapplicable due to single building district. The facade of the church is approximately as tall to the top of the gable as it is wide. (7) Relationship of materials. The major materials of the church building are the brick of the walls, the wood of the windows, doors and cornice, and the asphalt shingle of the roof. The parish house materials are aluminum siding and artificial stone on the walls, wood at windows and doors, and asphalt shingle. (3) Proportion of openings within the facade. In the church building, the proportion of openings in the main facade (approximately thirteen (13) percent) is quite low, as it is in the sides. The windows are small in relation to the wall surfaces. Except for circular windows, one centered above the main entrance and another in the rear wall of the chancel, all windows are three (3) or more times as tall as wide. In the parish house, the propor- (8) Relationship of textures. The low relief pattern of the mortar joints in the brickwork is the major texture of the church portion. This contrasts with the Supp. No. 1 379 �1 App. C, § 25-2-71 DETROIT, MICHIGAN I (14) Relationship of open space to structure. limited amount of woodwork and the asphalt shingle roof. The textures of the parish house wing have been totally altered by the use of aluminum siding and artificial stone, which contrast with the wooden surfaces and the asphalt shingle roof. There is no significant open space other than the lawns and parking lot mentioned above. (15) Scale of facade and facade elements. The scale of the church building is small, with small elements within it. See photograph on file in the office of the historic designation advisory boarad [hoard]. The scale of the parish house main facade is also small; it originally contained one large element, a roundheaded window, now partially covered with siding. (9) Relationship of color. The major color relationship at the time of designation is the white painted surfaces of the walls and the black of the roof. Lesser color relationships involve the beige of the artificial stone on the parish house, the dark green of the window frames in both sections, and the brown of the front doors. l l (16) Directional expression of front eleva- tion. The main facade of the church portion is balanced, hut with minor vertical elements. The directional expression of the parish house facade is balanced. (10) Relationship of architectural details. The building is extremely simple; most of the detail is in brick in the case of the church; brick surrounds at the windows, and brick butresses, particularly on the main facade. Decorative wooden brackets decorate the cornice and eaves. Any detail of the parish house has been hidden by the later siding. The original bell cote on the roof of the church at its north end was a valuable architectural detail. 1 (17) Rhythm of building setbacks. Inapplicable due to single building district. (11) Relationship of roof shapes. All three (3) sections of the building have triangular gabled roofs. (18) Relationship of lot coverages. Inapplicable due to single building district. l (19) Degree of complexity within the facade. Both the main facade of the church and the parish house are simple. "iI (20) Orientation, vistas, overview. The major orientation is to Harper, with a minor orientation to Cadillac. Because of the open character of the FreewayGratiot-Harper-Cadillac intersections, the church is highly visable as a structure of unusual date and style for the area. (12) Walls of continuity. Inapplicable due to single building district. (13) Relationship of significant landscape features and surface treatments. The church portion of the building is surrounded on the north, east, and west, with a small grass turn lawn enclosed by a Victorian iron fence. Behind the parish house, to the south, there is a large open space used for parking. A chain-link fence is placed from the northwest corner of the building to the lot line. The street furniture, including light poles, poles for traffic signals, a telephone booth, parking meters, and the like, is obtrusive. (21) Symmetric or asymmetric appearance. Both the facade of the church and of the parish house are symmetrical. (22) General environmental character. The size and scale of the building, its character of a religious institution, and its architectural character of the 1870s and 1890s provide a strong contrast with the twentieth century commercial nature of the area, and a reminder that a small town existed at this location Supp. No. 1 380 7 �I I I DETROIT ZONING ORDINANCE (3) Proportion of openings within the facade. All individual openings are taller than wide, though the main windows in the second and third floor are grouped to form openings about equal in height and width. The proportion of openings in the facade is low, though the main windows are large, since the first floor openings are very small; openings from not more than approximately twenty-five (25) percent of the facade area. prior to the expansion of Detroit. (Ord. No. 311-H, § 1(28A-1-22), 2-21-79) Sec. 25-2-72. Scarab Club Historic District. I (a) An historic district to be known as the Scarab Club Historic District is hereby established, in accordance with the provisions of this article. (b) The boundaries of the Scarab Club Historic District shall be as shown on the map in the office of the city clerk, and shall be as follows: ( 4) Rhythm of solids to voids in front facade. Except for one tall, narrow window over the entrance, which gives emphasis to the entrance bay, the windows are grouped in recessed bays on the second and third floor levels. The windows at first floor level read as grilles, not as windows. The placement of the entrance bay at the side creates asymmetry in an otherwise balanced facade. (1) On the west, the west line of Lot 81 of Farnsworth Subdivision of Park Lots 38 and 39, extended north and south. (2) On the north, the center line of the alley between Farnsworth and Frederick. (3) On the east, the east line of Lot 82 of Farnsworth Subdivision of Park Lots 38 and 39, extended north and south. (4) On the south, the Farnsworth. center line App. C, § 25-2-72 (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. of (c) The design treatment level of the Scarab Club Historic District shall be rehabilitation, as provided for in section 25-2-2. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building district. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows. Reference may be made to the photograph on file in the office of the city clerk. (7) Relationship of materials. The major material is brick. Small amounts of wood, metal, and tile exist providing some contrast. The slate of the gabled roof provides another contrast of materials. (1) Height. The building is three (3) stories tall on a basement; the tall third story contains balconies at fourth floor level. (8) Relationship of textures. The major textural effect is that of the low relief pattern of brick and mortar. The band of decorative brick at the first floor level provides textural contrast, as does the leaded glass of the windows and the slate of the roof. The texture of the wooden doors is not very visible under the awning recently installed above the entrance. (2) Proportion of building's front facade. The height of the building is approximately seventy (70) percent of the width. The proportions of the design are vertical, however, with the emphasis on the vertical in the window bays and the tall narrow window over the entrance. The roof and the band of decorative brick at the first floor level are horizontal accents. (9) Relationship of color. The brick is an orange/brown buff and steel grey Supp. No. 1 381 �I App. C, § 25-2-72 I DETROIT, MICHIGAN blend, which provides the major color. The dark metal window frames provide contrast, as does the slightly colored window glass. Major color accents are provided by the ceramic scarab on the upper left of the facade, and the awning recently installed above the entrance. The roof slates, green/grey and buff, provide another color contrast. structure. Behind the garden wall and south of the alley are a few feet of undeveloped land. (15) Scale of facades and facade elements. Inapplicable due to single building district. (16) Directional expression of front elevation. The massing of the wall and window bays give a vertical emphasis to an almost balanced composition. (10) Relationship of architectural details. The detailing of the building is fairly simple, mostly of the type that a workman could carry out with materials at hand, such as the band of decoratively-laid brick at first floor level. Other details, such as the leaded windows and the ceramic scarab, relate to handcrafts also. While the details are handsome, the building tends to emphasize massing more than detail. (17) Rhythm of building setbacks. Inapplicable due to single building district. (18) Relationship of lot coverages. Inapplicable due to single building district. (19) Degree of complexity within the facade. The facade is made up of large forms carefully massed; as such, it is not overly complex. (11) Relationship of roof shapes. The building has a small gable roof which runs from side to side above the facade, but covers only a small area in the front of the structure. The rest of the roof is flat. (20) Orientation, vistas, overviews. The building is oriented to Farnsworth Street; the rear facade relates to the walled garden. The building is visible from some distance to the south due to the large expense of cleared land across Farnsworth. (12) Walls of continuity. Inapplicable due to single building district. (21) Symmetric or asymmetric appearance. The building is mildly asymmetrical. (13) Relationship of significant landscape features and surface treatments. In the front of the building, low foundation plantings and brick paving are significant landscape features. In the rear, the walled garden, with its walls, pavements, statuary, and plantings, is a significant landscape feature. (22) General environmental character. The area, with its mixture of commercial residential and institutional uses, has a feeling of diversity, to which the Scarab Club contributes. The Scarab Club itself has a distinctly urban and institutional character, given its relationship to its lot and its distinctly nonresidential and noncommercial character. (Ord. No. 336-H, § 1(28A-1-23), 718-79) (14) Relationship of open space to structure. The main facade stands almost at the sidewalk, leaving little significant open space in front of the building other than the public right-of-way. The building fills its lot to the sides, leaving no significant open space at the sides. At the rear, the walled garden fills most of the space between the building and alley, and provides the most significant open space relating to the Sec. 25-2-73. Turkel-Benbow Historic District. House (a) An historic district to be known as the Turkel-Benbow House Historic District is hereby established in accordance with this article. Supp. No. 1 382 1 1 1 1 l... l �I I I I I I I I I -II II - DETROIT ZONING ORDINANCE App. C, § 25-2-73 (5) Rhythm of spacing of buildings on (b) The boundaries of the Turkel-Benbow House Historic District are as shown on the map on file in the office of the city clerk, and are described as follows: streets. Inapplicable due to single building district. (6) Rhythm of entrance and/or porch projections. None. ( 1) The western boundary of Lot 303 of the Palmer Woods Subdivision, extended southward to the center line of West Seven Mile Road. (7) Relationship of materials. The major material is concrete, cast into building block elements of various types. Painted metal is used for window and door frames; glass is a major element. Finished wood is used in very limited quantities. (2) The center line of West Seven Mile Road. (3) The eastern boundary of Lot 304 of the Palmer Woods Subdivision, extended southward to the center line of West Seven Mile Road. (8) Relationship of textures. The major textural elements are the repetitive blocks, some of which have pattern cast into them to create ornament. The only other significant textural contrast is that of concrete and glass. (4) The northern and northeastern boundaries of Lots 303 and 304 of the Palmer Woods Subdivision. (c) The design treatment level of the Turkel-Benbow House Historic District shall be rehabilitation, as provided for in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (9) Relationship of color. The natural grey of the concrete is dominant. White is used as the surface color of the limited amounts of metal window and door framing. A small area of concrete is painted white, notably under the overhands. (1) Height. The house is two (2) stories tall. (10) Relationship of architectural details. Detail is achieved within the contest of the cast concrete elements; in some cases, such as the two-story windows in the southeast corner, detail is achieved by repetition of the elements, which are themselves simple. In other cases, such as the edges of the overhands, the concrete blocks have detailed surfaces which create a continuous band of ornament. (2) Proportion of building's front facade. The unusual nature of this building suggests that there is no element that can be considered the "front facade." That facade facing West Seven Mile Road is approximately as wide as tall. (3) Proportion of openings within the facade. The entire eastern portion of the facade facing West Seven Mile is a two-story tall window made up of square panes. The window as a whole is taller than wide. (11) Relationships of roof shapes. All roofs are flat. (12) Walls of continuity. Inapplicable due to single building district. ( 4) Rhythm of solids to voids in front facade. The West Seven Mile facade has a full height window occupying the eastern two-thirds of its width. The western third is a solid concrete block wall. (13) Relationship of significant landscape features and surface treatments. Paving is restricted to the driveway and par king area to the west side of the lot Supp. No. 1 383 �App. C, § 25-2-73 DETROIT, MICHIGAN J south and east of the house, to which the house is oriented. Vistas and overviews do not exist into the distance, the intention being that the property be self-contained visually. The plantings along the West Seven Mile Road sidewalk and the wooded area to the east of the lawn obscure the view of the house from the street. and behind the house to the north. A large terrace abuts the house on the east side. A grass lawn extends from the house forward to near the West Seven Mile Road sidewalk, and covers about half the width of the property, with the lawn adjacent to the terrace are flower beds. A concrete wall defines the property at the edges of the parking area and along the northeastern boundary; the concrete elements of that wall relate to those of the house. (21) Symmetric or asymmetric appearance. The house is asymmetrical. (22) General environmental character. The general environmental character is of a property in which the house and grounds are designed together to form a unit which is not a part of the surroundings, but self-contained. An important element is the relationship of space within the house to space outside; while there is a clear demarcation between inside and outside space, the two (2) exist in a definite relationship. (Ord. No. 342-H, § 1(28A-1-24), 9-19- (14) Relationship of open space to structures. The house is the only building on the site, and is sited well toward the northwest corner of the property, leaving space to the north and west only for driveway and parking area. The lawn area to the south and east provides an open area which relates to the house and its terraces and balconies; heavy plantings along the West Seven Mile Road sidewalk and a woodsy area to the east of the lawn enclose the property and create a feeling of seclusion within a natural setting. 79) Sec. 25-2-7 4. Trinity Lutheran Church Historic District. (15) Scale of facade and facade elements. The feeling of scale created is that of a long, low building made up of repetitive elements of small scale. (a) An historic district to be known as the Trinity Lutheran Church Historic District is hereby established in accordance with the provisions of this article. (16) Directional expression of front eleva- tions. While the West Seven Mile facade has no particular directional expression, that of the building is emphatically horizontal. (b) The boundaries of the Trinity Lutheran Church Historic District are as shown on the map on file in the office of the city clerk, and are described as follows; (17) Rhythm of building setbacks. Not applicable due to single building district. (1) The center line of Gratiot Avenue. (2) The center line of Rivard, now vacated. (18) Relationship of lot coverages. Lot coverage is approximately ten (10) percent. (3) The center line of the alley running north of Lots 1 through 5 of S. B. Morse's Subdivision (Ll P55 WRC). (19) Degree of complexity within the facade. The facades are essentially simple, containing some complex ornament in the block. (4) A line drawn at right angles to the center line of Gratiot Avenue and running fifteen (15) feet east of the westerly boundary of Lot 5 of S. B. Morse's Subdivision. (20) Orientation, vistas, overviews. The plantings create a secluded area, to the Supp. No. 1 384 I 1 1 1 ] �I I I I I I I I I ''- DETROIT ZONING ORDINANCE impression of being arched bridges between the masses of masonry on either side. In the parish house, the window and door openings follow a regular spacing across the facade, with openings aligned vertically. (c) The design treatment level of the Trinity Lutheran Church Historic District shall be rehabilitation, as provided for in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows. (5) Rhythm of spacing of buildings on streets. Although this element 1s somewhat inapplicable due to the nature of this district containing two (2) interconnected buildings, it is important to note that these two (2) buildings were both designed to stand in the setting of a commercial strip with other buildings of a more commercial nature. (1) Height. The church building is a tall single story, approximately sixty-five (65) feet tall. The church tower is approximately one hundred and four (104) feet tall. The parish hall building is three (3) stories plus roof. (2) Proportion of building's front facades. The church facade is taller than wide, being about sixty-five (65) feet tall and forty (40) feet wide. The parish hall building is wider than tall. The church building's proportional system is made even more vertically oriented by the verticality of the strong massing of elements. The parish hall is more horizontal in proportion because of the horizontal elements, notably by the stone course above the first floor windows. (6) Rhythm of entrance and/or porch projections. None. There are no projections of this kind. (7) Relationship of materials. The major materials of the church are stone, both as wall material and as roof slates, and metal. Wood is prominently used only for the doors. The parish house contrasts brick with stone trim and slate roofing; wood is used for doors and windows. Both buildings used leaded glass as a prominent feature of design. (3) Proportion of openings within the facade. The church facade is divided within its overall verticality into two (2) sections, the lower of which is a horizontal base and the upper a strongly vertical superstructure. The openings follow this basic principle, the dooway being low and wide within the base, and the window much taller than wide within the superstructure. In the parish house, individual windows which are taller than wide are grouped into openings containing two (2) or three (3) windows each which are approximately as wide as they are tall. (8) Relationship of textures. The church building contrasts somewhat roughfaced random-coursed ashlar with the smooth regularity of the ornamental stone elements. The slate roof provides another texture, as does the occasional use of copper or other metals. The parish house contrasts the regular low relief pattern of brick work with the smooth quality of the stone elements, again with the slate texture of the roof providing another textural contrast. Both buildings display large areas of leaded glass with its exterior texture of smooth or slightly textured glass surfaces surrounded by lead canes. ( 4) Rhythm of solids to voids in front -II App. C, § 25-2-74 facades. The church facade is composed of two (2) strong masses of stone flanking t he two (2) openings. Stonework between the door and window and in the gable gives a strong (9) Relationship of color. The stonework of the church contrasts the warmer tones of the rough-surfaced wall stone to the grey color of the dressed stone trim; the Supp. No. 1 385 �App. C, § 25-2-74 DETROIT, MICHIGAN to the west of the church, formerly the area between building and street, is an open space, as are the two (2) parking areas east and west. The eastern par king area does not relate to the buildings, however, given the design of the parish house as a part of a commercial row. colors of the roof slates provide another color contrast, as do the small amounts of copper, wrought iron, other metals, and finished wood. The parish house has a more emphatic color contrast in the relationship of red brick to grey stone, with similar roof elements. (10) Relationship of architectural details. (15) Scale of facades and facade elements. Detail on the buildings is sometimes elaborate, but always architectonic in character. Sculptural decoration is extensive on the church building, and follows an iconographic program. Much of the sculptural detail is in stone; some is in metal. Metal roofing is patterned in several instances. The low base of the church facade, combines with the high upper structure, keeps the elements at street level on a human scale, while giving the whole composition a feeling of large, tall scale which exceeds its actual size. Elements within the facade such as the main entrance door and the window above, tend to be large within the composition, while some decorative elements, such as sculpture, are small; this contributes to the human-scale/large-scale feeling of the facade. The parish house facade contains elements neither very large nor very small, and is balanced in scale. (11) Relationship of roof shapes. The church has a gable roof. The parish house has a gable roof running from side to side on the front of the building. (12) Walls of continuity. This element is not created by the two (2) buildings of this district, since the parish house facade runs parallel to Gratiot, while the church facade is perpendicular to the line of Rivard. (16) Directional expression of front eleva- tions. The church elevation is vertical in expression, while the parish house facade is horizontal. (13) Relationship of significant landscape features and surface treatments. On the Gratiot Avenue side, the buildings are at the sidewalk, and significant landscape features are limited to normal street furniture. (17) Rhythm of building setbacks. The two (2) buildings have varying setbacks and no rhythm is established. (18) Relationship of lot coverages. Both buildings occupy nearly all of their original sites. On the west, the church has foundation plantings between the building and the parking area which now occupies the Rivard right-of-way. Iron fencing closes off the Gratiot side of parking areas both east and west. A small garden has been created in the angled space where the two (2) buildings meet; this is visible only from the interior of the building. (19) Degree of complexity within the facade. The church, with its large door and window and strong tower to the side, is a simple composition with complex detail within it. The parish house is simple both in form and detail. (20) Orientation, vistas, overviews. The highly urban setting of these two (2) buildings tends to preclude vistas or overviews. Both buildings are oriented to Gratiot, although the church facade, being perpendicular to the line of (14) Relationship of open space to struc- tures. The buildings nearly fill the lots; the angling of the church facade in relationship to Gratiot creates the feeling of a small forecourt. The space Supp. No. 1 386 I I I I I I I 1 1 l 1 �I I I I I I I I I I I -✓ - DETROIT ZONING ORDINANCE App. C, § 25-2-74 Rivard, is less so. The angle at which the church facade lies to Gratiot tends to create a slight setback, so that the facade tends to be "revealed" as one travels in either direction on Gratiot. furniture within the designated areas of Trinity Lutheran Church, the commission shall use the following criteria: (21) Symmetric or asymmetric appearance. Both the church and parish house facades are generally symmetrical; the tower provides a strong asymmetric element. (ii) The architectural or historical sig- (i) Subsections (d)(l) through (22), as applicable. nificance of the existing or proposed structure, feature, pe:-manent furniture, or furnishings traditionally associated with the building, and its relationship to the architectural and historical value of the Trinity Lutheran Church District; (22) General environmental character. The church and its parish house together form a unit markedly different in character from the commercial character surrounding them. The special purpose of the buildings has created a special architectural character; the setting is emphatically urban. (iii) The purpose of the designated spaces within Trinity Lutheran Church and the needs of its owners, provided, however, that such considerations shall not bind the commission to permit any alteration solely on the basis of use; (iv) The provisions of section 25-2-22; (e) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider interior features in certain portions of Trinity Lutheran Church, located within the Trinity Lutheran Church Historic District, and permits shall be required for such interior work in those portions of Trinity Lutheran Church as provided for in Division 2, as if such interior work were exterior work. (v) Any other factor, including aesthetic, which the commission deems to be pertinent. (3) As a guide in considering proposals affecting the interior of Trinity Lutheran Church, the commission shall make use of a set of thirty-three (33) 35mm. color slides, taken by the staff of the historic designation advisory board on August 10, 1979, and representing the state of the interior as of that date. Copies of this set of slides, together with a list describing each slide and a diagram showing the designated interior areas, are on file in the offices of the city clerk, the historic district commission, the historic designation advisory board, and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 352-H, § 1(28A-1-25), 11-779) (1) The interior spaces of Trinity Lutheran Church which are hereby made subject to the commission's consideration are those spaces normally open to or seen by the public, including the narthex, nave, pravis, gallery, baptistry, chancel, side chapels, and those parts of the triforium galleries visible from the main floor of the church. Areas not open to and not ordinarily seen by the public, including sacristies, vesting rooms, basement and attic areas, closets, service areas, and the entire interior of the parish house, are not hereby made subject to commission consideration. Sec. 25-2-75. Trinity Episcopal Church Historic District. (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent (a) An historic district to be known as the Trinity Episcopal Church Historic District is Supp. No. 1 387 �App. C, § 25-2-75 DETROIT, MICHIGAN (3) Proportion of openings within the facade. No openings are wider than tall. Most are subdivided, with several emphatically vertical elements combined. Overall, the proportions of the openings is not more than twenty-five (25) percent of the area of the facades. hereby established in accordance with the provisions of this article. (b) The boundaries of the Trinity Episcopal Church Historic District are as shown on the map on file in the office of the city clerk, and are described as follows: (1) On the north, the center line of Myrtle. ( 4) Rhythm of solids to voids in front facades. In the church facade the rhythm of voids in the solids is created by the formal placement of the windows; a large window is centered in the nave facade, with a small opening above; smaller but similar windows open into the aisle facades, flanking the large central window in the same way that the aisle facades flank the nave facade. The facade of the parish hall is a balanced composition with an emphasis on the eastern bay, which contains the two-story stairway bay window. (2) On the east, the center line of Trumbull. (3) On the south, the south line of Lot 38 of McKeow's Subdivision of the south part of Out Lot 96 of the Woodbridge Farm (L.3 P. 50) extended eastward to the center line of T 'r umbull and westward to the center line of the alley. (4) On the west, the center line of the alley west of Trumbull and adjoining Lots 37 and 38 of said McKeown's Subdivision, extended northward to the center line of Myrtle. (c) The design treatment level of the Trinity Episcopal Church Historic District shall be rehabilitation, as provided for in section 25-2-2. • I (5) Rhythm of spacing of buildings on streets. Since these two (2) buildings together form one complex, and occupy a corner of two (2) otherwise residentially developed blocks, no rhythm of spacing has been established. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building complex district. (1) Height. The church is a tall single story; the tallest portion is the tower, approximately seventy-five (75) feet tall. The parish hall is two (2) stories tall with a gable roof. (7) Relationship of materials. The major materials of the church are stone and copper. The limestone of the walls and the sandstone of the trim contrast with the smooth metal roofs. Ironwork is used at the entrances, and wood for entrance doors. The parish hall uses two (2) types of stone for the walls and slate for the roof. Wood is used for window frames and doors. Both buildings have leaded glass as a material used. (2) Proportion of buildings front facades. The Myrtle facade of the church is about as wide as tall, including both the nave and aisle facades. The facade, however, is proportionally emphatically vertical, since the aisle fa cades are much lower than the nave facade, and all three (3) elements are vertically proportioned. The Myrtle facade of the parish hall is also about as wide as tall; the facade is balanced, though vertically is emphasized by the twostory bay containing the staircase. (8) Relationship of textures. The church contrasts rock-faced coursed ashlar with the smooth and/or carved character of the sandstone trim. The copper Supp. No. 1 388 'I I J �I I I I I I I I I I I I - DETROIT ZONING ORDINANCE App. C, § 25-2-75 sidewalk and the church. Otherwise, normal street furniture is present. On the Trumbull side, there is grass lawn between the church and sidewalk with minor plantings. A church sign stands against the aisle of the church on this lawn. To the rear of both buildings is a parking area; on the west, the parish hall abuts the alley. The mos•; significant landscape elements is the "courtyard" created by the adjoining buildings and their connecting wing. This is fully paved; an entrance doorway to the parish ahll [hall] faces Myrtle from the rear of the space. roofs offer textural contrast with their smooth material and widely spaced ribs, although they are visible only from a distance. Iron and wood provide minor textural contrast. The parish hall contrasts smooth-faced randomcoursed ashlar with the smoother, more regular quality of the limestone trim. The slate roof provides another texture iron and wood provide minor textural contrasts; both buildings display the texture of leaded glass. (9) Relationship of color. The stonework of the church provides strong color contrast, since the rock-faced Trenton limestone tends to be self-cleaning, and the sandstone trim has soiled, an almost black-and-white contrast results. The green of weathered copper roofs provides further contrast. The stonework of the parish house was intended to provide color contrast between the beige color of the main randon-coursed ashlar and the light grey of the trim. The beige stone has soiled, increasing the contrast. The natural colors of the slate roof provide further contrast, as does the natural wood tone of the doors. (14) Relationship of open space to struc- tures. The buildings nearly fill their building lots. Small landscaped strips north and east of the church and the "courtyard" are the only open spaces which relate to the structures with any significance. (15) Scale of facades and facade elements. The church building is not large; the use of elements of the facade which are in scale and few in number achieve a sense of monumentality which belies the small size. The parish hall displays one element of large size-the stairway bay window-which serves to emphasize the human scale of the structure as a whole. (10) Relationship of architectural details. Detail on the buildings is sometimes elaborate, but always architectonic in character. Sculptural decoration is extensive on the church, and is symbolic in character. (16) Directional expression of front eleva- tion. The elevation of the church is emphatically vertical in directional expression. The elevation of the parish house is balanced. (11) Relationship of roof shapes. Both buildings have pitched gabled roofs; those on the parish house are more steeply pitched than those on the church. The tower has a flat roof. (17) Rhythm of building setbacks. Inapplicable due to single building complex district. (12) Walls of continuity. Inapplicable due to single building complex district. (18) Relationship of lot coverages. Both buildings occupy nearly all of their original sites. (13) Relationship of significant landscape features and surface treatments. On the Myrtle side, the parish house is placed directly on the sidewalk; some foundation plantings are present between the (19) Degree of complexity within the facade. The church facade is very simple in the number of its elements and their arrangement. The parish house is Supp. No. 1 389 �App. C, § 25-2-75 DETROIT, MICHIGAN (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent furniture within the designated areas of Trinity Episcopal Church, the commission shall use the following criteria: somewhat more complex, with its stairway bay window, gabled dormer, and recessed entrance bay to one side. (20) Orientation, vistas, overviews. Both buildings are oriented to Myrtle Avenue; the church, particularly, is an important element in the streetscape of Trumbull, Grand River, and Myrtle. The triple intersection creates a large open space in which the church is the most prominent feature. (i) Subsections (d)(l) through (22), as applicable. (ii) The architectural or historical significance of the existing or proposed structure, feature, permanent furniture, or furnishings traditionally associated with the building, and its relationship to the architectural and historical value of the Trinity Episcopal Church Historic District; (iii) The purpose of the designated spaces within Trinity Episcopal Church and the needs of its owners, provided, however, that such considerations shall not bind the commission to permit any alteration .solely on the basis of use; (iv) The provisions of section 25-2-22; (v) Any other factor, including aesthetic, which the commission deems to be pertinent. (21) Symmetric or asymmetric appearance. The church is fully symmetrical. The facade of the parish house is asymmetrical. (22) General environmental character. The church and its parish house together form a unit markedly different in character from the commercial and residential uses around them. The special purpose of the buildings has created a special architectural character; the setting is emphatically urban. (e) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider interior features in certain portions of Trinity Episcopal Church, located within the Trinity Episcopal Church Historic District, and permits shall be required for such interior work in those portions of Trinity Episcopal Church as provided for in Division 2, as if such interior work were exterior work. (3) As a guide in considering proposals affecting the interior of Trinity Episcopal Church, the commission shall make use of a set of twenty (20) 35mm color slides, taken by the staff of the historic designation advisory board and representing the state of the interior at the time of designation. Copies of this set of slides together with a list describing each slide and a diagram showing the designated interior areas, are on file in the offices of the city clerk, the historic district commission, the historic designation advisory board, and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 365-H, § 1(28A-1-26), 12-12-79) (1) The interior spaces of Trinity Episcopal Church which are hereby made subject to the commission's consideration are those spaces normally open to or seen by the public, inlcuding the nave, transepts, chancel and side aisles. Areas not open to and not ordinarily seen by the public, including sacristies, vesting rooms, basements, upper floor or attic areas, organ chambers, closets, service areas, and the entire interior of the parish hall, are not hereby made subject to commission consideration. Supp. No. 1 390 -II 'I I I I I I I �I I DETROIT ZONING ORDINANCE Brush; thence easterly along said extended alley center line to its intersection with the center line of the north-south alley placed in the north half of that same block; thence northerly along the center line of said north-south alley and continuing along the center line of the north-south alley located west of Beaubien and between Wilkins and Watson to its intersection with the center line of Watson; thence easterly along said center line of Watson to its intersection with the center line of Beaubien; thence northerly along said center line of Beaubien to its intersection with the center line of Mack Avenue; thence westerly along the center line of Mack Avenue to its intersection with the center line of John R.; thence southerly along the center line of John R. to its intersection with the center line of Eliot; thence westerly along said center line of Eliot to its intersection with the center line of Woodward; thence southerly along the center line of Woodward Avenue to its intersection with a line parallel to the southern boundary of Lot 5, Block 5 of the Brush Subdivision of Park Lots 11, 12, and 13(1.1 P. 191 WCR) said line to be located twenty (20) feet south of said southerly boundary of Lot 5 and extended westerly in a straight line to intersect with the center line of Woodward Avenue thence easterly along said line which is twenty (20) feet south of the southern boundary of Lot 5 to its intersection with the center line of the alley running north and southeast of Woodward Avenue; thence southerly along said center line of said alley to its intersection with the center line of Adelaide; thence westerly along the center line of Adelaide to its intersection with the center line of Woodward Avenue; thence southerly along the center line of Woodward Avenue to the point of beginning. Sec. 25-2-76. Brush Park Historic District. (a) An historic district to be known as the Brush Park Historic District is hereby established, in accordance with the provisions of this article. I I I I I I I I I - App. C, § 25-2-76 (b) The boundaries of the Brush Park Historic District are as shown on the map on file in the office of the city clerk, and shall be: Beginning at a point located at the intersection of the center line of Woodward Avenue and the center line of the north service drive of the Fisher Freeway (formerly Duffield Street) and from that point proceeding easterly along said center line of the north service drive of the Fisher Freeway (Duffield Street) [to] its intersection with the center line of Brush; thence north along the center line of Brush to its intersection with that section of the north service drive of the Fisher Freeway also known as Napoleon Street; thence easterly along said center line of the north service drive of the Fisher Freeway (Napoleon Street) to its intersection with the center line of Beaubien; thence northerly along the center line of Beaubien to its intersection with the center line of Winder; thence westerly along the said center line of Winder to its intersection with the center line of Brush; thence northerly along said center line of Brush to its intersection with the center line of Division; thence easterly along said center line of Division to its intersection with the center line of Beaubien; thence northerly along the center line of Beaubien to its intersection with the center line of Brewster; thence westerly along said center line of Brewster to its intersection with the center line of Brush; thence northerly along the center line of Brush to its intersection with the center line of the east-west alley which is located in the interior of the block bounded by Brewster, Brush, Wilkins, and Beaubien, which alley center line is extended in a straight line westerly to intersect with the center line of (c) The design treatment level of the Brush Park Historic District shall be conservation, as provided in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: Supp. No. 1 391 �App. C, § 25-2-76 DETROIT, MICHIGAN (1) Height. Height varies in the district from one to eleven (11) stories. In the area between Woodward and Brush, the original development was almost exclusively two-and-one-half story houses. Later changes included the construction of apartment buildings among the houses, the majority of which are three (3) stories in height. The tallest building, the former Detroiter Hotel, is located on Woodward Avenue in the commercial strip. All other buildings more than four (4) stories in height are located between Woodward and John R., and generally on or immediately adjacent to buildings on those streets. East of Brush, the original development ranged from one to two-and-one-half stories. Later redevelopment includes apartment buildings not more than four (4) stories tall, most often located on Brush. In the case of the nineteenth century houses located between Woodward and Brush, the two-and-one-half story height implies more height in fe·e t than usual, since ceiling heights in these houses are unusually high. placement than later examples. In later apartments, openings tend to be very regular. II (5) Rhythm of spacing of buildings on "II streets. The area between Woodward and Brush appears to have been developed in a very regular spacing, with fifty-foot lots. This regularity has been disrupted by the demolition of many of the houses, and the vacant land resulting, as well as the occasional combination of lots for larger structures, particularly close to Woodward. East of Brush, smaller lots were used in subdividing, but many buildings stand on more land than one lot, and the parcel sizes are now quite irregular, as is the placement of buildings. (6) Rhythm of entrance and/or porch projections. Most buildings have or had a porch or entrance projection. The variety inherent in Victorian design precludes the establishment of any absolute rhythm, but such projections were often centered. On Woodward, the commercial nature of most buildings and the widening of Woodward has effectively eliminated such projections. (2) Proportion of buildings' front facades. Buildings in the district are usually taller than wide; horizontal proportions exist only in incompatible later buildings, except for row house buildings. (7) Relationship of materials. By far the most prevalent material in the district is common brick; other forms of brick, stone and wood trim are common; wood is used as a structural material only east of Brush. Some later buildings have stucco wall surfaces. Originally, roofs were wood or slate with an occasional example of tile; asphalt replacement roofs are common. (3) Proportion of openings within the facades. Areas of void generally constitute between fifteen (15) per cent and thirty-five (35) per cent of the total facade area, excluding roof. Proportions of the openings themselves are generally taller than wide; in some cases, vertically proportioned units are combined to fill an opening wider than tall. (8) Relationship of textures. The most common relationship of textures in the district is the low relief pattern of mortar joints in brick contrasted to the smoother or rougher surfaces of the stone or wood trim. Slate, wood, or tile roofs contribute particular textural values where they exist, especially in the ( 4) Rhythm of solids to voids in front facades. Victorian structures in the district often display great freedom in the placement of openings in the facades, although older examples are generally more regular in such Supp. No. 1 392 'I I I I I I I I I I �DETROIT ZONING ORDINANCE l I I I I I I I I I I (9) Relationship of colors. Brick red predominates, both in the form of natural color brick and in the form of painted brick. Other natural brick and stone colors are also present. These relate to painted woodwork in various colors, and there is an occasional example of stained woodwork. Roofs of other than asphalt are in natural colors; older slate roofs are often laid in patterns with various colors of slate. Original color schemes for any given building may be determined by professional analysis of the paint layers on the building, and when so determined are always appropriate for that building. (13) Relationship of significant landscape features and surface treatments. The major landscape feature of the district is the vacant land, which creates a feeling that buildings are missing in the district. Some houses have more than the standard fifty-foot lot, and have wide side yards. Individual houses have front lawns often subdivided by walks leading to the entrance; lawns are exceedingly shallow or non/existent in the area between Beaubien and Brush. Side drives are rare, access to garages or coach houses being from the alleys. The closing of Watson and Edmund Place between John R. and Brush has created landscaped malls uncharacteristic to the district. Some walks of stone slabs have survived; others have been replaced in concrete. Sidewalks are characteristically close to the curb. (10) Relationship of architectural detail. On the buildings of the Victorian period, elaborate detail in wood, stone, or sheet metal was common; areas treated include porches, window and door surrounds, cornices, dormers, and other areas. Later buildings are generally simpler, but include less elaborate detail in similar areas. (11) Relationship of roof shapes. Examples I I (12) Walls of continuity. Between Woodward and Brush, the houses originally honored common setbacks which provided for front lawns. Some of the later apartments have not been set back to the same line as the houses amongst ' which they were built, thus disturbing the original line of continuity. On Woodward, the commercial development is typically at the sidewalk, creating a wall of continuity; this is not entirely continuous due to parking lots and some buildings set well back. On John R. and Brush, and east of Brush, buildings are typically placed at or near the sidewalk with little or no front yard. Where buildings are continuous, a wall of continuity is created. case of slates or shingles of other than rectangular shape. of many roof shapes, including pitched gable roofs, hip roofs, mansard roofs, and gambrel roofs are present. Different types are sometimes combined in a single structure, and tower roofs, cupolas, lanterns, belvideres, monitors, conical roofs are used on various Victorian houses. Flat roof areas in the center of hip or mansard roofs are frequent. Later apartment and commercial buildings generally have flat roofs not visible from the ground. The generally tall roofs add height to the houses of the Victorian period. App. C, § 25-2-76 (14) Relationship of open space to struc- tures. There is a large quantity of open space in the area, due to demolition of buildings. The character of this open space is haphazard as it relates to buildings, and indicates the unplanned nature of demolitions due to decline. The feeling created is that buildings are missing and should be present. On Watson and Edmund between John R. and Brush, the streets have been removed and replaced with landscaped malls. The traditional relationship of houses to street has thus become a Supp. No. 1 393 �App. C, § 25-2-76 DETROIT, MICHIGAN (18) Relationship of lot coverage. Older single family houses between Woodward and Brush generally occupy about twenty-five (25) to thirty (30) per cent of the building lot not including coachhouses or garages. Later apartments and commercial buildings often fill a much higher percentage of the lot, sometimes approaching or reaching complete lot coverage. Between Brush and Beaubien, lot coverage for residential structures is generally about forty (40) per cent, with commercial and later apartment buildings again occupying larger percentages of their lots. relationship between houses and landscaped strip open space. (15) Scale of facades and facade elements. In the large houses between John R. and Brush, the scale tends to be large, and the facade elements scaled and disposed to emphasize the large size of the houses. Towers, setbacks, porches and the like divide facades into large elements. On Woodward, the scale ranges from very large, and emphasized by many small window openings, as in the former Detroiter Hotel, and very large, made up of large architectonic elements, such as the churches, down to quite small, with large windows emphasizing the small size, as in some commercial fronts. East of Brush, the scale is smaller and the detail less elaborate, creating a more intimate setting with the buildings closer to the street. Later apartments are large in scale with simple but large elements near the ground and repetitive window openings above, frequently capped by a substantial cornice. (19) Degree of complexity with the facades. The older houses in the district are generally characterized by a high degree of complexity within the facades, with bay windows, towers, porches, window and door hoods, elaborate cornices, and other devices used to decorate the buildings. Newer houses in the northern end of the district and older houses in the southern end tend to be somewhat simpler than high Victorian structures between them; later apartments and commercial buildings tend to more classical decorative elements of a simpler kind. (16) Directional expression of front facades. A substantial majority of the buildings in the district have front facades vertically expressed. Exceptions are some commercial buildings on Woodward, row houses on John R. or Brush, and some duplexes or row houses east of Brush. (20) Orientation, vistas, overviews. Houses are generally oriented to the east-west streets, while apartments and commercial structures are more often oriented to the north-south streets. The construction of the Fisher Freeway has created an artificial public view of the rear yards on Winder between Woodward and Brush. The vacant land in the area, largely the result of demolition, creates long-distance views and views of individual buildings from unusual angles which are foreign to the character of the neighborhood as an intensely developed urban area. Garages and coachhouses are located in the rear of residential properties, and are generally oriented to the alley. (17) Ryhthm of buildings setbacks. Buildings on the north-south streets generally have little or no setback, while older houses on the east-west street between Woodward and Brush have some setback, which varies from street to street, through generally consistent in any one block. Later apartments and commercial structures in that area often ignore the previously established setback. Between Brush and Beaubien, setback is generally very limited, only a few feet, if any, lawn space being provided between sidewalk and building. Supp. No. 1 394 411 II II I I 'I I I I I I ~ I �DETROIT ZONING ORDINANCE I I I I I I I I I I I App. C, § 25-2-77 the Rivard Farm (L 12 P. 348) extended eastward to the center line of Rivard. (21) Symmetric or asymmetric appearance. In the Victorian structures, examples of both symmetry is more characteristic of the earlier houses, while the high Victorian examples are more likely to assemble elements in a romantic, asymmetric composition. Later houses to the north are more often symmetrical, especially when derived from classical precedent. Asymmetrical but balanced compositions are common. Later apartments are generally symmetrical. (c) The design treatment level of the Palms Apartment Historic district shall be rehabilitation, as provided for in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows. Reference may be made to the photograph on file in the office of the city clerk. (1) Height. The building is six (6) stories high, on a basement. (22) General environmental character. The environmental character is of an old urban neighborhood which has undergone, and is undergoing, considerable change. The original development, reflected in the Victorian period houses, has been altered by the provision of more intensive residential development in the early twentieth century, the change in character of Woodward from residential to commercial at about the same time, and a long period of decline. (Ord. No. 369-H, § 1, 1-23-80) (2) Proportion of building's front facade. The building is slightly taller than it is wide. The Jefferson facade is symmetrical; with engaged octagonal towers at the corners and a cornice and balustrade at the top. The main entrance, centered in the facade, is surrounded by limestone ornament. The horizontal water table and stringcourses between every other floor divide the facade into three (3) layers. (3) Proportion of openings within the facade. Windows and doors amount to approximately one-third of the total area of the front facade. Windows are slightly taller than wide. The main entrance is comprised of a large arched opening. Sec. 25-2-77. Palms Apartment Historic District. (a) An historic district to be known as the Palms Apartment Historic District is hereby established, in accordance with the provisions of this article. ( 4) Rhythm of solids to voids in front (b) The boundaries of the Palms Apartment Historic District shall be as shown on the map in the office of the city clerk, and shall be as follows: facade. The engaged octagonal towers at either end of the facade and the projecting central bay contain a heavy concentration of window area. The flat wall surface of each of the two (2) bays flanking the central bay contains two (2) windows per floor. A symmetrical grid pattern is clearly discernable. (1) On the south, the center line of East Jefferson. (2) On the east, the center line of Rivard. (3) On the west, the western boundaries of Lots 4 and 11 of the subdivision of the Rivard Farm (L 12 P. 348) extended southward to the center line of East Jefferson. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building district. (4) On the north, the northern boundaries of Lots 10 and 11 of the subdivision of Supp. No. 2 395 �App. C, I 25-2-77 DETROIT, MICHIGAN (14) Relationship of open space to structure. (7) Relationship of materials. The walls of the building are solid masonry faced with limestone. The windows have wood frames and the main door is iron and glass. The historically significant reinforced concrete floor structures are not visible from the exterior. The front of the building faces onto a small graded front yard; there are no side yards. A tenant parking lot is in the rear of the apartment building. (15) Scale of facades and facade elements. As existing at time of designation. See photograph. (8) Relationship of textures. The randomsized undressed limestone blocks provide a rough-looking surface, in contrast to the smooth limestone ornament and dressed limestone window surrounds and stringcourses. The mortar joints are clearly articulated. (16) Directional expression of front eleva- tion. The two (2) octagonal engaged end towers and the projecting central bay provide vertical expression; the water table, stringcourses and balustrade emphasize the horizontal. A balance between the vertical and the horizontal is achieved. (9) Relationship of color. The light gray color of the limestone facing is the original color of the stone. Most of the wooden window frames are painted (17) Rhythm to building setbacks. Inapplicable due to single building district. light gray in coordination with the (18) Relationship of lot coverages. Inapplicable due to single building district. color of the stone, and the mortar joints. (19) Degree of complexity within the facade. (10) Relationship of architectural details. The facade is composed of several distinct elements as described under "proportion of building's front facade." Ornamental detail is kept to a minimum. Carved limestone classical ornament surrounds the main entrance, a carved panel lies beneath the third-story central bay window, and other than the masonry balustrade above the cornice, the building is quite austere in its lack of detail. (20) Orientation, vistas, overview. The building's primary orientation is toward Jefferson Avenue; its secondary orientation is toward Rivard. The northern, or rear facade, was not meant to be seen and is therefore functional in appearance. (11) Relationship of roof shapes. The roof is flat; and hidden by the balustrade. (12) Walls of continuity. Inapplicable due to single building district. (21) Symmetric or asymmetric appearance. The appearance is symmetrical. (13) Relationship of significant landscape features and surface treatments. The land in the rear has always been associated with the apartment building and is now a tenant parking lot. Large evergreen shrubbery on a slightly graded grass turf front yard flanks the main entrance. A masonry stairway covered by an awning to the sidewalk leads up to the entrance on Jefferson. (22) General environmental character. The building's orientation towards a major thoroughfare, surrounded by other commercial and residential structures of different ages and uses contribute to the urban character and feeling of diversity along East Jefferson Avenue. (Ord. No. 378-H, § 1(28A-l-28), 2-27-80) Supp. No. 2 396 I I I I �DETROIT ZONING ORDINANCE porte-cochere. Red sandstone belt courses divide the building between stories horizontally. The church is longer from gable to gable than it is tall to the gable. The tower emphasizes the vertical three (3) b one. The facade of McCollester Hall is approximately as tall to the top of the gable as it is wide. Sec. 25-2-78. First Unitarian-Universalist Church Historic District. I I I I I I I I I I I (a) An historic district to be known as the First Unitarian-Universalist Church Historic District is hereby established, in accordance with the provisions of this article. (b) The boundaries of the First UnitarianUniversalist Church Historic District shall be as shown on the map in the office of the city clerk, and shall be as follows: (3) Proportion of openings within the facades. In the McAdow House the proportion of openings in the main facade on Cass and the secondary facade along Prentis amounts to approximately twenty-five (25) per cent of the facade area, excepting the roof. All window and door openings are proportionately at least two (2) times taller than they are wide, excepting the second story loggia opening, which is almost square, the second story bay loggia opening, which is wider than it is tall although divided by columns, the first story arched entranceway and the porte-cochere, which are almost as wide as they are tall. All openings in the first story have round heads; single sash plate glass windows with transoms are inserted. Similar square headwindows are on the second floor. Openings in the church amount to approximately fifteen (15) to twenty (20) per cent of the facade area. Large pointed arch window openings in nave aisles are taller than wide; window openings in clerestory are slightly wider than tall but contain three (3) windows with trefoil traGery each. The · window openings in the tower amount to approximately ten (10) per cent of the wall area; they increase in height as they go up. The front facade of McCollester Hall contains approximately twenty (20) per cent wall openings. 1. On the east, the center line of Cass Avenue. 2. On the north, the center line of Forest Avenue. 3. On the south, the center line of Prentis. 4. On the west, the center line of the north-south alley running from Prentis to Forrest west of Cass Avenue. (c) The design treatment level of the First Unitarian-Universalist Church Historic District shall be rehabilitation, as provided for in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (1) Height. The Perry McAdow House is two and one-half (2 ½) stories in height, the First Unitarian-Universalist Church is a single story in height, approximating two (2) stories (32 feet) to the eaves and forty (40) feet to the top of the gables: Its three-story tower on the northeast corner of the lot is sixtysix (66) feet high. McCollester Hall is two (2) stories high (25 feet). The cornice lines of the church and McCollester Hall closely correspond in height to the cornice line of the McAdow House. ( 4) Rhythm of solids to voids in front facade. The main facade of the McAdow House is divided into three (3) sections, each fenestrated within itself. The south section, a two-story bay, contains one window in each of its (2) Proportion of buildings' front facades. I 'I App. C, § 25-2-78 The facade of the McAdow House is approximately as tall to the ridge of the roof as it is wide, excluding the Supp. No. 2 397 �l App. C, § 25-2-78 DETROIT, MICHIGAN two (2) through its use of both brick and limestone. three (3) faces on the first story, and is open, divided by corinthian columns, on the second story. Behind this open loggia bay is one window. Voids are placed one directly above the other, resulting in an organized arrangement of solids and voids. The entrance is recessed behind an arched opening on the north side of the front facade . Above this is a loggia with a window in the wall behind. The east facade of the church is divided into bays by spur buttresses; each bay contains one window. Clerestory windows are directly above the nave windows. Buttresses divide the church tower into two (2) bays; each bay contains one window per story above the pointed arched recessed entrance cut in the tower. The front facade of McCollester Hall contains a recessed arched entrance flanked by one window on each side and topped with a horizontal opening with tracery windows inserted. Above this, in the gable, is a single small vertical slitlike window. (9) Relationship of colors. The major color relationship is the red brick and red sandstone with the bedford limestone. The gray slate roof, black carved wooden dormer pediments, and black wooden window trim of the McAdow House provide further contrasts. " II II (10) Relationship of architectural details . The ornamentation on the facade of the McAdow House is derived from the northern renaissance. Most of the detail is in red sandstone or wood, such as the sandstone corinthian columns, stone belt courses, a carved open-latticework parapet, carved modillion cornice, and carved shell-topped pediments over the dormers. The crenelation of the tower, the pointed arches, tracery windows, and spur buttresses, all of limestone, are the gothicizing elements of the church. Limestone buttresses, quoins, and trim ornament McCollester Hall. (5) Rhythm of spacing of buildings on (11) Relationship of roof shapes. The McAdow House has a steep hipped roof with a flat top, projecting chimney stacks and dormers. The church and McCollester Hall have moderately sloped gable roofs. streets. Inapplicable due to single complex district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single complex district. (12) Walls of continuity. In applicable due to single complex district. (7) Relationship of materials. Major materials of the McAdow House are brick and red sandstone, with a slate door and wooden carved elements. The church is faced with bedford limestone. McCollester Hall is of red brick with limestone trim. The limestone matches the stone facing of the church structure while the red brick corresponds to the color of the McAdow House. (13) Relationship of significant landscape (8) Relationship of textures. The smooth brick and sandstone of the McAdow House contrasts with the pecked and smooth surface of the limestone of the church. McCollester Hall reconciles the features and surface treatments. The McAdow House is set back about thirty (30) feet from the street on its south and east sides behind a landscaped lawn surrounded by a chain-link fence. The east side of the church is also set back about thirty (30) feet to follow the line of the McAdow House. A driveway approaches the porte-cochere from Cass and a walk from the sidewalk to a wide set of stairs leads to the entrance of the McAdow House. The entrance to I I ' I I I Supp. No. 2 398 I I �I I ~ I I I I I I I I I I I I ' DETROIT ZONING ORDINANCE App. C, § 25-2-79 enter the church and the McAdow House. Secondary orientations are Prentis and Forest; McCollester Hall, once entered on Prentis, is now entered off the parking lot on Forest, as is the liturgical west end of the church. The west side of the site is separated from the residences on Forest and Prentis by an alleyway. McCollester Hall is off the par king lot at the northwest corner of the site. (14) Relationship of open space to structure. There is no significant open space other than the landscaped lawns and parking lot mentioned above. (15) Scale of facade and facade elements. The scale of the McAdow House is that of a large residence, with elements as existing at the time of designation within it. The scale of the church is modest, except for the relatively massive tower on the northeast corner. See photograph on file with the Historic Designation Advisory Board. (21) Symmetric or asymmetric appearance. While the McAdow House is asymmetrical in appearance, the total effect is balanced. Elements on one side are offset by the elements on the other side. The church is unsymmetrical, with the tower on one end, and McCollester Hall is symmetrical in composition. (16) Directional expression of front eleva- tion. Verticals, such as chimneys, corinthian columns, and two-story bay, are balanced by horizontal elements, such as belt courses and lintels, in the McAdow House. The directional emphasis of the church is horizontal, with the exception of the three-story tower on the north east corner of the site. The directional emphasis of McCollester Hall is neutral. (22) General environmental character. The First Unitarian-Universalist Church Complex is an important element in its urban mixed-use environment. With commercial uses to the south, Wayne State University to the north, and residences to the west, the Victorian McAdow House, with little exterior alteration and the church and McCollester Hall contribute to the continuum of history in that area. (Ord. No. 417-H, § 1(28A-1-29), 11-26-80) (17) Rhythm of building setbacks. Inapplicable due to single complex district. (18) Relationship of lot coverages. Inapplicable due to single complex district. Sec. 25-2-79. Arden Park-East Boston Historic District. (19) Degree of complexity within the facade. (a) An historic district to be known as the Arden Park-East Boston Historic District is hereby established in accordance with the provisions of this article: The front facade of the McAdow House is arranged in an orderly fashion within the three (3) vertical sections. Many architectural elements-the twostory bay/loggia, corinthian columns, and ornamental carvings and stonework, dormer pediments and modillion cornice-contribute to the complexity of the face. The church facade along Cass is organized into bays by spur buttresses and is re!atively simple, as is the facade of McCollester Hall. (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (c) The boundaries of the Arden Park-East Boston Historic District are as shown on the map on file in the office of the city clerk, and shall be: Beginning at a point at the intersection of the center line of Woodward Avenue and the center line of Belmont; proceeding from that point easterly along the center line of Belmont to its intersection with the center line of John R.; from that (20) Orientation, vistas, overviews. The major orientation of the complex is towards Cass, from which one could Supp.No.a 399 �App. C, § 25-2-79 DETROIT, MICHIGAN the street from the proposed structure may be used. The height of the two (2) adjoining houses shall be added into the total twice, with a divisor of ten (10) used to determine the average. Any new building must have a height of the main roof of at least eighty (80) per cent of the resulting average; in no case shall a new building be taller than the tallest roof height included in the computation. In determining the height of existing structures and proposed structures, the highest point of the main roof shall be used, even where towers, cupolas, or other minor elements may be taller. (ii) The level of the eaves of a proposed new structure having as much or more significance for compatibility as the roof height, an average eave or cornice height shall be determined by the same process as that described above. The proposed new structure shall have a height at the eaves, or cornice, of not less than ninety (90) per cent of the average determined. from existing structures, and in no case shall the eaves or cornice of the proposed structure be lower than the lowest eave or cornice height used in the computation, nor higher than the highest. point of intersection proceeding southerly along the center line of John R. to its intersection with the center line of the east-west alley running between Be,lmont and East Boston; from that point of intersection running easterly along the center line of said alley to its intersection with the center line of Oakland Avenue; from that point of intersection proceeding southerly along the center line of Oakland Avenue to its intersection with the center line of the east-west alley running between Arden Park and Westminster; from that point of intersection proceeding westerly along the center line of said alley (extended westward) to its intersection with the center line of Woodward Avenue; and from that point of intersection proceeding northerly along the center line of Woodward Avenue to the point of beginning. (The property included within these boundaries consists of all lots of MacLaughlin's and Owen's Subdivision of the south one-half of the north one-half and the north one-half of the south one-half of quarter Section 37, 10,000 acre tract, except the southerly 20 acres, L 18 P 28, and even lots, 2 to 26, of Moore Hodges and Warren's Subdivision of the southerly one-half of the northerly onehalf of the northerly one-half of one-quarter Section 37, TTAT, L 14/P 13). (d) The design treatment level of the Arden ParkEast Boston Historic District shall be rehabilitation, as provided for in section 25-2-2. (2) Proportion of buildings' front facades. Proportion varies in the district, depending on style and age; height being established by the standards above, proportion will be established by permitting no proposed building or addition to create a front facade narrower or wider than those existing on the same block. (e) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (1) Height. Virtually all of the houses in the district are two and one-half (2 ½ ) stories in height, meaning they have two (2) full stories with an attic or finished third floor within the roof. Original subdivision restrictions required that no house be less than two (2) stories in height. Additions shall be related in height to the existing structure; new buildings shall meet the following standards: (i) (3) Proportion of openings within the facade. Window openings are virtually always taller than wide; several windows are sometimes grouped into a combination wider than tall. Window openings are always subdivided, the most common window type being double-hung sash, whose area is generally further subdivided by muntins. Leaded glass in windows, transoms, and sidelights are present in the styles derived from Elizabethan and Tudor precedence. Facades have approximately fif- The eight (8) adjoining houses on the same block face, excluding any houses built after 1930 and churches, shall be used to determine an average height. If eight (8) houses are not available on the same block face, then one or more houses as close as possible to being directly across Supp.No.a 400 I I I I I I I I I I �r I ~ I I I I I I I I I I I I I I DETROIT ZONING ORDINANCE teen (15) per cent to thirty-five (35) per cent of their [area] glazed. App. C, § 25-2-79 on buildings with stone and/or brick veneer; wood is used for window trim and other functional trim, as well as for decorative purposes. ( 4) Rhythm of solids to voids in front facades. In buildings derived from classical precedence [precedents], voids are usually arranged in a symmetrical and evenly spaced manner within the facade. In styles influenced by the vernacular English architecture, and other styles, voids are arranged with more freedom into a balanced composition. (8) Relationship of textures. The predominant relationship of textures in the district is that of the low relief pattern of mortar joints in brick or stone contrasted to the smooth surface of wood or stone trim. Sometimes brick and stone are contrasted in the same structures. A stucco or shingled second story sometimes provides a contrast to the first story. Half-timbering on stucco, when it exists, is rough-sawn. Tile and slate roofing create textural interest, whereas asphalt shingles generally do not. (5) Rhythm of spacing of buildings on streets. Although the deed restrictions of the McLaughlin's and Owen's Subdivision required that no building be nearer than ten (10) feet to the west property line of any lot, the spacing between buildings is generally wider than ten (10) feet because houses are generally not located on the east lot line. The spacing of buildings tends to be consistent within blocks, even though lot widths may vary, as most houses are situated at or near the center of the lot, leaving open space on either side. Where buildings are closer to one side, a more spacious side yard exists, or, as in the third block where lots are smaller, space for a side driveway exists. The building restrictions did not apply for garages or other outbuildings erected on the rear sixty (60) feet of any lot in McLaughlin's and Owen's Subdivision. (9) Relationship of colors. Natural brick colors (red, buff, brown, yellow) predominate in wall surfaces. Natural stone colors also exist. Stucco and concrete are usually left in their natural state or are painted in a shade of cream or gray. Roofs are in natural colors (red tile, green, brown, and gray-veined slate) and asphalt shingles are predominantly within this same dark color range. Copper flashing stands out on some roofs. Paint colors generally relate to style; the classically inspired buildings, notably the Colonial and Georgian substyles, have wood painted in the range of white and cream. Doors and shutters are frequently black, dark green, brown, and white. Colors known to have been in use on buildings of similar type in the eighteenth or nineteenth centuries may be considered for suitability on similar buildings. Buildings of English medieval inspiration, most notably neoTudor, generally have painted woodwork and window frames of dark brown, buff, or cream color. Light green is also used. Half-timbering is frequently stained dark brown or painted white, the latter not being the original state. Buildings with shingled second stories are painted or stained brown, dark green, or gray. The original colors of any house, as determined by professional analysis, are always acceptable for that house, and may provide suggestions for similar houses. (6) Rhythm of entrance and/or porch projec- tions. Steps, porches and projections were considered a part of the building and came under the building setback restrictions in McLaughlin's and Owen's Subdivision, although in actuality the porches sometimes varied from the setback line. Entrances and porches in the buildings of classical inspiration are usually centered on the front facade. Other styles exhibit more freedom with the entrance and porch placement. Side and rear porches and enclosed sunrooms are common. (7) Relationship of materials. Buildings are brick or stone or a combination of the two (2) or stucco; the upper stories are also of shingles, cement, and plaster (stucco) with halftimbering. Roofing materials include tile, slate, and asphalt shingles. Stone trim is common (10) Relationship of architectural details. Archi- tectural details generally relate to style. Neo- Supp.No.3 401 �App. C, § 25-2-79 DETROIT, MICHIGAN present virtually without exception. Hedges between properties are common. The American elm is virtually extinct in the district, though once the dominant tree. Replacement trees have been planted; additional trees should be characteristic of the area and the period; American elms would only be a practical choice if disease-resistant. Plantings of new trees should be directed toward the restoration of the former straight-line rows of large trees on the front yards and "tree lawns." Straight single-width side driveways leading from the street to the rear garages are the norm, and are either paved in brick, concrete or asphalt. Where a house was built on more than one lot, as was frequent in the first two (2) blocks off Woodward, landscaped side lots forming a part of the original site plan for the residence exist. Piers and walls form gates on Woodward at the entrance to Arden Park and East Boston Boulevards. The piers at Arden Park are of red brick with masonry cresting; smaller-scaled brick piers at the east entrance to Arden Park at Oakland exist. The gates at the west entrance to East Boston are of limestone. The one hundred twentyfive-foot right-of-way is divided down the center by a grassy median planted with evergreens and deciduous trees. These medians and the wide tree lawns create a pleasant, airy residential urban atmosphere. Street lighting poles on East Boston and Arden Park are mostly of the "OP" type with cast iron bases and wooden poles painted black, although some more modern replacements exist. Poles on Woodward and Oakland are of a more modern type located near the curb. On John R., Brush, and Belmont lamps are on brackets attached to wooden "telephone" poles and are located near the curb. All but one lighting pole on Arden Park and East Boston are located in the medians of the boulevards. Although there is no generally observed pattern of placement of poles on the medians, a pole is usually placed at or near the end of each median island, and the poles are usually placed in an alternation from one side of the median to the other. (14) Relationship of open space to structures. Open space in the district was planned, for Georgian and Colonial revival buildings display classical details, mostly in wood and sometimes in stone. Porches, shutters, window frames, cornices, and dormer windows are frequently treated. Details on Mediterranean style or Italian villa-type houses are often done in stone, brick, tile and sometimes stucco, and include arched windows, door openings, and porches. Buildings of Medieval inspiration tend to have details in the form of carved wood or stone ornament on window frames, door frames, eaves, and are frequently half-timbered. The buildings in the district are rich in architectural details. (11) Relationship of roof shapes. A variety of roof shapes exist, again depending on building style. Shallow hipped roofs with dormers, roofs with triangular gables and steep hipped roofs predominate. A few gambrel roofs exist. Complex arrangements of the gabled and/or the hipped types, with subsidiary or transverse roofs are not unusual; dormers are common. Flat roofs are present only as subsidiary roofs on residential structures and as main roofs over two (2) institutional structures. (12) Walls of continuity. Hedges and fences across side yards at the building setback line contribute to the major wall of continuity. Fences and hedges at the edge of the right-of-way, where they exist, contribute to a minor wall of continuity along the front property line. Where trees in rows on the tree lawns have survived in sufficient numbers and where new ones are planted, minor walls of continuity are created. (13) Relationship of significant landscape features and surface treatments. Characteristic treatment of individual properties is a flat front lawn area in grass turf, often subdivided by a walk leading to the front entrance. Materials for such walks are concrete or brick or a combination of these materials. Some front yards have raised rectangular earthwork terraces upon which the house stands with sloping embankments or brick and/or stone retaining walls at the change of grade. Foundation planting, often of the deciduous type characteristic of the period 1900-1930, are Supp.No.3 402 II II I II -I I I I I I I I I �DETROIT ZONING ORDINANCE I I I I I I I I I App. C, § 25-2-79 from the front lot line, but three (3) houses on the north side are approximately forty (40) feet from the front lot line. Some houses on corner lots in the district appear to be set back very slightly closer to the right-of-way than the rest of the houses on their blocks. On Belmont, the setback of the four (4) buildings is approximately twenty-five (25) feet. The varying designs of the houses, with slight setbacks or porch projections in the facades, cause the houses to relate to the front setback line in different ways. the most part, when the subdivision was platted and the lots on the corner of Woodward Avenue and Arden Park were deeded to the city for use as a park. The Woodward frontage at Boston now contains, on the southeast corner, a church structure, and on the northeast corner, a fenced-in open space relating to the Blessed Sacrament Church to the north and the Dodge House to the east. The medians in the center of the boulevards provide open space unifying the district as a whole. The siting of all houses on their lots create rear yards as well as front yards; where an original or early arrangement of a house and grounds included and still includes landscaped lots which form part of the landscaping plan for the residence, such landscaped lots are significant landscape features. Corner lots are sometimes shielded on the street side by shrubbery and/or fences. (18) Relationship of lot coverage. Lot coverage ranges from forty (40) per cent to ten (10) per cent or less in the case with homes with large yards. Most homes are in the twenty (20) per cent to thirty-five (35) per cent range of lot coverage. (19) Degree of complexity within the facade . The degree of complexity has been determined by what is typical and appropriate for a given style. The classically inspired buildings usually have simple, rectangular facades with varying amounts of ornamentation. Buildings of Medieval inspiration frequently have facades complicated by gables, bays, porches, and occasionally turrets. (15) Scale of facades and facade elements. The scale of the facades varies from block to block and style to style. The first and second blocks off Woodward on both Boston and Arden Park contain houses of a large and substantial appearance; the third block contains structures more modest in scale and generally sited on one lot. Facade elements have been determined by what is appropriate for the style, and the size and complexity of facade elements and details either accentuate or subdue the scale of the facades accordingly. Small one-story wings at the sides, porches, or porte cocheres are common; window sash are usually subdivided by muntins, which affects the apparent scale of the windows within the facades. (20) Orientation, vistas, overviews. All of the buildings in the district are oriented toward the boulevard. Buildings on corner lots may have secondary entrances or semicircular drives on the side street. Garages are always detached, at the rear of the lot and often oriented towards the alley as well as the driveway, or, where a house is sited on a corner lot, towards the side street. The primary vista is created along the wide boulevards by the median. (16) Directional expression of front elevations. While some front elevations emphasize the horizontal, the overall expression of direction is neutral. (21) Symmetric or asymmetric appearance. Classically inspired buildings are generally symmetrical. Other styles, including the Medievally inspired buildings, exhibit more freedom in plan and are generally asymmetrical but balanced compositions. (17) Rhythm of building setbacks. Due to the existence of deed restrictions in McLaughlin's and Owen's Subdivision, the setbacks are generally consistent within each block, with the exception of the block between John R. and Brush on Arden Park Boulevard where most houses are approximately twenty (20) feet (22) General environmental character. The Arden Park-East Boston Historic District, with its boulevards, entered through gates on Wood- Supp.No.a 403 �App. C, § 25-2-79 DETROIT, MICHIGAN ward and divided by a grassy median strip, and its relatively large lots and dignified singlefamily residences, has an urban substantial, yet low density residential character, with one major institutional complex. It exhibits a variety of early twentieth century architectural styles. (Ord. No. 442-H, § 1(28A-1-30), 5-13-81) vision of part of Out Lot 196 of the L. Beaubien Farm, L8/P52; and Lots 21 to 25 of D.M. Ferry's Subdivision of Out Lot 194 and Lot A of T.W. Palmer's Subdivision of Out Lot 196 also the north twenty and seventy-five-hundredths (20.75) feet of Lot 8 of Out Lot 192 of L. Beaubien Farm, L17/P35.) (d) The design treatment level of the East Ferry Avenue Historic District shall be rehabilitation, as provided for in section 25-2-2, for the block between Woodward Avenue and John R. Street, and conservation, as provided for in section 25-2-2 for the blocks between John R. Street and Beaubien. Sec. 25-2-80. East Ferry Avenue Historic District. (a) An historic district to be known as the East Ferry Avenue Historic District is hereby established in accordance with the provisions of this article. (e) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (1) Height. All of the buildings in the district are two (2) or two and one-half (2 ½) stories tall. All houses are two and one-half (2 ½ ) stories in height, meaning they have two (2) full stories with an attic or a finished third floor within the roof. The original deed restrictions required that buildings not be less than two (2) stories or greater than three (3) stories in height. (c) The boundaries of the East Ferry Avenue Historic District are as shown on the map on file in the office of the city clerk, and shall be: Beginning at the point located at the intersection of the center line of Woodward Avenue and the southern boundary of Lot 26 of D.M. Ferry's Subdivision of part Lot 41 (L.10/P.4 WCR) extended westward; thence north along the center line of Woodward to the northern boundary of Lot 1 of said subdivision extended west; thence east along the north boundary of said lot continuing along the center line of the east-west alley between East Palmer and East Ferry Avenues to its intersection with the center line of Beaubien; thence south along the center line of Beaubien to its intersection with the east-west alley between East Kirby and East Ferry Avenues; thence west along the center line of said alley and continuing along the southern boundary of Lot 26 along the southern boundary of Lot 26 of the abovementioned subdivision (extended westward) to the point of beginning. (The property included within these boundaries consists of Lots 1 to 26, Plat of D.M. Ferry's Subdivision of Park Lot No. 41 (also showing John R. Street from south line of Park Lot 40 to south line of Palmer Avenue), L10/P4; Lots 1 to 7, Block 27, and Lots 8 to 14, Block 28 of Brush's Subdivision of that part of the Brush Farm lying between the north line of Farnsworth Street and the south line of Harper Avenue, L17/P28; Lots 1 to 5 of Palmer's Subdi- (2) Proportion of building's front facades. Proportion varies in the district, depending on style, size and age of buildings; some Victorian buildings and some later buildings are usually taller than wide, whereas some early twentieth century buildings are wider than tall. The rowhouse (or terrace) building on Ferry at Beaubien is wider than tall. (3) Proportion of openings within the facade. Areas of voids generally constitute between fifteen (15) per cent and thirty-five (35) per cent of the front facade, excluding the roof. Most window openings are taller than wide, although when grouped together some achieve a horizontal effect. Transoms over windows are wider than tall or square. Window openings in gables, turrets, and/or foundations are often square or arched. A great variety of sizes, shapes, and groupings of openings exist in the district. (4) Rhythm of solids to voids in front facades. The Victorian structures, the predominant type in the district, display a great freedom Supp. No. 3 404 I I I I I I I ' I I I I I I I �DETROIT ZONING ORDINANCE tin panels. Wood details and trim are prevalent. Slate, wooden shingles, pan tiles, and Mediterranean tiles are among the original roofing materials; asphalt roofs have since replaced some of the original roofs. in placement of openings within the facades. The buildings of other styles, most notably the neo-Georgian, exhibit a greater regularity. I f I I I I I I I I I I - App. C, § 25-2-80 (5) Rhythm of spacing of buildings on streets. The spacing of buildings has generally been determined by the setback from the side lot lines, which was restricted by the deed restrictions filed with the various subdivisions in the district. No building was permitted to be built nearer than three (3) feet from the side lot lines in D.M. Ferry's Subdivision of Park Lot 41, and not nearer than five (5) feet from the side lot lines in the other subdivisions included within the district. The spacing of buildings tends to be consistent, although the lot widths are narrower east of the east line of D.M. Ferry's Subdivision of Park Lot 41. On larger lots, the building is either placed centrally upon the lot, or closer to one side lot line to create ample space for a driveway. On smaller lots, the building occupies most of the width of the lot, while complying with the side lot setback restrictions. Garages were not restricted by the side lot setback restrictions. The smaller lots usually do not have driveways. (8) Relationship of textures. The most common textural relationship in the Victorian buildings is that of several materials j.1Xtaposed within the same facade to create a variety of rich textural effects. Stone juxtaposed with brick, with recessed, flush or protruding mortar joints, is common. Wood detail produces textural interest when contrasted with masonry and/or brick. Slate roofs (sometimes imbricated) wood, Mediterranean tile or pan tile roofs contribute particular textural qualities. Asphalt shingles generally do not contribute to textural interest. (9) Relationship of colors. Paint colors generally relate to style. Victorian buildings display freedom in use of color; other styles exercise greater restraint, red or yellow natural brick colors, common brick painted red or light gray and natural stone colors (brown, reddish-brown, red, light gray) are predominant on wall surfaces. Brown-stained shingles and wood also exist. Wood trim details and doors are most often painted brown, black, white, cream and gray. Mortar joints in the Victorian buildings are frequently laced with red sandstone or brownstone. Stucco, when it exists, is usually in a natural cream color. Roofs are in natural colors; slate is predominantly gray, gray-green, and black; Mediterranean tile is dark green and pan tiles are usually orange. Asphalt shingles display a variety of colors, most derived from colors of natural materials. Colors known to have been in use on buildings of similar type in the eighteenth and nineteenth centuries may be considered for suitability on similar buildings. Original color schemes for any given building may be determined by a professional paint analysis and when so determined are always appropriate for that building. (6) Rhythm of entrance and/or porch projections. Steps and porches exist on all of the once residential buildings in the district; the setback restriction did not apply to them. The progression of steps and porches lends to the consistency of the streetscape. Positions of porches contribute to the variety of design of the Victorian houses; entrances and porches are frequently placed to one side of the front facade and in some instances wrap around to the side; in those buildings of classical inspiration the entrance and porch are symmetrically arranged on the facade. Rear porches are common. (7) Relationship of materials. The district exhibits a wide variety of building materials characteristic of Victorian architecture. Common brick is prevalent; a variety of stoneslimestone, red sandstone, brownstone, marble-is frequently used in combination with brick. Masonry is sometimes combined with shingles or stucco and, in one instance, with (10) Relationship of architectural details. Archi- tectural details generally relate to style. A preponderance of Victorian architectural de- Supp.No.a 405 �App. C, § 25-2-80 DETROIT, MICHIGAN the second block and nonexistent excepting one on the third block from Woodward, where lots are smaller. Where front lawns are uninterrupted by driveways, a unity to the succession of front lawns is achieved. Matching carriage houses or garages are generally oriented towards the alley. The front lawns of the third block are sometimes graded. Although the district was once almost fully developed, vacant lots, some in use for temporary parking, are now noticeable features of the district and create gaps in the otherwise consistent streetscape. Some sidewalks of stone slab have survived, although most have been replaced in concrete. The alley is paved in brick on the south side of Ferry between Woodward and John R. and asphalt and concrete elsewhere. tails in the Romanesque, Queen Ann, French Renaissance, and shingle style are prevalent in the nineteenth century buildings. Porches, window frames, cornices, dormers, and gables are frequently treated. Neo-Georgian buildings display details in brick or wood. Buildings influenced by the arts and crafts movement have heavy verge boards and other wood elements. Most of the buildings in the district are rich in architectural detail. (11) Relationship of roof shapes. A multiplicity of roof types exists, and frequently within the same building. The predominant forms of roofs are either the hipped or gabled variety, frequently with dormers, sometimes with intersecting gables and conical roofs over towers. The Victorian buildings have roofs of greater freedom and complexity; other buildings have roofs that are less complex. Porches also bear a variety of roof shapes. (14) Relationship of open space to structures. Most vacant land in the district is in use as parking lots. The second block off Woodward contains a large amount of space on which buildings once stood; this vacant land bears no relationship to the structures nearby. Instead, it isolates the individual structure from surrounding buildings. The vacant lot at the northeast corner of Brush and Ferry was never occupied by a building. A spacious front yard to individual buildings was created by the setback restriction. Back yards, where they do exist, are often less spacious when they are occupied by a garage. (12) Walls of continuity. The major wall of continuity is greater by the building facades, with their uniform setbacks within each block. Hedges extending along the front lot lines in the block between Brush and Beaubien contribute to a minor wall of continuity, as do the turn-of-the-century Detroit Public Lighting Department poles. (13) Relationship of significant landscape features and surface treatments. The streetscape consists of an eighty-footright-of-waywith wide tree lawns. Characteristic treatment of individual properties is a flat front lawn area in grass turf subdivided by a straight concrete walk leading to the front entrance and a concrete walk along the side of the building leading to the rear yard. Foundation plantings, of the deciduous and/or evergreen nature, are present. Hedges between properties exist on only the third block off Woodward and the east end of the second block. There is a straight line row of trees on the wide tree lawns. Straight side driveways, primarily in concrete but also in asphalt or brick, leading from the street to the rear garages or carriage houses exist but are few in number. On the first block off Woodward they exist only on the west end; they are most prevalent on (15) Scale of facades and facade elements. The scale of the buildings on the first block and one-half off Woodward is large in relationship to the more modest scale of the houses on the east side of the second block and the third block off Woodward. The elements within the large Victorian buildings reinforce their large scale by dividing the facades into large segments, such as the towers, cupolas, verandas, steep roofs, and projecting gables. Details within those elements may be small scaled. The Hecker house on Woodward is monumental in scale. The neo-Georgian facades are large in scale, with restrained detail within. Buildings influenced at the arts and crafts movement contain heavy elements, such as the vergeboards. Large sections within II I II I I I I I I I I .I Supp.No.3 406 I �DETROIT ZONING ORDINANCE I I I I I I I I I I I App. C, § 25-2-81 house are located at the rear of the properties and are generally oriented to the alley. the facades are frequently deemphasized through the division of windows with leaded glass or wooden divisions. Buildings generally are within normal limits of scale for moderate-to-large single- and two-family residences of the late nineteenth and early twentieth century. (21) Symmetric or asymmetric appearance. The Victorian style buildings generally exhibit an asymmetrical appearance; other styles are unsymmetrical but balanced compositions. Few buildings have totally symmetrical facades. (16) Directional expression of front elevations. The majority of the buildings in the district have vertically expressed front facades. Notable exceptions are the buildings of neoGeorgian style and the rowhouse (terrace) building. (22) General environmental character. The character is of a fairly intact late nineteenth to early twentieth century middle to upper class residential streetscape that has been maintained in residential, institutional, and commercial uses over the years. A co,hesiveness is achieved through uniform setbacks, spacing on lots, and wide tree lawns. The district shows evidence of decline, attributable to the various demands of widely differing uses in the area. (Ord. No. 450-H, § 1(28A-1-32), 7-1-81) (17) Rhythm of building setbacks. Within each block, all buildings built before 1930 have consistent setbacks. (18) Relationship of lot coverage. Lot coverage ranges from approximately fifteen (15) per cent to fifty (50) per cent, most being in the thirty (30) per cent to forty (40) per cent range of lot coverage. Lot coverage is greater in the third block off Woodward, where lots are smaller. Sec. 25-2-81. Indian Village Historic District. The defined elements of design for this district shall be as follows: (19) Degree of complexity within the facade . The degree of complexity has been determined by what is appropriate for a given style. The Victorian buildings exhibit complex massing, a multiplicity of forms, colors, materials, and textures within the facades. The other styles represented in the district are less complex. (1) Height . Virtually all of the houses in the district have two (2) full stories plus attic or finished third floor within the roof; these are generally called "two-and-a-half'' story houses. Additions to existing buildings shall be related to the existing structure; new buildings shall meet the following standards: (20) Orientation, vistas, overviews. Most buildings are oriented towards Ferry Avenue, the east-west thoroughfare. The buildings on the corner lots at Woodward and Ferry face Woodward. Forty East Ferry faced Woodward before the parking garage was constructed in its front yard; now it is entered through its east side. Fifty-four fifty John R. and 5461 Brush face the north-south streets, as does the apartment building at 5521 Beaubien. An unintended view of the rears of buildings to the north on Palmer is obtained as a result of the demolition of buildings on the second block of East Ferry east of Woodward. Wide tree lawns and the uniform building setbacks create a sweeping vista (i) The eight (8) adjoining houses on the same face, excluding any houses built since 1930, churches, schools and commercial structures, shall be used to determine an average height. If eight (8) houses are not available on the same block face, then one or more houses as close as possible to being directly across the street from the proposed structure may be used. On Jefferson Avenue, the five (5) existing houses shall be used. The height of the two (2) adjoining houses shall be added into the total twice, with a divisor of ten (10) (seven (7) on Jefferson Avenue) used to determine the along East Ferry. Garages and carriage Supp.No.a 407 �App. C, § 25-2-81 DETROIT, MICHIGAN voids are usually arranged in a symmetrical and evenly-spaced manner within the facade. In examples of other styles, especially those of neo-Tudor and Victorian substyles, voids are arranged with more freedom, but usually in a balanced composition. average. Any new building must have a height of the main roof of at least eighty (80) per cent of the resulting average; in no case shall a new building be taller than the tallest roof height included in the computation. In determining the height of existing structures and proposed structures, the highest point of the main roof shall be used, even where towers, cupolas, or other minor elements may be higher. (ii) The level of the eaves of a proposed new structure having as much or more significance for compatibility as the room height, an average eave or cornice height shall be determined by the same process as that described above. The proposed new structure shall have a height at the eaves, or cornice, of not less than ninety (90) per cent of the average determined from existing structures, and in no case shall the eaves or cornice of the proposed structure be lower than the lowest eave or cornice height used in the computation, nor higher than the highest. (5) Rhythm of spacing of buildings on streets. The spacing of the buildings is generally determined by the setback from the side lot lines; these tend to be consistent, even though lot width may vary. Because of the existence of several subdivisions and their related subdivision and deed restrictions, the placement of buildings on lots varies from area to area in the district. In the case of very wide properties, two (2) conditions exist. A very wide site may have a house placed centrally upon it, with extensive side yard space; this occurs only with extremely large houses by district standards. A more typical placement of houses of average size for the district is at the side of the wide site, placed normally in relation to one of the adjoining houses. The rest of the property is a side yard on the other side of the house, and the entrance is often oriented toward that side yard. (2) Proportion of buildings' front facades. Proportion varies in the district, depending on age, style, and location in a specific subdivision. Height being established by the standards above, proportion will be established by permitting no proposed building or addition to create a front facade wider or narrower than those existing on the same block. (6) Rhythm of entrance and/or porch projec- tions. In those examples of classical inspiration, entrances and porches, if any, tend to be centered on the front facade. Other examples display more freedom with entrance and porch placement, with some having the main entrance at the side. Porches, often permanently enclosed sun porches, are often placed at the side of the building. (3) Proportion of openings within the facade. Window openings are virtually always taller than wide; several windows are sometimes grouped into a combination wider than tall. Window openings are always subdivided, the most common window type being guillotine sash whose area are generally further sub' . divided by muntins. Facades have approximately fifteen (15) per cent to thirty-five (35) per cent of their area glazed: Sun porches with a very high proportion of glass subdivided by mullions and muntins are common. (7) Relationship of materials. The majority of the buildings are faced with brick, while many are partially or totally stucco. There are some stone buildings; clapboard is rare, and almost never the sole material. Wood shingle is occasionally used as a wall covering, usually at the second floor level, and never as the sole material. Roofing includes slate, tile, and wooden and asphalt shingles. Stone trim is common. Wood is almost universally used for window frames and other functional trim, and is used in many examples for all trim. Because of the existence of several subdivi- (4) Rhythm of solids to voids in front facades. In buildings derived from classical precedents, Supp.No.a 408 I I I I I I -I I I I I I I �DETROIT ZONING ORDINANCE and sometime in stone. Areas commonly, but not always, treated are porches, shutters, window frames, cornices, and dormer windows. Details on Mediterranean style or vernacular buildings are often done in stone, brick, tile, and sometimes in stucco. They include arched windows, door openings, and porches. Buildings of medieval inspiration tend to have details in the form of carved wood or carved stone ornament on window frames, door frames, and eaves. Queen Anne or late Victorian style buildings tend to have details in wood, stone, or molded brick commonly embellishing cornices, window frames and door frames. In general, the various styles are rich in architectural details. sions and their related deed restrictions, the exterior textures and materials may vary from block to block in the district. I I I I I I I I I I I I App. C, § 25-2-81 (8) Relationship of textures. The most common relationship of textures in the district is that of the low-relief pattern of mortar joints in brick contrasted to the smooth surface of wood or stone trim. The use of stucco or concrete, with or without half-timbering, as a contrast to brick surfaces is not unusual. Tile, slate, or wood shingle roofs have particular textural values where they exist. Asphalt shingles, generally, have little textural interest, even in those types which purport to imitate some other variety. (9) Relationship of colors. Natural brick colors (red, yellow, brown, buff) predominate in wall surfaces. Natural stone colors also exist. Where stucco or concrete exists, it is usually left in its natural state, or painted in a shade of cream. Roofs are in natural colors (tile and slate colors, wood colors) and asphalt shingles are predominantly within this same dark color range. Paint colors often relate to style. The classically inspired buildmgs, particularly neo-Georgian, generally have woodwork painted white, cream or in the range of those colors, including "putty." Doors and shutters are frequently dark green or black. Colors known to have been in use on buildings of this type in the eighteenth or early nineteenth centuries on similar buildings may be considered for suitability. Buildings of Medieval inspiration (notably neo-Tudor) generally have painted woodwork and window frames of dark brown or cream color. Halftimbering is almost always stained dark brown. Queen Anne or late Victorian examples may have several paint colors on a single facade. These tend to be dark in tone and frequently of the "earth tone" family. The original colors of any house, as determined by professional analysis, are always acceptable for that house, and may provide suggestions for similar houses. (11) Relationship of roof shapes. Roofs with triangular gables and hip roofs predominate. A few examples of the gambrel-type roof exist. Complex arrangements of the gabled and/or hip types, with subsidiary roofs, are not unusual. Dormers are common. Flat roofs exist primarily on porches and sunrooms, and other minor elements; large hip roofs sometimes have relatively small flat sections in the center. (12) Walls of continuity. The major wall of continuity is created by the buildings, with their uniform setbacks within the blocks. New buildings should contribute to this wall of continuity. Where gaslights are sufficiently numerous, and where trees in rows have survived in sufficient numbers, minor walls of continuity are created. Fences across side lots contribute to the major wall of continuity where placed at the front yard setback line. (13) Relationship of significant landscape features and surface treatment. The typical treatment of individual properties is a flat front lawn area in grass turf, often subdivided by a walk leading to the front entrance, and sometimes with a walk at the side leading to the rear. Materials for such walks are concrete, brick, or stone, or combinations of those materials. Some front yards have rectangular raised earthwork terraces upon which the house stands. These unpaved terraces have sloping embankments or brick and/or stone retaining walls at the change of grade. Foundation (10) Relationship of architectural details. These generally relate to style. Neo-Georgian buildings display classic details, mostly in wood, Supp.No.3 409 �App. C, § 25-2-81 DETROIT, MICHIGAN landscaped lots are significant landscape features. (15) Scale of facades and facade elements. There is a variety in scale from block to block and style to style; most houses have a large and substantial appearance. The size and complexity of facade elements and details either accentuate or subdue the scale of the facades. Facade elements have been determined by what is appropriate for the style. Large wings at the front are atypical, while small wings at the side, usually in the form of sunrooms and sunporches, are common. Window sash are usually subdivided by muntins, which affects the apparent scale of the windows within the facades. plantings, often of a deciduous character, characteristic of the period 1895-1930, are present virtually without exception. Hedges between properties, and ornamental front yard fences or hedges are not uncommon. The American elm is virtually extinct in the district, though once the dominant tree. Replacement trees should be characteristic of the area and period, though only a diseaseresistant American elm would be a practical choice. Plantings of new trees should be directed toward the restoration of the former straight-line rows of large trees on the front yards and "tree lawns." Straight side driveways leading from the street to rear garages exist, but alley-facing garages are common, particularly in the southern portion of the district. Where alley-facing garages are common, the lack of driveways lends a unity to the succession of front lawns. Driveway materials include concrete, brick and gravel. Side lots are not uncommon in the district, and a number of these form a part of the original site plan for the residence. Such side lots are usually landscaped, often fenced at or near the setback line, and very occasionally contain paved areas such as a tennis court. The street right-of-way of eighty (80) feet combined with a pavement width of between twenty-four (24) and twenty-nine (29) feet creates wide "tree lawns" or berm areas, which adds to the generous ambience of the urban landscape of the district. Street pavements are now asphalt; cut stone curbs still exist in portions of the district. Alleys are frequently paved with brick, particularly where alleyfacing garages are common. Fencing ranges widely in type; fencing in public view was generally designed to compliment the style, design material, and date of the residence. (16) Directional expression of front elevations. In general, the expression of direction is neutral. (17) Rhythm of building setbacks. Because of the existence of various subdivisions and their related subdivision and deed restrictions, setbacks vary from area to area within the district, though they are consistent within each block or area. The varying designs of the houses, occasionally with slight setbacks in the facades, cause the houses to relate to the front setback line in different ways; this creates a slight variation in the setback line. Nevertheless, within each block or area a wall of continuity is created. (18) Relationship of lot coverage. Lot coverage ranges from fifty (50) per cent to twelve (12) per cent or less in the case of homes with large yards. Most homes are in the twenty (20) per cent to thirty (30) per cent range of lot coverage. (19) Degree of complexity within the facade. The degree of complexity has been determined by what is typical and appropriate for a given style. The classically inspired buildings usu. ally have simple, rectangular facades with varying amounts of ornamentation. Other styles, such as "Queen Anne" and those of Medieval inspiration, frequently have facades complicat.ed by gables, bays, slight setbacks, porches, and occasionally, turrets. (14) Relationship of open space to structures. Open space in the district occurs in the form of vacant land, a city park, school yards for the Waldorf and Nichols Schools, and side lots. Where an original or early arrangement of a house and grounds included and still includes landscaped lots which form part of the landscaping plan for the residence, such Supp.No.a 410 I II I I I I I I I I I I I J �DETROIT ZONING ORDINANCE f I I I I I I I I I I I I App. C, § 25-2-82 midsection containing the engaged order and windows, and the ornate entablature capping the facade. (20) Orientation, vistas, overviews. While most of the buildings are oriented toward the street, it is not unusual for an entrance to face the side, especially in the case of a landscaped side lot or corner house. The street facade in these cases is well coordinated with the rest of the street facades. Garages are frequently oriented either toward an alley or a side street; almost all garages are detached and at the rear of the lot. In those few cases where pre1930 houses have attached garages, they are at the rear and are entered from the side or rear. The doors of such attached garages are generally not visible from the street. (3) Proportion of openings within the facade. Windows and door openings amount to between twenty-five (25) per cent and thirtythree (33) per cent of the total area of the front facade. Most openings are two (2) times taller than they are wide, with the exception of the storefront openings, which are square. Storefront openings at the southeast are barricaded with temporary signage. (4) Rhythm of solids to voids in front facade. A symmetrical grid pattern is clearly discernible on the Woodward facade. Voids are divided by stone pilasters in the central section of the facade. The five (5) paired-door entrances in the center of the ground floor are also separated by pilasters; the center opening is currently covered. Voids are further pronounced by the recessed moldings surrounding each grouping of voids on the ground floor. Openings on the ground floor of the Parsons Street facade consist of a grouping of three (3) double-door entrances flanked by stone piers and surrounds, a stage door and a window on the west side, and a grouping of four (4) similar entrances on the east side. (21) Symmetric or asymmetric appearance. NeoGeorgian and other classically inspired buildings are generally symmetrical. Other styles, including the neo-Tudor, are generally asymmetrical, but balanced compositions. (22) General environmental character. The Indian Village District, with its long, straight streets, its hierarchy of walls of continuity (lamps, trees, buildings) and its large, dignified homes, has an urban, substantial, low density residential character. (Ord. No. 424-H, § 1(28A-1-14(c)), 1-21-81) Editor's note-Ord. No. 424-H, adopted Jan. 21, 1981, amended Code 1964, § 28A-1-14(c), and has been codified as§ 25-2-81 at the editor's discretion. See the editor's note for § 25-2-3. (5) Rhythm of spacing of buildings on street. Sec. 25-2-82. Orchestra Hall Historic District. Inapplicable due to single building landmark. (6) Rhythm of entrance and/or porch projec- The design treatment level for this landmark shall be rehabilitation as provided for in section 25-2-2, and the defined elements of design for this landmark shall be as follows: tions. Inapplicable due to single building landmark. (1) Height. The main portion of the building is sixty-eight (68) feet in height and is one to four (4) stories high. The concert hall is one undivided space with a balcony. The stage house is eighty (80) feet in height. (7) Relationship of materials. The reinforced concrete structure is faced with brick and stone. The ground floor stone pilasters frame the hollow metal-clad doors with wooden door frames and glass lights. All ornamentation and architectural detail is terra cotta; below the windows are iron balconies. (2) Proportion of building's front facade. The Woodward (east) facade is approximately one and one-half (1 ½) times wider than it is tall. It is divided into three (3) distinct horizontal sections: The ground level, consisting of entrances and storefront openings, the large (8) Relationship of textures. The smoothness of the precast stone on the ground floor is carried up to the central portion of the front facade in the architectural elements, architraves, and entablature. The flat brick of the central section provides a slightly rougher Supp.No.a 411 �App. C, § 25-2-82 DETROIT, MICHIGAN (12) Walls of continuity. Inapplicable due to single building landmark. surface appearance. The Parsons facade exhibits a variety of textured brick patterns. Between the stone foundation and the stone stringcourse every eighth row of brick is recessed. Directly below the stringcourse is a band of Flemish bond brickwork with projecting headers. The brick above the stringcourse is panelled. (13) Relationship of significant landscape features and surface treatment. The east and south facades of the building are directly on the sidewalk. The north of the building faces a vacant lot, where an adjacent building stood. Its rear is on an alley. There are no significant landscape features. (9) Relationship of color. The light gray color of the cast stone stands out against the buff brick. The balconies beneath the windows, door panels, mullions and door and window frames are red-brown in color. Mortar joints between the cast stone blocks are light gray, thus closely matching the color of the stone; mortar between the brick also closely resemhies the color of the buff brick. I (14) Relationship of open space to structure. The building is on a corner lot. It has no front, side or rear yard. (15) Scale of facades and facade elements. The front facade is monumental in scale; facade elements are large and refined architectural detail is confined to these elements. (10) Relationship of architectural details. The (16) Directional expression of front elevation. The front elevation is balanced. The horizontal elements, the entablature and stringcourse between the ground floor and the second floor, are counterbalanced by the verticality of the pilasters and proportions of the entrances and voids. ground floor is utilitarian in appearance, with simple pilasters between the entrances. The upper portion of the facade is separated from the ground story by a band with a fret pattern and paterae. Panels above the windows bear carved swags and garlands. The entablature above the stiffleaf capitals of the six (6) pilasters bears a frieze with wreaths and a dentilled cornice. Capping the entire front facade is an entablature with a frieze containing swags and a cornice with a key pattern. In its center is a shield medallion with garlands; above this is a parapet with a volute to either side. On the Woodward facade, visible patches above the north and south entrances indicate the presence of rods supporting a marquee over the entrances. Chain rods from which the marquee hung project from the pilasters between the windows of the midsection of this facade. On the Parsons (south) facade, scar evidence depicts the precise former location of a canopy over the firestairs; and remnant hanging hardware and ghosting indicates the locations of a marquee over the Parsons' entrances. (17) Rhythm of building setbacks. Inapplicable due to single building landmark. (18) Relationship of lot coverages. Inapplicable due to single building landmark. (19) Degree of complexity within the facade. The facade is composed of three (3) distinct surface elements, as described in "proportion of building's front facade." The classical decorative elements are relegated to architectural elements, such as panels, capitals, and the entablatures. (20) Orientation, vistas, overviews. The building's primary orientation is towards Woodward Avenue, the major thoroughfare in the city. Its secondary orientation is towards Parsons; the Parsons facade is the more functional, with fire stairs. The north facade was intended to abut an adjacent building. The west wall facing the alley is purely functional. (11) Relationship of roof shapes. The roof, not visible from the street, has a slight slope. The stagehouse projects twelve (12) feet above the roofline. (21) Symmetric or asymmetric appearance. The appearance is symmetrical. I I I I I I -I I I Supp.No.a 412 f �DETROIT ZONING ORDINANCE ings exist; at the third level, three (3) small glazed quatre-foils are centered in the ogival arches of a blind arcade; above that, another large pointed-arch window lights the top level of the square tower. In the octagonal drum of the tower above, very tall openings are filled with louvers and end in pointed arches. About halfway up the height of the spire, a series of ogival openings without glazing or other filling occur on the eight (8) sides of the spire. (22) General environmental character. On a major thoroughfare surrounded by commercial strip development of different heights, ages, and uses, Orchestra Hall stands out as a major architectural accomplishment and superlative cultural institution which contributes to the cultural climate in Detroit and the mixed use character of Woodward Avenue. (Ord. No. 432-H, § 1(28A-l-14(b)), 3-25-81) I I I I I I I I I I I App. C, § 25-2-83 Editor's note-Ord. No. 432-H, adopted March 25, 1981, amended the 1964 Code,§ 28A-l-14(b), and has been codified as § 25-2-82 at the editor's discretion. See the editor's note for § 25-2-3. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building landmark. Sec. 25-2-83. St. Joseph's R.C. Church Historic District. The design treatment level for this landmark shall be rehabilitation as provided for in section 25-2-2, and the defined elements of design shall be as follows: (1) Height. The church is a tall single-story space with a high attic and a tall spire. The main roof ridge is approximately ninety (90) feet from grade, and the spire is approximately one hundred ninety-five (195) feet tall. The side walls are approximately forty-seven (47) feet to the eaves, while the transept and chancel walls are approximately sixty-two (62) feet tall from grade. (6) Rhythm of entrance and/or porch projec- tions. Inapplicable due to single-building landmark. (7) Relationship of materials. The basic material is rock-faced limestone; the foundations, quoins, door and window surrounds, pinnacles, and other stone trim are sandstone. Wood is used for window and door frames, doors, and louvers. Brick occurs only in the chimney. The roof is slate; copper is used for trim on the slate roofs and for the roofs of the aisles on the west side and the northern portion of the east side, as well as for the covering of the crossing spire (fleche). Iron is used for some door hardware and light fixtures, and a large swinging hook on the southeast corner of the building; some door hardware is brass. A frame lean-to at the southwest corner is covered with asphalt sheeting in a stone pattern and roofed with asphalt shingles. (2) Proportion of building's front facade. The facade is wider than tall without the gable; taller than wide with the gable. The division of the facade into three (3) vertical sections, the central section being forward and supporting the tower and spire, establishes an emphatically vertical proportional system. (8) Relationship of textures. The rock-faced coursed ashlar of the walls contrasts with the smoother surface of the limestone arches over the windows and the almost-smooth incised surface of the sandstone quoins. Most of the sandstone trim is smooth except for carved decoration. All wooden trim is smooth surfaced. The chimney displays the usual low-relief character of bricks-and-mortar. The roof surfaces covered with slate are mildly textured; smooth-surfaced copper roofs are textured only by ribs. The asphalt walls of the lean-to are smooth, and the roof barely textured. (3) Proportion of openings within the facade. Openings in the front facade are emphatically taller than wide, with ogival arches. Openings constitute approximately twelve (12) per cent of the facade area. (4) Rhythm of solids to voids in front facade. The front facade is divided into three (3) sections by the projecting central tower section. These three (3) sections each have one large opening at ground level in the form of doorways with ogival arches above flat lintels; each entrance has a large pointed-arch window above. In the tower, further openSupp. No.3 413 �App. C, § 25-2-83 DETROIT, MICHIGAN roof ends in a gable against the rear of the tower. (9) Relationship of colors. Stone colors predominate. The rock-faced local limestone is greywhite and tends to be self-cleaning. The sandstone appears to be beige, but has weathered black over almost its entire surface, creating a black-white contrast. The colors of the roof slates, vary mildly in the grey-black-beige range, while the slate on the spire has blackened. All copper surfaces are verdigris. The front doors are medium brown oak, while the west doors are darker finished wood. Other woodwork is painted a putty-beige. The fake stone of the lean-to is gray; its roof is black. (12) Walls of continuity. Not applicable due to single-building landmark. (13) Relationship of significant landscape features and surface treatments. The area between the church and Jay Street is concrete sidewalk. Between the church and the Orleans and Antietam sidewalks is grass turf with an iron fence at the sidewalk. Against the west wall of the church are deciduous bushes; behind the church on Antietam is a row of horse chestnut trees. To the east is a garden between the church and the rectory, with a cobblestone fountain and a very large horse chestnut tree. As well as other plantings, and a recent statue of St. Joseph on a pedestal backed with plantings behind the iron fence along the Jay Street sidewalk. (10) Relationship of architectural details. Detail on the building is largely carried out in stone or copper, and is elaborate. Detail is generally used to elaborate architectural features such as the doorways, the tops of the buttresses, the top of the main facade, and the tower and spire. The detailing of the crossing spire has been greatly simplified from its original state. Detail includes elaborate door surrounds in sandstone with gables decorated with pinnacles and crockets; "flying buttress" shapes forming the gable of the front facade decorated with trefoils and crockets; pinnacles at the top of each attached buttress; sandstone quoins at each corner and on each buttress; a blind arcade at the third level of the tower; gables, blind arcading, and crocketted pinnacles at the top of the square stage of the tower; pinnacles and flying buttresses masking the transition from square to octagonal tower stages; blind arcading and pinnacles at the top of the octagonal drum of the tower; and elaborate copper decoration, including crockets, on the spire; copper crosses on the two (2) transept roofs and the chancel roof as well as atop the spire; and lettering in the slate of the transept roofs. The original patterning of the slate roof and the original iron roof cresting no longer exist. Window tracery is wood. (14) Relationship of open space to structures. The church nearly fills the available space between Jay and Antietam, and is placed close to Orleans Street. Garden space is next to the church on the east. (15) Scale of facade and facade elements. The facade is monumental in scale, and the facade elements are large, although elements may contain small scaled detail. (16) Directional expression of front elevation. The directional expression of the front elevation is emphatically vertical, due to the height of the building and spire, and the division of the facade into three (3) vertical sections. (17) Rhythm of building setbacks. Inapplicable due to single-building landmark. (18) Relationship of lot coverage. Since the church exists on a portion of a larger property which contains both open space and other buildings, it is impossible to determine lot coverage. (19) Degree of complexity within the facade. The facade, with its vertical sections, its carefully arranged and proportioned openings, and its tower and spire, all richly decorated, is very complex. (11) Relationship of roof shapes. The main roofs are steeply pitched; the transept roofs end in hips, while the chancel roof terminates in a multisurfaced hip. Lower pitched roofs over the aisles of both nave and chancel butt against the lower edge of the main roofs. The nave (20) Orientation, vistas, overviews. The church is oriented towards the north; a secondary Supp.No.a 414 I II I I I I I I I I I I I �DETROIT ZONING ORDINANCE sion of Lots 12, 13, 14, and 15 of E. Robinson's Subdivision of Out Lots 15 and 16 of the Guoin Farm, (L18 P35) to its intersection with the center line of the alley running north-south between the east boundary of Lots 1, 2, and 3 of the aforementioned subdivision and the west boundary of Lot 2 of the subdivision of Lots from 1 to 11 and 16 to 22 inclusive and the private alley in re thereof of E. Robinson's Sub of Out Lots 15 and 16 of the Guoin Farm (L13 P62); from that point of intersection north along said center line of alley to its intersection with the center line of the alley running east-west between the north boundary of Lot 1 and the south boundaries of Lots 2 through 7 of the subdivision cited above as being found at L13 P62; thence westerly along the center line of said alley to its intersection with the center line of the alley running north-south between the east boundaries of Lots 1 and 7 of the subdivision cited above as being found at L13 P62 and the west boundaries of Lots 6 through 13 of Freud and Schulte's Subdivision of Lots 1 through 5 of the Riopelle Farm between Fremont and Farnsworth Streets (L 7 Pl 7); thence proceeding southerly along the center line of said alley (extended southward) to its intersection with the north boundary of Lot 1 of Freud and Schulte's Sub aforementioned; thence eastward along said north boundary of Lot 1; thence southerly along the east boundary (extended southward) of Lot 1 of Freud and Schulte's Subdivision to its intersection with the center line of East Canfield, thence westerly along the center line of West Canfield to the point of beginning. (The property included within these boundaries consists of Lot 1 of the Sub of Lots from 1 to 11 inclusive and 16 to 22 inclusive and private alley in re thereof of E. Robinson's Sub of Out Lots 15 and 16 of Guoin Farm (L13 P62); Lot 4 of Sub of Lots 12, 13, 14, and 15 of E. Robinson's Subdivision of Out Lots 15 and 16 of Guoin Farm (L18 P35); and Lot 1 of Freud and Schulte's Subdivision of the Riopelle Farm lying between Fremont and Farnsworth Streets.) (L 7 Pl 7.) (d) The design treatment level of the Sweetest Heart of Mary Roman Catholic Parish Historic District shall be rehabilitation, as provided for in section 25-2-2. (e) The defined elements of design, as provided for in section 25-2-2 shall be as follows: public entrance faces west from the transept. The chancel facade faces a public street (Antietam) and was meant to be viewed. The church is visible over vacant property from Gratiot and the end of the Fisher Freeway, and the spire is visible from many points for some distance due to its height. I I I I I I I I I App. C, § 25-2-84 (21) Symmetric or asymmetric appearance. The main facade is symmetrical. The chancel facade is generally symmetrical except for details, including the lean-to, at the ground floor level. The sides of the church are asymmetrical. (22) General environmental character. The church's natural setting as an urban ethnic neighborhood church of monumental character has been largely destroyed by urban renewal. Its character now is that of a highly sophisticated Victorian Gothic structure of fine quality, and that of a visible and recognizable landmark from a number of viewing points. (Ord. No. 435-H, § 1(28A-1-14(d)), 4-22-81) Editor's note-Ord. No. 435-H, adopted April 2~, 1981, amended§ 28A-1-14(d) of the 1964 Code, and has been included as § 25-2-83 hereof at the editor's discretion. See the editor's note for § 25-2-3. Sec. 25-2-84. Sweetest Heart of Mary Roman Catholic Parish Historic District. (a) An historic district to be known as the Sweetest Heart of Mary Roman Catholic Parish Historic District is hereby established in accordance with the provisions of this article. (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (c) The boundaries of the Sweetest Heart of Mary Roman Catholic Parish Historic District are as shown on the map on file in the office of the city clerk, and shall be: Beginning at a point of intersection of the center line of East Canfield and Russell, proceeding northerly along the center line of Russell to its intersection with the north boundary (extended westward and eastward) of Lot 4 of the subdiviSupp. No. 3 415 �App. C, § 25-2-84 DETROIT, MICHIGAN (1) Height. Sweetest Heart of Mary Roman Catholic Church is a tall single-story space; its two (2) spires are two hundred seventeen (217) feet high. The old school, facing East Canfield, is two (2) stories tall on a high basement, with a three-story central tower (originally four (4) stories). The sisters' house, three (3) stories tall, is thirty-eight (38) feet in height. The rectory facing Russell is twentysix (26) feet high and is two and one-half (2 ½ ) stories tall. (2) Proportion of buildings ' front facade . The church facade is approximately as wide from side to side as it is to the gable, although the two (2) spires dramatically emphasize the vertical. The front facade of the old school is slightly wider than it is tall to the eaves. The facade of the sisters' house is approximately twice as wide as it is tall to the gables. The facade of the rectory is approximately as wide from gable to gable as it is tall to the peak of the gabled dormer. The church is the predominant building in the parish complex; the other buildings range from two (2) to three (3) stories and are compatible with one another in the proportions of the front elevations. (3) Proportion of openings within the facades . Openings in the main facade of the church constitute approximately ten (10) per cent. The secondary facade, along East Canfield, is heavily fenestrated with large pointedarched window openings. All window and door openings are emphatically taller than wide; the entrance openings are composed of recessed arches; windows are divided by tracery. The old school fronting on Canfield contains approximately twenty-five (25) per cent openings. The sisters' house front facade is composed of approximately fifteen (15) to twenty (20) per cent window and door openings; the front facade of the rectory facing Russell consists of twenty (20) per cent openings. The openings in all of the buildings' front facades are symmetrically arranged. The bottom section is distinguished by its light gray limestone and the top by the red painted brick. The church facade is divided vertically into the central portion and its two (2) flanking bays with towers and spires above. Voids are arranged symmetrically, with the most prominent voids-the central arched entrance, the pointed arched window with six-pointed star motif, and the three (3) lancet windows above in the gable end-located in the central section. Voids in the old schoolhouse are also placed symmetrically within the facade. To each side of the slightly projecting tower pavilion is a pair of narrow sash windows with transoms above. The central bay has an arched opening leading onto a porch; above are two (2) double-hung sash windows with transoms. In the tower are two (2) round-arched sash windows. The sisters' house is composed of symmetrically arranged six-over-six double-hung sash windows, two (2) per bay, with three (3) on the two (2) end bays of the first floor. The window openings are two (2) times taller than they are wide. The fenestration of the rectory includes paired double-hung sash with shared sills on the outer bays and a single double-hung sash window above the entrance on the central bay. The arrangement of openings is symmetrical; a palladian window motif is in the dormer. (5) Rhythm of spacing of buildings on street. Inapplicable due to single complex district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single complex district. (7) Relationship of materials. The light gray limestone base of the church contrasts with the painted red brick of the central gable and bell towers. The roofs are covered in patterned slate. Tracery, crocketts, pinnacles, and trim are wood. The old school facing Canfield is a brick building with a high limestone basement and stone details. The sisters' home is brick with stone cresting, sills, steps, door hood and spandrels, and window hoods; its roof is slate and the downspouts are copper. The rectory is painted brick with (4) Rhythm of solids to voids in front facade. The main facade of the church is divided horizontally into two (2) distinct sections. Supp.No.a 416 II I I I I I I I I �I I I I II - DETROIT ZONING ORDINANCE App. C, § 25-2-84 shape is echoed not only on the spires and the roof but also on the side buttressing and above all the portals. Lancet windows fenestrate the towers, gables, and the main threeportal facade, and circles dominate the tracery of the tower windows and the pointed-arch windows of the north and south elevations. The six-pointed star motif of the stair:ed glass window above the central portal on the west facade is discernible from the exterior. Architectural detail of the old school is limited to architectural elements, and consists of the stone quoins at the two (2) corners and foliated pillaster capitals, brick banding, and corbelling. The original detailing of the north elevation of the old school is no longer present; at the time of designation this wall was exposed by the demolition of the c. 1902 addition and indicates evidence of plaster walls, paneling, paint, stairs, doors and trim. Detailing on the sisters' house is restrained and confined to the surrounds and spandrels of the central entranceway and the window hoods. The conductor boxes on the copper downspouts contain reliefs. The rectory has the neo-Georgian style window keystones, porch details, stone sills, denticulation, and a palladian window dormer. stone keystones and sills and wooden window frames, porch and dormer. (8) Relationship of textures. The regular pattern of coursed ashlar, in which wide smoothfaced courses alternate with narrow rock-faced courses, comprising the foundations of the church facade contrasts with the smoother painted surface of the brick with plain-cut mortar joints, the slate roofs and the wood elements above. The same can be said of the old school, with its rough stone base and brick facade. The sisters' house has a more rustic appearance due to the color and texture of the brick, thus providing a contrast with other buildings seen from the courtyard. The pressed brick and wood of the rectory provide a smooth texture. (9) Relationship of color. The base of the church and the old school are of light gray stone, which contrasts with the brick, now painted red, of the church and the red brick of the school. Architectural elements and details are in stone and/or of light gray painted wood, and contrast with the gray patterned roofs. Copper flashing on the church and old school provides a bright contrast. The ribs of the church spires are painted a cream color. The ionic portico still remaining of the brick school addition is of light gray masonry. The sisters' house is the only building that departs from the red brick precedent set by the other buildings in its use of orange/brown brick and a light-to-medium gray slate roof with green copper downspouts. The rectory consists of red painted brick and light gray wood trim. (10) Relationship of architectural details. Victorian gothic ecclesiastical architectural details accentuate the church structure. The stone base is topped by a quatrefoil frieze over the main portal and twin buttressed towers surmounted by octagonal spires. Alternating patterns of pinnacles and decorated gables define the bases of the main spires. The gable ornamentation, consisting primarily of serrated lancets, is repeated on the four.( 4) larger gables which make the ends of the nave and transepts; the pointed gable (11) Relationship of roof shapes. The church has a pitched roof with gabled ends; the transept arms from a cross gable. Angled side entrances have gabled ends and gables project between buttresses. The towers are crowned with octagonal spires. The spire over the crossing has been dismantled except for the base. Hipped roofs predominate on the other parish buildings; the old school is covered with a hipped roof, as is its central tower. The sisters' house has a truncated hipped roof over the central block with eyebrow dormers while the end bays have transverse gables. The rectory is covered with a hipped roof with traverse gable roof and a gabled dormer. (12) Walls of continuity. Originally, the arrangement of the five (5) building elevations comprising the parish complex formed in interior courtyard. At the time of designation the east end of the courtyard was open. Supp.No. 3 417 �App. C, § 25-2-84 DETROIT, MICHIGAN (13) Relationship of significant landscape features and surface treatments. The wrought iron fence with concrete pillars sets apart the church complex from the streets. Low bushes are sparsely planted in front of the church and the school. The grass turf lawn of the courtyard is divided by concrete sidewalks and is planted primarily with evergreens. Evergreens are also planted on the landscaped lawn in front of the rectory. Of the schoolhouse addition, only the ionic portico, which was the dominant feature of the west facade of this classically inspired building, remains. (17) (18) (19) (14) Relationship of open space to structure. Open space to the sidewalk exists in front of the church and the rectory, on Russell, and to the south of the church and old school, on East Canfield. To the east of the school is an open field, created by urban renewal clearance, as was the area to the north of the complex and rectory. An internal courtyard space open to Russell Street and now open to the east is created by the siting of the four (4) freestanding buildings, which have grass turf and/or concrete walks between them. (20) (15) Scale of facade and facade elements. The scale of Sweetest Heart of Mary Church is monumental. Its tripartite compound pointedarched portal, spires, and tall elongated windows contribute to this overall effect, as do the more moderately sized details within the composition. The modest scale of the facade of the old school facing East Canfield is articulated with large forceful elements, such as the central projecting tower, the projecting front facade with curved sides, and the entrance porch. Ornamentation is on a small scale. The scale of the facade of the sisters' house is substantial, with restrained and small elements within. The rectory is on the scale of a residence of moderate size. Elements within are small and refined in detail. phatically horizontal, with two (2) vertical elements, the transverse gables, at either end. The rectory presents a directionally balanced composition. Rhythm of building setbacks. The setbacks of buildings from the street do not relate to each other. See site plan at end of ordinance [not reproduced herein]. Relationship of lot coverages. The buildings occupy the perimeter of the site; a central courtyard was created by this arrangement of buildings. Degree of complexity within the facade. The facade of the church is symmetrical yet complex in its use of an extensive gothic vocabulary. The facade of the old school is complex, due to its massing and projections, although ornamentation is minimal. The sisters' house is symmetrical and straightforward in its arrangement of windows, dormers and end gables, as is the rectory. Orientation, vistas, overviews. The complex of buildings is oriented toward the west, or Russell. The church and the rectory front on Russell; the courtyard is entered into between these _buildings. The secondary orientation is towards East Canfield (the south), to which the old school faces. The sisters' house is entered through the courtyard. The church, and its spires in particular, provide a landmark from all directions at a distance. II I I I I I I I (21) Symmetrical or asymmetrical appearance. All buildings in the parish complex are intended to appear symmetrical, although the facade of the rectory is slightly asymmetrical. (22) General environmental character. The Sweetest Heart of Mary Roman Catholic Parish is a very visible special use element in a primarily residential redevelopment area. As one of the major focal points in the Forest Park Community, it is a visible reminder of the historic ethnic community ties. It remains one of Detroit's most striking examples of late gothic revival church architecture in an ethnic urban neighborhood. (16) Directional expression of front elevation. The directional expression of the church is emphatically vertical, and emphasized by the twin spires. Likewise, the vertical aspect of the old school is emphasized by its central projecting tower. The sisters' home is em- (f) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider Supp. No. 3 418 I I I �I I I I II II I DETROIT ZONING ORDINANCE (v) Any other factor, including aesthetic, which the commission deems to be pertinent. interior features in certain portions of Sweetest Heart of Mary Roman Catholic Church, located within the Sweetest Heart of Mary Roman Catholic Parish Historic District, and permits shall be required for such interior work in those portions of Sweetest Heart of Mary Roman Catholic Church as provided for in section 25-2-18 through 25-2-27, as if such interior work were exterior work. (3) As a guide in considering proposals affecting the interior of Sweetest Heart of Mary Roman Catholic Church, the commission shall make use of a set of thirty-seven (37) 35mm color slides, taken by the staff of the historic designation advisory board on July 10, 1981, and representing the state of the interior as of that date. Copies of this set of slides, together with a list describing each slide and a diagram showing the designated interior areas, are on file in the offices of the city clerk, in the historic district commission, the historic designation advisory board, and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 473-H, § 1(28A-1-31), 9-23-81) (1) The interior spaces of Sweetest Heart of Mary Roman Catholic Church which are hereby made subject to the commission's consideration are those spaces normally open to or seen by the public, including the narthex, nave, choir loft, chancel and side altars. Areas not open to and not ordinarily seen by the public, including sacristies, vesting rooms, basement and attic areas, closets, service areas, and the entire interior of the rectory, schoolhouse, and sisters' house, are not hereby made subject to commission consideration. Editor's note-Ord. No. 473-H, § 1, adopted Sept. 23, 1981, added§ 28A-1-31 to the 1964 Code; the editor has included this material as § 25-2-84 hereof. (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent furniture within the designated areas of Sweetest Heart of Mary Roman Catholic Church, the commission shall use the following criteria: (i) App. C, § 25-2-85 Sec. 25-2-85. Detroit Cornice and Slate Building Historic District. The design treatment level for this landmark shall be rehabilitation as provided for in section 25-2-2, and the defined elements of design for this landmark shall be as follows: Subsections (d)(l) through (22), as applicable; (1) Height. The building is three (3) stories tall and is forty-four (44) feet in height. (ii) The architectural or historical significance of the existing or proposed structure, feature, permanent furniture, or furnishings traditionally associated with the building, and its relationship to the architectural and historical value of the Sweetest Heart of Mary Roman Catholic Parish Historic District; (2) Proportion of building's front facade. The building is as tall to its cornice line as it is wide. The symmetrical facade is composed of three (3) bays; the central bay is slightly narrower than the flanking bays. The central bay culminates in a raised shallow pediment. (iii) The purpose of the designated spaces within Sweetest Heart of Mary Roman Catholic Church and the needs of its owners, provided, however, that such considerations shall not bind the commission to permit any alteration solely on the basis of use; (3) (iv) The provisions of section 25-2-22 of the chapter; Supp.No.4 419 Proportion of openings within the facade. The double-hung sash windows on the upper two (2) stories of the front facade of the building are approximately twice as tall as they are wide, and they are slightly shorter on the third story and slightly narrower in the central bay. All are in pairs. The storefront openings on the ground floor are al- �App. C, § 25-2-85 DETROIT, MICHIGAN most square; the central bay is composed of two (2) nine-foot long windows with metal panels below. Voids represent approximately forty (40) per cent of the surface area of the front facade. The south facade is composed of regularly spaced segmentally arched window openings with single pane fixed glass that are two (2) times as tall as they are wide, an original service door opening on the second story, and two (2) large segmentally arched doors on the first story, now bricked up. On the east end of the south elevation is a second and a third story doublehung sash window. The rear elevation is fenestrated on the upper two (2) stories; the north elevation is not fenestrated, and there is a single contemporary hollow metal door in the center of the elevation at grade. (4) feet. Denticulation and other architectural detail create a light textural appearance. The major textural relationship of the three (3) secondary elevations is that of low relief mortar joints in brick. (9) (10) Relationship of architectural details. The front facade consists of a combination of classical and Victorian details. Beneath the first story cornice line is denticulation and a bead-and-reel molding; within the upper architraves of the second story windows is an egg-and-dart molding; and within the third story upper architrave is a diamondpointed rustification pattern. Fascia embellishment in the entablature consist of an interlocking ((S" pattern, then a highly stylized palmette frieze above, and then a stylized anthemion frieze. Pilaster capitals are of a stylized Corinthian order. Quoins exist where the galvanized steel turns the corner to the north side on the first story. The galvanized steel panels, friezes, and tympanums bear delicate adamesque festoons, swags, palmettos and garlands. Window surrounds with exaggerated classical detailing and the heavy knob finial at each upper corner of the building are Victorian in detail and spirit. The name of the original occupant, the Detroit Cornice and Slate Co., is pressed into the steel in the central raised panel below the shallow pediment. On the peak of the shallow scrolled pediment is a metal replacement of the original three-foothigh, one-hundred-fifty-pound zinc eagle with a six-foot wing span. On the south elevation is the original hoist beam above the second story service door. Cavity wall vent grills exist between the second and third stories of both the north and south elevation. Rhythm of solids to voids in front facade. A symmetrical grid pattern is clearly discernible on the front facade. Voids are slightly smaller in size with successive stories and narrower in the central bay. A grid pattern is also discernible on the south elevation. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building landmark. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building landmark. (7) Relationship of materials. The solids of the front facade and the east nine and threefourth (9¾) feet of the south elevation are of pressed galvanized steel, while the two (2) sides and rear are brick. Window frames, door frames, doors and divisions in transom windows are wood; storefront panels are metal. All glass was originally clear, and the storefront windows remain glazed with clear glass. The watertable is stone; sills on the south elevation are sandstone. (8) Relationship of textures. The galvanized steel was pressed and hammered to replicate the fixture of stone. The ground floor piers resemble rustification; small particles of silica sand added to the paint contribute to the stone-like quality. Above the first story are engaged piers with horizontally incised lines that imitate hand tooling. The upper two (2) stories have an overall smooth ef- Relationship of color. The galvanized steel is painted a light gray-beige color in imitation of stone. All wood trim and doors on the ground floor of the front elevation are medium gray. Brick on the two (2) sides and rear of the building is orange in color. Window trim on the south elevation is brown. (11) Relationship of roof shapes. The slightly pitched roof is not visible from the street; the two (2) roof-top air conditioning units Supp. No. 4 420 I I I I I I I I I I �I I I DETROIT ZONING ORDINANCE App. C, § 25-2-86 (19) Degree of complexity within the facade. The facade is composed of three (3) bays with the major motif atop the central bay. Ornamentation appears quite extensively on the facade and is profuse. It is relegated to architectural elements such as tympanums, panels, column capitals and bases, and the pediment. are visible and there is one short chimney each on the north and south elevations. (12) Walls of continuity. Inapplicable due to single building landmark. (13) Relationship of significant landscape features and surface treatments. The Detroit Cornice and Slate Building fronts on the public sidewalk. On the south side of the building is a brick alley. The entire block on which the building stands is now vacant land, either in parking use or as a small landscaped lawn to the north of the building. Formerly, another building abutted the Cornice and Slate Building on the north, and another building stood to the south of the alley. Buildings on Lafayette obscured the west wall of the building from the street. An ''O.P."-type street light is on the sidewalk near the alley. (20) Orientation, vistas, overviews. The building's primary orientation is towards St. Antoine; the next obvious facade is the south elevation. (21) Symmetric or asymmetric appearance. The appearance is symmetrical. (22) General environmental character. The Detroit Cornice and Slate Building, now housing a restaurant and offices above, contributes to the commercial activity and appearance of the area between Greektown and Renaissance Center, and serves as a reminder of the former commercial-industrial character of that part of downtown. The building provides a strong urban contrast with the Blue Cross-Blue Shield Building to the east across the street, and contributes significantly to the atmosphere of the general Greektown area. (Ord. No. 491-H, § 1, (14) Relationship of open space to structure. The structure is surrounded by open space to its north, west, and south, although the entire block was formerly occupied by structures. The public right-of-way to the east and the paved brick alley to the west formerly constituted the only publicly visible open space adjacent to the structure. 28A-1-14(e), 3-3-82) Editor's note-Ord. No. 491-H, adopted March 3, 1982, amended § 28A-1-14(e) of the 1964 Code, and has been included as § 25-2-85 hereof at the editor's discretion. See the editor's note for § 25-2-3 . (15) Scale of facade and facade elements. The scale of the Detroit Cornice and Slate Building is that of a relatively small-sized commercial structure, with moderately sized architectural elements and small-scale architectural details within. The facade and facade elements appear today as they appeared at the time of construction. Sec. 25-2-86. St. John's-St. Luke Evangelical Church Historic District. (a) An historic district. to be "known as the St. John's-St. Luke Evangelical Church Historic District is hereby established in accordance with the provisions of this article. (16) Directional expression of front elevation. Al- though the front elevation is as tall as it is wide, verticality is emphasized by the slender piers rising through the three (3) stories, the small columns flanking the wjndows, and the raised pediment and eagle on top. (b} Thjs histo:d c district designation is hereby certified as being consistent with the Detroit Master Plan (c) The houndaries of the St. John's-St. Luke Evangelical ChLrrch Historic District are as shown on the map on file in the office of the city clerk, and shall be: on the southwest, the center line of Russell; on the northwest and west. the center line of Service; on the north, the northerly bound- (17) Rhythm of building setbacks. Inapplicable due to single building landmark. (18) Relationship of lot coverages. Inapplicable due to single building landmark. Supp.No.4 421 �App. C, § 25-2-86 DETROIT, MICHIGAN vation of the school is comprised of not more than twenty-five (25) per cent openings; the original two-over-two double hung wood sash windows are present. Approximately thirty (30) per cent of the front facade of the parish house is made up of openings. ary of Lot 13 (extended west) of Fraser's Subdivision of part of the Guoin Farm; on the northeast, the northeast boundary of Lot 22 (extended southeast) of Fraser's Subdivision of part of the Guoin Farm; and on the southeast, the center line of the vacated Chestnut Street. (These boundaries include Lots 13, 22, 23, 24, 25, 26, 27 of Fraser's Subdivision of part of the Guoin Fram (Ll/P30). (4) (d) The design treatment level of the St. John'sSt. Luke Evangelical Church Historic District shall be rehabilitation, as provided for in section 25-2-2. (e) The defined elements of design, as provided for in section 25-2-2, shall be as follows: (1) Height. The church is a single tall story; its tallest point is the southwest tower, approximately fifty-five (55) feet tall. The attached school is three (3) stories tall with additional height in the mansard roof. The parish house is two and one-half (2½) stories tall. (2) Proportion of buildings front facades. The Russell facade of the church is taller than wide, the height being emphasized by the vertically proportioned nave and towers. On the southeast elevation along the parking lot and the northwest elevation along Service, the church is longer than tall, although the horizontal is visually equalized by the verticality of the transept arms and corner towers. The southeast elevation of the attached school is taller than wide, the vertical being emphasized by the two (2) gables. The northeast elevation of the school is approximately two (2) times wider than tall, excepting the roof. The front facade of the parish house is taller than wide to its front gable. (3) Proportion of openings within the facades. No significant openings in the church, school and front facade of the parish house are wider than tall. Openings in the church are most often subdivided by tracery, louvres, or with more than one emphatically vertical element combined. The area of the openings in the Russell Street facade of the church comprise approximately fifteen (15) per cent of the surface; the northeast ele- Supp. No. 4 422 Rhythm of solids to voids in front facades. In the Russell Street facade of the church, the rhythm of voids in the solid is created by the formal arrangement of windows and entrances. A large tracery window is centered in the front facade above the projecting front entrance porch. A pointed arched transom set with stained glass in elaborate tracery rests above the entrance door. In the second stage of the tower on the south side of the facade is a pair of lancet windows situated above the double pointed arch entrance in the first stage of the tower; a blind spherical triangular opening is centered in the third state; and a louvred tracery window shields the bell chamber in the fourth stage. Pointed arch windows of the side aisles on the southeast elevation of the church are in pairs of two (2) per bay; the four (4) bays of the clerestory contain a coupled window with a Tudor arch each. In the transept arms are two (2) lancet windows below a large squat ogee arch in elaborate tracery. In the connector between the church and the school is a staircase reflected on the exterior by the irregular and ascending windows of the first and second stories. The third story contains four (4) regularly spaced lancet windows, the two (2) center ones being of shorter height. Windows on the southeast and northwest elevation of the school are formally arranged in groups of three (3) within the two (2) bays, with one triangular window in each of the two (2) frontal gables. The northeast elevation of the school has double-hung sash windows arranged regularly one above the other. The southern portion of the front facade of the parsonage is brought forward with a recessed entrance porch on the north side and a single window on the south. A triple window is centered at the second floor level. The gable above contains a small window I I I I I I I I I �I I ll Iii - DETROIT ZONING ORDINANCE of the towers. Wooden window trim is either gray or beige; tracery is a beige putty color. Orange brick is exposed by deteriorating formstone in various places. Some of the gray sandstone has blackened with age. Doors are generally painted in brown wood tones. The door in the connector between the church and school is painted g.--ay. The aged reddish-orange brick of the school contrasts with the gray stone foundations, gray window trim, gray coping, and black roof. Traces of paint exist on the brick and stone. The parish house is painted gray; the ornamental and window trim is gray, the wooden steps are gray, and the foundations are gray stone. with a Tudor arch. The recessed chamfered wing on the north has one window placed directly above the other on each face. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single complex district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single complex district. App. C, § 25-2-86 (7) Relationship of materials. The northwest and southeast elevations of the church are covered in formstone, an ashlar patterned, rock-faced concrete covering; the original brick surface has become exposed in some areas. The Russell Street facade is covered wfrh perma-stone. The original slate roof is now covered with asphalt; original iron coping remains. Finials at gable peaks are metal. Sills, string courses, and corbels along the gables are sandstone. Window trim, elaborate tracery, and doors are wood. The two (2) towers have copper roofs. Foundations of the school and church are limestone; the attached school building is brick with wood trim, has the original galvanized iron cornice, and a tooled sandstone watertable. Its roof is asphalt and there is an integral gutter system. The parish house is brick with wooden trim and a slate roof. (10) Relationship of architectural details. Details of the church and school are architectonic in character and in keeping with the gothic style. Decorative corbelling trims the gables, voussoirs accentuate openings and sills, belt courses are pronounced, and finials crown the peaks of gables. Window treatment is one of the most ornamental features of the church and school; elaborate tracery exists in the church windows, wooden clerestory frames are treated decoratively, and the arrangements of lights in the southeast and north west elevations of the school is decorative. The decorative brick corbelling of the school mimics the corbelling of the church and contrasts with the more utilitarian northeast elevation of the school, which displays corner pilasters and pilasters setting off the entrance bay. The parish house is austere in ornament; a molded brick frame extends around the second story triple window, a string course extends around the building, and a gable window bears a Tudor arch. The recessed wing has a chamfered corner with brackets at the roofline. (8) Relationship of textures. The church contrasts rock-faced formstone and perma-stone and in some places exposed scored brick with the smoother surfaces of sandstone trim, dressed sandstone watertables, wooden window trim and tracery, and a smooth asphalt roof. Copper roofing on the towers also provides textural contrast. Contrast to the brick surface of the school is provided by the rockfaced ashlar foundations, dressed sandstone watertable course and sills, wooden window frames, and raised brick corbelling. Textural interest is added to the painted brick surface of the parish house by the raised stone belt courses and raised brick window enframement as well as the wooden trim. (11) Relationship of roof shapes. The church has a steeply pitched gable roof with transept arms towards the altar end and roofed side aisles resulting in a clerestory above. A connecting addition with a hip roof joins the church and school. The roof of the school is a mansard. Roofs on the parish house (9) Relationship of colors. The gray-beige of the formstone and perma-stone surface of the church contrasts with the black roof and is highlighted by the green copper roofs Supp.No.4 423 �App. C, § 25-2-86 DETROIT, MICHIGAN northwest elevations of the school are horizontal with neutralizing vertical elements, while the northeast end is neutral. The parish house is neutral in directional expression; verticality is emphasized by the frontal gable but the chamfered wing balances the composition. result in complex relationships; a pitched roof with a frontal gable is intersected by a hipped roof with a transverse gable. (12) Walls of continuity. Inapplicable due to single complex district. (13) Relationship of significant landscape features and surface treatments. The church sits directly on the wide sidewalks facing Russell. Foundation plantings and grass are present on the southeast side of the church and school between the building and the large asphalt parking lot. The parking lot abuts the building on its northeast end with no plated buffer. A concrete block wall with courses of yellow brick alternating every two (2) blocks runs along the periphery of the parking lot on the northeast and southeast sides. On the northwest side of the church facing Service is a narrow grassy area between the sidewalk and the building. The sidewalk between the parking lot and church has a brownstone curb, as does the curb on Service Street. The parish house on Service has a small grassy lawn with minor plantings between it and the church. (17) Rhythm of building setbacks. Inapplicable due to single complex district. (18) Relationship of lot coverage. Inapplicable due to single complex district. (19) Degree of complexity within the facades. The placement and articulation of elements within the facades of the church, school and parish house are not complex, although the arrangement of masses and roofs of the parish house are complex. (20) Orientation, vistas, overviews. The church is oriented towards Russell Street; the school is entered through its southeast side. The parish house is oriented towards Service. Due to the build-up of the frontage on Gratiot, the church can only be seen adequately from the northerly approach on Gratiot. The high wall partly blocks the view from Antietam, although glimpses of the corner tower can be had. (14) Relationship of open space t:o structures. Buildings either sit directly on wide sidewalks or the large parking lot or are separated by small planted strips of grass. The Service Street side of the district appears more closedin due to the density and height of buildings along Gratiot, while the parking lot side with the green buffer result in a more spacious appearance on the southeast side facing Antietam. (21) Symmetric or asymmetric appearance. The Russell Street church facade is symmetrical in design with the exception of the two (2) corner towers. The northeast end of the school is asymmetrical although balanced, and the parish house is asymmetrical although balanced. (22) General environmental character. The church, school and parish house form a cohesive unit markedly different in character from the commercial, industrial and residential uses around them. Although the church complex is located off one of Detroit's major arteries it is partially hidden behind the built-up Gratiot Avenue frontage. The setting is very urban in character. (e) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider interior features in certain portions of (15) Scale of facades and facade elements. The scale of the church appears monumental due to the vertical emphasis and the visually dominant tower, although it is not an exceptionally large building. Elements within the facade are in keeping with the scafo and style of the church. The parish houSE! is small in scale and simple in detail; th school does not dominate on its own. (16) Directional expression of front elevatiom The directional expression of the church i emphatically vertical. The southwest anc.. Supp.No.4 424 II I •I I I I I I I �I I I DETROIT ZONING ORDINANCE the St. John's-St. Luke Evangelical Church located in the St. John's-St. Luke Evangelical Church Historic District, and permits shall be required for such interior work in those portions of the St. John's-St. Luke Evangelical Church as provided for in sections 25-2-18 through 25-2-27, as if such work were exterior work. (iv) The provisions of section 25-2-22 of this chapter; (v) Any other factor, including aesthetic, which the commission deems to be pertinent. (3) (1) The interior spaces of the St. John's-St. Luke Evangelical Church which are hereby made subject to the commissioner's consideration are those spaces normally open to or seen by the public, including the nave, narthex, transepts, chancel, galleries and side aisles. Areas not open to and not ordinarily seen by the public, including sacristies, vesting rooms, basements, upper floors or attic areas, organ chambers, closets, service areas, and the entire interiors of the parish house and school, are not hereby made subject to commission consideration. Areas made subject to commission consideration are shown on the floor plan on file in the office of the city clerk, in the office of the historic designation advisory board, and in the office of the historic district commission. (ii) (iii) As a guide in considering proposals affecting the designated interior spaces of the St. John's-St. Luke Evangelical Church, the commission shall make use of a set of slides, taken by the staff of the historic designation advisory board prior to the effective date of this section and representing the state of those interior spaces as of the date of designation, copies of this set of slides, together with a list describing each slide and a diagram showing the relationship of the slides to the designated interior spaces, are on file in the offices of the city clerk, the historic designation advisory board, the historic district commission, and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 507-H, § 1 (28A-1-34), 6-9-82) Editor's note-Ord. No. 507-H , § 1, adopted June 9, 1982, added § 28A-1 -34 to the 1964 Code; the editor has included this material as § 25-2-86 hereof. (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent furnishings within the designated areas of the interior of the St. John's-St. Luke Evangelical Church, the commission shall use the following criteria: (i) App. C, § 25-2-87 Sec. 25-2-87. Trowbridge House Historic District. (a) A historic district to be known as the Trowbridge House Historic District is hereby established in accordance with the provisions of this article. Subsections (dXl) through (22) as applicable; The architectural or historical significance of the existing or proposed structure, feature, permanent furnishing, or fixture, and its relationship to the architectural and historical value of the St. John's-St. Luke Evangelical Church Historic District; The purpose of the designated spaces within the St. John's-St. Luke Evangelical Church and the needs of its owners; provided, however, that such considerations shall not bind the commission to permit any work solely on the basis of such considerations; (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (c) The boundaries of the Trowbridge House Historic District are as shown on the map on file in the office of the city clerk and shall be: The westerly part of Lot 4 south of Jefferson Avenue of the subdivisions of the Mullett Farm described as beginning at a point on the south side of Jefferson Avenue, which point is 118.84 feet on a course of south sixty (60) degrees west from a point where the east line of said Mullett Farm intersects the south line of Jefferson Avenue and running thence south twenty-nine (29) degrees thirty-five (35) min- Supp.No.4 425 �App. C, § 25-2-87 DETROIT, MICHIGAN tains a centrally placed pair of attic windows. A bay window on the second story over the entranc~ (eastern) bay contains one window on each of its three (3) faces. Both sidelights and the transom of the entrance contain four (4) panes of glass. utes east 90.03 feet to a point thence south twentysix (26) degrees five (5) minutes east on a line parallel with said easterly line of said farm 110.24 feet to the northerly line of Woodbridge Street, thence south sixty (60) degrees west along said line of said Woodbridge Street 53.50 feet to a point, thence north twenty-six (26) degrees five (5) minutes west parallel to the easterly line of said farm 200.48 feet to the south line of Jefferson Avenue, thence north sixty (60) degrees east along said line of said avenue 4 7 .96 feet to the place of beginning; also including that part of Jefferson A venue 120 feet wide being the south half of Jefferson Avenue adjacent to the above described property. (L20353/P7 02; L60312/P324) (e) The defined elements of design, as provided for in section 25-2-2, shall be as follows: (1) Height. The Trowbridge House is two and one-half (2½) stories tall, or thirty (30) feet six (6) inches to the apex of the gable. (2) Proportion of building's front facade. The facade is slightly taller than wide, including the pedimented gable; it measures twenty-seven (27) feet in width. (4) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building district. (7) Relationship of materials. The facade is entirely sheathed in wood; nineteenth century flush boarding has been replaced recently. Stairs leading to the front door and the shutters are also wood. Foundations are coursed Trenton limestone, and contrast with the smooth surface of the facade, when visible. The roof is asphalt. Brick chimneys protrude from the western side. The cornice and brackets surmounting the bay window on the second story are pressed metal, resembling wood, as is pressed metal sheeting in the gables, resembling shingles. On the east side of the building, where two (2) bays of the house were removed in the late nineteenth century, the exterior wall is brick. (d) The design treatment level of the Trowbridge House Historic District shall be rehabilitation, as provided for in section 25-2-2. (3) (5) (8) Relationship of textures. The wood sheathing creates a smooth texture; the coursed ashlar foundation is rough by contrast. The asphalt roof does not create textural interest. Proportion of openings within the facade. Openings constitute twenty (20) per cent of the front facade, including the window openings in the pedimented gable. All door and window openings on the front facade are considerably taller than wide, excepting the transom lights over the door, which are placed horizontally. The windows in the gable are grouped in a combination wider than tall. First and second floor windows in the two (2) western bays have six-oversix sash; the bay window and the windows in the pedimented gable have one-over-one sash. (9) Relationship of color. The front facade of the Trowbridge House is painted white, as is the trim. Dark green shutters provide contrast. The floor of the wood porch and steps to it are painted gray. Asphalt shingles on the roof are presently brown. The original colors of the house, as determined by professional analysis, are always acceptable. The foundations are also painted gray. (10) Relationship of architectural details. Most of the detail is in wood; some, presumably added in the mid-to-late 1880's, is pressed metal. Pedimented window heads on the first story and cornice window heads on the second story, thin cornerboards, raking cornices, and the three-paneled shutters are in the Federal vocabulary, as is the entrance, Rhythm of solids to voids in front facade. The facade is composed of three (3) bays; the easternmost being the entrance bay. The fenestration of the other two (2) bays is formally arranged, with one window directly above the other. The pedimented gable con- Supp.No.4 426 I I I I I I I I I I I �I I DETROIT ZONING ORDINANCE I I I II II (18) Relationship of lot coverages. Inapplicable due to single building district. which is surrounded by sidelights and transom. Much later detail is "colonial revival" and blends well with the original material. The porch and bay window are supported by square Doric columns. The gable surmounting the bay window on the second story is pressed metal; its cornice and brackets are also pressed metal. (19) Degree of complexity within the facade. The facade of the Trowbridge House is complex in that it is a Federal-style building with Victorian modifications. However, it is relatively straight-forward in composit· on; it is comprised of three (3) bays, the eastern bay consisting of the entrance and a three-sided bay window above. The western two (2) bays are identical to each other. (11) Relationship of roof shapes. The main roof is a pitched roof with gables facing the sides; a transverse gable results in a front pediment. The roofs on the additions to the rear appear flat. (20) (12) Walls of continuity. Inapplicable due to single building district. Orientation, vistas, overviews. The building's primary orientation is towards East Jefferson Avenue; it backs on Woodbridge Street. (21) Symmetric or asymmetric appearance. While the facade is not symmetrical, it results in a balanced composition. (13) Relationship of significant /,andscape features and surface treatments. Concrete steps lead from the public sidewalk up the graded lawn to the straight concrete front walk. Neglected foundation plantings are present along the berm and the house. (22) General environmental character. The Trow- bridge House, the oldest known building in the city is the westernmost of four (4) extant nineteenth century residences between Rivard and Riopelle Streets on the south side of East Jefferson Avenue, a major eastwest thoroughfare. Close to downtown on what is now a narrow lot close to the public right-of-way, the house adds to the urban character of the area. A mixture of residential apartments, commercial businesses, and institutional buildings exist in the immediate vicinity, creating a diversity and continuity of history, to which the Trowbridge House contributes considerably. (Ord. No. 486-H, § 1 (28A-1-37), 2-17-82) (14) Re/,ationship of open space to structure. Open space exists to the front, west and "tear of the building. The house faces onto a small graded front lawn; there is approximately twenty-two (22) feet between the Trowbridge House and the building to its west. The house is very close to the building to the east, touching it at one point. (15) App. C, § 25-2-88 Scale of facade and facade elements. As existing at time of designation, see photograph on file in the office of the city clerk. The facade is modest in size, due to the fact that two (2) bays were removed from its east side in the late nineteenth century. Facade elements are in scale with a building of its period. Editor's note-Ord. No. 486-H, § 1, adopted Feb. 17, 1982, added § 28A-1-37 to the 1964 Code; the editor has designated these provisions as § 25-2-87 hereof. Sec. 25-2-88. Trumbull Avenue Presbyterian Church Historic District. (a) An historic district to be known as the Trumbull Avenue Presbyterian Church Historic District is hereby established in accordance with the provisions of this article. (16) Directional expression of front facade. Due to the elongated windows and central pediment, the directional expression of the front facade is vertical. Before the removal of the eastern two (2) bays and substantial alterations in the late nineteenth century, the directional expression was horizontal or neutral. (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (c) The boundaries of the Trumbull Avenue Presbyterian Church Historic District are as shown (17) Rhythm of building setbacks. Inapplicable due to single building district. Supp.No., 427 �App. C, § 25-2-88 DETROIT, MICHIGAN the large window is a lancet window. Entrance enclosures contain an ogee arched doorway on each of the two (2) sides. The corner tower has regularly spaced window openings in the first and second stages; the belfry has an open arcade. At the junction between the activities center and the church the arrangement of openings reflects the ascending staircase inside. The large bank of windows is emphasized on the facade of the church-house on Brainard. on the map on file in the office of the city clerk, and shall be: On the northwest, the center line of Brainard; on the northeast, the center line of the alley between Lincoln Avenue and Trumbull; on the southeast, the line parallel to and 27 .50 feet south of the southerly line of Lot 31 of Block 98 of the Woodbridge Farm; and on the southwest, the center line of Trumbull. (The boundaries include the north 27.50 feet of Lot 30, Lots 31 and 32 of Hodges Brothers Sub of Out Lots 98, 99, 102 and 103, Woodbridge Farm, Ll/P308). (d) The design treatment level of the Trumbull Avenue Presbyterian Church Historic District shall be rehabilitation, as provided for in section 25-2-2. (e) The defined elements of design, as provided for in section 25-2-2, shall be as follows: (2) Proportion of buildings' front facades. The church facade facing Trumbull is wider than tall including the entrance enclosures and towers, although it is emphatically vertical in appearance. The Brainard facade of the activities center is taller than wide proportionately. Proportion of openings within the facade. All openings of the church are taller than wide. Some are subdivided by tracery, and emphatically vertical openings are sometimes combined. Most of the openings on the Brainard facade of the activities center are taller than wide, with the exception of the gable opening which is wider than tall but contains three (3) windows that are taller than wide within. The area of the openings is approximately twenty-five (25) per cent. (4) Rhythm of solids to voids in front facades. In the church facade, the rhythm of voids in the solids is created by the formal placement of the windows. A large tracery window is centered in each facade of the church, with a blind arcade in the gable above. Between the wall buttresses on each side of Rhythm of spacing of buildings on street. Inapplicable due to single complex district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single complex district. (7) Relationship of materials. The major material is brick. Limestone is the foundation material and sandstone is used for the banding, watercourse and other trim. Window trim and tracery are of wood, as are the doors. Glass is a major material of the exterior. Sheet metal covers the spires of the tower, turrets and pinnacles. The roofs of the church and activities building are covered with asphalt shingles. (1) Height. The church is a tall single story; its interior has a second-level gallery around three (3) sides. The tower at the northwest corner of the facade is in four (4) stages. The church house/activities center is three · (3) stories and a basement. (3) (5) (8) Relationship of textures. The brick of the church has flush mortar joints; it contrasts with the rock-faced coursed ashlar foundations and the smooth and/or carved character of the sandstone trim. Mortar joints of the activities building are slightly recessed between the molded textured brick. Wood provides minor textural interest as used in the tracery and window trim. The ribbing of the metal pinnacle and turret tops and replicated shingles on the tower spire provide textural interest, whereas asphalt shingles of the roof generally do not. Glass provides textural interest in both the activities building and church. (9) Relationship of cowrs. The smooth sandstone banding, sills, and watercourse, now painted gray, provide contrast to the orange-red brick of the church and brownish-orange brick of the activities center. The foundations of the church have been painted dark red; wood has been painted yellow. The roof is charcoal gray. Supp.No.4 428 I I I I I I I I I I I �I I I I II II DETROIT ZONING ORDINANCE App. C, § 25-2-88 (10) Relatwnship of architectural details. Details on the buildings are mostly architectonic in character. The stone banding, ogee arches, tower, turrets, pinnacles and arcading in combination are Venetian gothic in style. Decorative iron finials top the tower, turrets, and pinnacles. Window tracery is elaborate. (16) Directwnal expresswn of front elevatwn. The directional expression of the church and activities building are emphatically vertical. (17) Rhythm of building setbacks. Inapplicable due to single complex district. (18) Relationship of lot coverages. Both buildings occupy nearly all of their origi 1al lots. (11) Relationship of roof shapes. The church has a transverse gable roof; the steeply-pitched roofs intersect in the center. The activities center has a pitched roof with a frontal gable. The tower has a four-sided spire, as do the pinnacles, and the turrets have polygonal spires. (19) Degree of complexity within the facade. The church and activities center facades are simple in their number of elements and their arrangement. The combination of elements in the four-stage tower are moderately complex. Between the church and activities center is an enclosure which has complex arrangement of fenestration, with windows reflecting an ascending staircase on the interior and a bay window above. (12) Walls of continuity. Inapplicable due to single complex district. (13) Relatwnship of significant landscape features and surface treatments. The buildings are placed directly on the concrete sidewalk on Brainard and Trumbull and on the alley between Trumbull and Lincoln. To the southeast, comprising part of the church property, is a grassy vacant lot, which creates a garden for the church. The alley behind the activities center is paved in concrete over the original brick. (14) Relationship of open space to structure. The buildings nearly fill their building lots. The vacant lot on the southeast side of the church is the only open space associated with the church. An alley between Trumbull and Lincoln runs behind the activities building. (15) (20) Orientatwn, vistas, overviews. The church is situated on the southeast corner of Brainard and Trumbull, where the corner tower is flanked by two (2) entrances, one on Trumbull and one on Brainard. The building is an important element in the streetscape of Trumbull, Brainard, and Grand River. Because of the irregularly shaped intersection created by Trumbull and Grand River, a diagonal roadway, a large open space in which the church is a prominent feature is created. On the west side of Trumbull, across from the church, is Scripps Park, a large fenced-in grassy recreational space. Scale of facades and facade elements. The church building is moderately large, although the windows in the arms of the Greek cross are very large in scale and contribute to the sense of monumentality of the church. Its location, with a tower on the corner and two (2) nearly identical major facades visible, also contributes to its sense of monumentality. There are small-scale elements in the church facade such as the pinnacles and carved column capitals. The facade of the activities building appears large due to the large bank of windows. Supp.No.4 429 (21) Symmetric or asymmetric appearance. The church facade on Trumbull is symmetrical, with the exception of the corners. On the northwest corner is a tower; on the southwest corner is a turret. The central bay of the activities center on Brainard is symmetrical, although the entrance wing and east wing result in a asymmetrical facade. (22) General environmental character. The church and attached activities center form a unit markedly different in character from the commercial and residential uses around them. Its setting is emphatically urban. Scripps Park is across Trumbull Avenue to the north and the Woodbridge Neighborhood Historic �DETROIT, MICHIGAN App. C, § 25-2-88 with the center line of the east service drive of the John C. Lodge Freeway; thence southerly along the center line of said east service drive to its intersection with the center line of the east-west alley between Seward and Virginia Park; thence easterly along the center line of the said eastwest alley between Seward and Virginia Park to its intersection with the center line of Third Avenue; thence southerly along said center line of Third Avenue to its intersection with the center line of Seward; thence west along said center line of Seward to its intersection with a line drawn parallel to and 13 feet west of the western boundary of Lot 14, Block 7, of Beck's Subdivision of part of quarter sections 55 and 56, 10,000-acre tract (L4/)P59); thence southerly along said line to its intersection with the center line of the eastwest alley lying between Seward and Delaware; thence westerly along the center line of said alley to its intersection with western boundary of Lot 38 (extended northward) of Block 4 of Henry Weber's Subdivision of part of quarter sections 55 and 56, 10,000-acre tract (L2/P40); thence southerly along said western boundary of Lot 38 extended southward to its intersection with the center line of Delaware; thence easterly along the center line of Delaware to its intersection with the center line of Third Avenue; thence southerly along the center line of Third Avenue to its intersection with the center line of Lothrop; thence easterly along the center line of Lothrop to the point of the beginning. (These boundaries include: Peerless Addition No. 1 of part of quarter section 56, 'ITAT (L18/P38), Lots 1-14 and 79-92; Peerless Addition No. 2 of part of quarter section 56, TI'AT (L18/P39), Lots 15-30 and 63-78; Peerless Addition No. 3 of part of quarter section 56, TTAT (L18/P40), Lots 31-41 and 52-62; Leggett's Sub of part of Henry Weber's Sub of part of sections 55 and 56, 'ITAT (L21/P53), Lots 22-32 and part of Lot 21 and Lots 65-75 and west 30 feet of Lot 76; Stone, Todd and Company's Sub of Lots 1, 2, and 3 of center part of quarter sections 55 and 56, TIAT, and Lots 41, 42, 43 and 44 of Henry Weber's Sub of quarter sections 55 and 56 TTAT (L18/P99), Lots 5-18 and Lots 25-70; Lothrop and Duffield's Sub of part of quarter sections 55 and 56, TIAT (L17/P22), Lots 70-85, 110-125, and 28-37 and west 45 feet of 27; Beck's Sub of part of quarter sections 55 and 56, 'ITAT (L4JP59), District extends northerly on both sides of Trumbull, contributing to the historic atmosphere of the area. (Ord. No. 522-H, § 1 (28A-1-40), 10-29-82) Editor's note-Ord. No. 522-H, § 1, adopted Oct. 29, 1982, added § 28A-1-0 to the 1964 Code; the editor has numbered those provisions as § 25-2-88 hereof. Sec. 25-2-89. New Center District. Area Historic (a) An historic district to be known as the New Center Area Historic District is hereby established in accordance with the provisions of this article. (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (c) The boundaries of the New Center Area Historic District are as shown on the map on file in the office of the city clerk, and shall be: Beginning at the intersection of the center lines of Lothrop and Second Avenue and proceeding northerly along the center line of Second Avenue to its intersection with the center line of Bethune; thence westerly along the center line of Bethune to its intersection with the center line of Bethune Court to its intersection with the center line of Delaware; thence easterly along the center line of Delaware to its intersection with the center line of Second; thence southerly along said center line of Second Avenue to its intersection with the center line of the east-west alley between Delaware and Pallister; thence easterly along said east-west alley to its intersection with the center line of the north-south alley between Woodward and Second; thence northerly along the center line of said north-south alley to its intersection with the southern boundary of Lot 92 of Peerless Addition No. 1 of part of quarter section 56 of the 10,000-acre tract (L18/P38) extended westward; thence easterly along the southern boundary of said Lot 92, extended eastward, to its intersection with the center line of Woodward Avenue; thence northerly along the center line of Woodward Avenue to its intersection with the center line of the east-west alley between Virginia Park and Euclid, extended eastward, this being the same as the northern boundary of Lot 1 the aforementioned Peerless Addition No. 1, extended eastward; thence westerly along the center line of said east-west alley to its intersection Supp.No.-' 430 I •I I I I I I I �I I I I II DETROIT ZONING ORDINANCE Block 2, Lots 5-10 and vacated Beck Street; Block 3, Lots 4-9 and vacated Beck Street, Block 4, Lots 1-6 and vacated Otto inclusive, Block 5, Lots 1-6 and vacated Otto inclusive, Block 6, Lots 1-7 and east 16.5 feet of Lot 8; and Block 7, Lots 14-24 and east 13 [feet ofl Lot 13; Henry Weber's Sub of Lots 5-7 and 9, part of Leggett and Miller's Sub of part of sections 55 and 56, TrAT, (L2/P40), Lots 5, 6 and east 40 feet of Lot 7 and Lots 38, 39, and the west 30 feet of Lot 40; and Schmidt's Sub of part of quarter sections 55 and 56, TrAT (L19/P66), Lots 1-16). ii. (d) The design treatment level of the New Center Area Historic District shall be rehabilitation, as provided for in section 25-2-2. (e) The defined elements of design, as provided for in section 25-2-2, shall be as follows: (1) Height All houses that were originally singleor two-family have two (2) full stories plus an attic or finished third floor within the roof; these are generally called ''two-and-a half-story" houses. The few terraces in the district are two (2) or two and one-half (2½) stories tall. Apartment buildings range in height from three (3) to ten (10) stories; the majority are four (4) stories tall. Additions to existing buildings shall be related to the existing structure; new building in New Center Commons (Delaware, Pallister and Bethune) and on Virginia Park shall meet the following standards: i. The six (6) adjoining structures on the same face, excluding churches and commercial structures, shall be used to determine an average height. If six (6) structures are not available on the same block face, then one or more structures as close as possible to being directly across the street from the proposed structure may be used. The height of the two (2) adjoining houses shall be added into the total twice, with a divisor of eight (8) used to determine the average. Any new building must have a height of the main roof of at least eighty (80) per cent of the resulting average; in no case shall a new building be taller than the tallest roof height included in Supp.No.4 431 App. C, § 25-2-89 the computation. In determining the height of existing structures and proposed structures, the highest point of the main roof shall be used, even where towers, or other minor elements may be higher. The level of the eaves of a proposed new structure having as much or more significance for compatibility as the roof height, an average eave or cornice height shall be determined by the same process as that described above. The proposed new structure shall have a height at the eaves, or cornice, of not less than ninety (90) per cent of the average determined from existing structures, and in no case shall eaves or cornice of the proposed structure be lower than the lowest eave or cornice height used in the computation, nor higher than the highest. (2) Proportion of buildings front facades. Proportion varies in the district, depending on use, style, and size of buildings. While singlefamily dwellings may appear taller than wide or wider than tall, the overall appearance is neutral. Terraces or rowhouse buildings are wider than tall; apartment buildings appear taller than wide although some are wider than tall due to projecting and receding wall surfaces that emphasize the vertical. (3) Proportion of openings within the facades. Areas of voids generally constitute between fifteen (15) per cent and thirty-five (35) per cent of the front facade, excluding the roof. Most window openings are taller than wide, but are frequently grouped into combinations wider than tall. Where there are transom windows above doors they are wider than tall; a few round windows exist on upper stories or attics. A great variety of sizes, shapes, and groupings of openings exist in the district. (4) Rhythm of solids to voids in front facades. Queen Anne and arts-and-crafts style buildings display freedom in the arrangement of openings within the facades, but usually �I App. C, § 25-2-89 DETROIT, MICHIGAN apartment buildings to have limestone or concrete high basements or first stories and stone ornamental detail and trim. result in a balanced composition. In buildings derived from classical precedents, voids are usually arranged in a symmetrical and evenly spaced manner within the facade. (5) (8) Relationship of textures. The most common relationship of textures in the district is that of the low-relief pattern of mortar joints in brick contrasted to the smooth surface of wood trim and masonry sills. The brick is sometimes textured. Also common is the contrast in textures created by the juxtaposition of different materials used for the first and second stories; frequently a brick first story is contrasted with a stucco or wood sheathed second story. Half-timbering adds textural interest to the stucco where it exists on neo-Tudor houses. In apartment buildings, stone, either rough cut or smooth and/or cut to appear like rustification at the basement and/or first story level contrasts with the main material, brick. Slate and tile roofs contribute to the textural interest, whereas asphalt shingles generally do not. Rhythm of spacing of buildings on streets. The spacing of buildings has generally been determined by the setback from the side lot lines. The spacing of buildings tends to be consistent, except where vacant lots occur. On Virginia Park where lots are approximately fifty (50) feet wide, some buildings are placed closer to one side lot line, creating room for a side driveway. On smaller lots in the district, the buildings occupy most of the width of their lots, while complying with the side lot setback restrictions. (6) Rhythm of entrance and/or porch projections. Steps and porches exist on all of the single and multiple unit two-and-one-half-story dwellings in the district; the progression of porches lends to the consistency of the streetscape. Entrances and porches are either placed centrally on the facade, as is usually the case with classically inspired buildings, or are placed to one side of the front facade, and the porch sometimes wraps around to the side. Rear porches are common on single-family residences; few side porches exist due to narrow lot sizes. On Virginia Park there is an occasional porte cochere. (9) Relationship of colors. Paint colors generally relate to style. Natural brick colors (red, brown, yellow, orange, buff) predominate in wall surfaces. Natural stone colors also exist. Stucco and concrete are usually left in their natural state or are painted in a shade of cream; half-timbering is frequently stained or painted brown or brownish-red. Classically inspired buildings, particularly neo-Georgian and colonial revival, frequently have wood trim painted white, cream, or in a range of these colors. Where shutters exist they are either dark green, black, or an~ other appropriate dark color. Colors known to have been in use on buildings of this type in the eighteenth or nineteenth centuries on similar buildings may be considered for suitability. Buildings of medieval and/or arts-and-crafts inspiration generally have painted wood trim of dark brown; black and red is also present. Queen Anne and late Victorian style houses may have several colors painted on the same facade. Storm windows are sometimes a different color from the window frames and sash; window (7) Relationship of materials. The district exhibits a wide variety of building materials characteristic of single and multiple unit residential buildings dating from the last decade of the nineteenth century and first quarter of the twentieth century. The majority of buildings are faced with brick; a brick veneer first story and a stucco, clapboard, or wood shingle second story is not unusual. All-stone, all-stucco, and all-wood buildings exist but are few in number. Later replacement siding is uncommon in the district; when it does exist, much of side changes the original visual relationship of the siding to the building. Stone sills and wood trim are common. Roofing includes slate, tile, and asphalt shingles. It is common for Supp.No.4 432 I I I I I I I I I I I I �I I DETROIT ZONING ORDINANCE I slightly graded front lawn area in grass turf subdivided by a concrete or brick walk leading to the front entrance; a side walk sometimes leads to the rear. On sufficiently graded lots, steps lead up the earthwork terraces to the front steps. Some straight side driveways, primarily in concrete but a few in brick, leading from the street to the rear garages exist on Virginia Park, Bethune, and Lothrop. Where front lawns are uninterrupted by driveways, a unity to the succession of front lawns is achieved. Foundation plantings of an evergreen and deciduous character are present on individual lawns. Hedges between properties along the side lot lines are common; properties on corner lots frequently have hedges along the northsouth street. Trees are evenly spaced on the tree lawn; on Pallister where the tree lawn has been widened, trees are planted close to the public side walk and upright lighting standards are evenly spaced near the brick paving of the street. Public sidewalks throughout the district are concrete; brownstone and some bluestone curbs remain on Delaware between Woodward and Second, Virginia Park and Seward. Virginia Park is paved in brick; traffic off Woodward enters and exits through a horseshoe with wrought iron gates and brick piers with stone cresting and foundations. A grassy turf, hedges, and young trees are planted inside the court created by the horseshoe. Newer gates at the entrances of other blocks are of the same materials. Side and rear yard wooden fences, either painted brown or left in a natural state, exist throughout New Center Commons. Side yard fences generally do not extend beyond the face line of the front porch, except where they fence in side lots or corner properties. Fencing in public view through the district, the fluted designed to compliment the style, design, material, and date of the residence. Pallister between Second and Third Streets is a pedestrian street; it is paved in brick with concrete around its perimeter. Street furniture and upright iron light standards are placed at regular intervals. Ornamental poles (O.P.-type, Detroit Public Light- sash are most often the same color as the window frames, with a few exceptions. Colors used on trim of apartment buildings are frequently brown, gray, black or green. The original color scheme of any building, as determined by professional analysis, is always acceptable for the building, and may provide suggestions for similar buildings. Roofs are in natural colors; slate is predominantly gray, gray green and black; tile is green or red. Asphalt shingles display a variety of colors, most derived from colors of natural materials (tile, slate and wood colors). (10) App. C, § 25-2-89 Relationship of architectural details. Architectural details generally relate to style. Porches, window frames, cornices, dormers and gables are frequently treated. NeoGeorgian and colonial revival buildings display classic details in wood; buildings influenced by the arts-and-crafts movement have wood details such as half-timbering, heavy vergeboards, and other wood elements. The vernacular "four-square" buildings usually show restraint in detail. In g~neral, the houses on Virginia Park are more ornate than those in the rest of the district. Some of the apartment buildings display carved stone ornament set in panels, string courses, spandrels and cornices. (11) Relationship of roof shapes. A multiplicity of roof types exist, and frequently within the same building. Predominant forms are hip and gabled, frequently punctured with dormers. A few buildings have engaged towers or bays with conical roofs. Other buildings have less complex roofs, appropriate to their architectural style. (12) Walls of continuity. The major wall of continuity is created by the building facades when their setbacks are uniform within each block face. Where lighting poles and trees exist in sufficient numbers they contribute to a minor wall of continuity along the tree lawns. (13) Relationship of significant l,andscape features and surface treatments. The typical treatment of individual properties is a flat or Supp. No. 4 433 �App. C, § 25-2-89 DETROIT, MICHIGAN of the facades. Houses on Virginia Park are large in scale compared with the rest of the district. The elements within the facades of Queen Anne and some colonial revival buildings emphasize their size by dividing the facades into large segments, such as towers, projecting gables, and bays. N eo-Georgian facades have restrained, small-scale detail within. Buildings influenced by the artsand-crafts movement contain heavy elements, such as vergeboards and large brackets. Apartment buildings usually contain smallscaled elements within moderate to large scale facades. Buildings generally are within normal limits of scale for moderate singleand multiple-family residences of the late nineteenth and early twentieth century. ing) are located on Delaware between Woodward and Second, Virginia Park and Seward. On Second Boulevard and Third Avenue, where they run throughout the district, are fluted steel lighting standards with craneneck pendants (Union Manufacturing Company No. 4700). Alleys are paved in either asphalt or.concrete, the exception being the alley north of Delaware east of Second, which is brick. Parking areas off the alleys next to the alley-facing garages in New Center Commons are also either asphalt or concrete. Alleys are entered and exited on Bethune Court; they do not have outlets on Third Avenue. Bethune Court, Bethune Street, and the alleys have tall, modern light standards. Ornamental light posts on Pallister Commons are Union Metal Manufacturing No. SP87 4-Yl. (16) Directional expression of front elevations. Although some houses appear wider than tall and some appear taller than wide, the overall directional expression is neutral. Apartment buildings are expressed vertically, terraces (rowhouses) are horizontal. The Church of Christ, Scientist, is expressed horizontally. (14) Relationship of open space to structures. Vacant land in the New Center Historic District is located immediately west of Bethune Court, where it provides a small buffer from the street at the corners of Bethune Court and Pallister. Open space on Pallister is provided by the brick-paved pedestrian mall and widened tree lawns. There is also ample vacant land adjacent to the Virginia Park gates at the corners of Woodward and Virginia Park. Where buildings have been demolished, vacant land exists, usually in the form of parking lots. This condition prevails primarily in the block of Virginia Park between the Lodge Service Drive and Third Avenue, and on Lothrop. Backyards as well as front yards exist on all single- and doublefamily residential properties; backyards to houses on Bethune, Pallister and Delaware tend to be relatively small due to the placement of one and one-half (1 ½) or two and one-half (2½) car garages and adjoining paved parking area off the alley. (17) Rhythm of building setbacks. Setbacks vary from area to area within the district, though they are usually consistent within each block or streetface in compliance with deed restrictions. The varying designs of the houses, occasionally with slight setbacks in the facades, cause the houses to relate to the front setback line. (18) Relationship of lot coverage. Lot coverage of single-family dwelling ranges from approximately twenty (20) per cent to fortyfive (45) per cent, most being in the twentyfive (25) per cent to thirty-five (35) per cent range of lot coverage. Lot coverage of multiunit apartment buildings range from fifty (50) per cent to ninety (90) per cent of their lots, most being in the upper end of this range. (15) Scale of facades and facade elements. There is a variety in scale from street to street and style to style; most houses have a small to moderate appearance and apartment buildings have a moderate appearance. The size and complexity of facade elements and details either accentuate or subdue the scale (19) Degree of complexity within the facade. The degree of complexity has been determined by what is appropriate for a given style. The late Victorian buildings exhibit complex massing and multiplicity of forms, col- Supp.No., 434 I I I I I i I I I �I I DETROIT ZONING ORDINANCE inspired, are generally asymmetrical but result in balanced compositions. Front facades of apartment buildings are symmetrical in appearance. ors and textures. Other styles in the district are less complex. The classically inspired buildings usually have simple, rectangular facades with varying amounts of ornamentation. I II II II II II App. C, § 25-2-89 (22) General environmental character. The character of the New Center Historic District is that of late nineteenth century and early twentieth century residences on straight east-west streets. A cohesiveness is attained by entrance gates, uniform setbacks, spacing on lots, buried utilities, and, on Pallister, spacious tree lawns, street furniture, and brick paving. Overall, the district has an urban, low to moderate density, revitalized residential character with small-scale commercial usage on its southern periphery and on Second from Virginia Park to Delaware. (Ord. No. 530-H, § 1 (28A-1-41), 11-17-82) (20) Orientatwn, vistas, overviews. Single-family houses and apartment buildings are generally oriented towards the east-west streets. The majority of terrace buildings are oriented toward Third Avenue. The majority of the garages are oriented towards the alleys; where driveways exist, garages are frequently oriented towards both the street and the alley. All garages are detached and at the rear of the lot. A dramatic view of the General Motors Building and Fisher Building can be seen just south of the district. (21) Symmetric or asymmetric appearance. NeoGeorgian and other classically inspired buildings are generally symmetrical. Other styles including Queen Anne and arts-and-crafts Editor's note-Ord. No. 530-H, § 1, adopted Nov. 17, 1982, added § 28A-1-41 to the 1964 Code; the editor has included these provisions as § 25-2-89 hereof. [The next page is 497] Supp.No.4 435 �I I I COMPARATIVE TABLE HISTORIC LANDMARK AND DISTRICT PROVISIONS This is a numerical listing of the ordinances of the city and sections of the old Code as contained in Appendix C. I 19"Code Section 28A -1-1 I I I 28A-1 -2 28A - l -~ 28A-l -4 28A-1 -5 28A-1-6 -II Ordinance Number 268-H 295-H 299-H :l04-H 311-H 328-H 336-H 342-H 352-H 365-H 369-H 378-H 417-H 424-H 432-H 435-H 442-H 450-H 473-H 486-H 491-H 507-H 522-H 530-H II II II (II II Propoaed New Code Seetlon• 1964 Code Section Propoaed New Code Seetlon• 25-2-1 , 25-2-41 25-2-43 25-2-2 25-2-4 25-2-3425-2-40 25-2-5025-2-57 25-2-1825-2-27 28A-1-7 28A-1 -8 28A-1-9 28A-1-10 28A -1-ll 28A-1-12 28A-1-13 28.A-1 -14 28A-1-15 28A -1-1628A-l -18 25-2-5 25-2-6 25-2-10 25-2-7 25-2-9 25-2-58 25-2-11 25-2-3 25-2-8 25-2-6525-2-67 Adoption Date Section 1 1(28A- l -19) 1(28A-l-20) 1(28A-l-21) 1(28A-1-22) 1 1 (28A-1-23) 1(28A-1-24) 1(28A-1-25) 1(28A-l-26) 1(28A-1-27) 1(28A-l-28) 1(28A-1-29) 1(28A-l-14(c}) 1(28A-1-14(b)) 1(28A-1-14(d)) 1(28A-1-30) 1(28A-1-32) 1(28A-1-31 ) 1(28A-1-37) 1(28A-1-14(e)) 1(28A-1-34) 1(28A-1-40) 1(28A-1-41) 7-19-78 12- 6-78 1-10-79 1-31 -79 2-21 -79 5-30-79 7-18-79 9-19-79 11- 7-79 12-12-79 1-23-80 2-27-80 11-26-80 1-21-81 3-25-81 4-22-81 5-13-81 7- 1-81 9-23-81 2-17-82 3. 3-82 6- 9-82 10-29-82 11-17-82 Section this Code 25-2-4(8) 25-2-68 25-2-69 25-2-70 25-2-71 25-2-69(e) 25-2-72 25-2-73 25-2-74 25-2-75 25-2-76 25-2-77 25-2-78 25-2-81 25-2-82 25-2-83 25-2-79 25-2-80 2.5-2-84 25-2-87 25-2-85 25-2-86 25-2-88 25-2-89 [The next page is 507] •Editor's note-The new Code hat not been adopted at thi• time. Supp. No. 4 497 �I I I COMPARATIVE TABLE MICHIGAN PUBLIC ACTS This is a chronological listing of the Public Acts of Michigan as contained in Appendix A of this volume. I I Year Act. No. 1921 207 1941 306 1945 1947 267 272 1952 1967 1968 1973 1976 1978 97 225 202 204 145 396 28 186 638 1979 180 1977 Disposition 125.581125.591 125.584 125.585 125.588 125.583a 125.585 125.590 125.585 125.591 125.585 125.585 125.584 125.583b 125.583b 125.585a 125.581125.583& 125.584, 125.585 125.587 125.592 125.585 [The next page ia 517) 507 �I I I I I I ' " COMPARATIVE TABLE ZONING ORDINANCES This is a numerical listing of the ordinances of the city used herein. The amendatory ordinances are identified with the sections which are flush with the left margin. In some cases the amendment may apply only to one of the subsections contained within a given section; however, the amendment will be identified with the preceding section which is flush with the left margin. Year Ordinance No. Adoption Date Section 1968 394-G 11-26-68 1 395-G 11-26-68 1 404-G 2-11-69 1 407-G 2-18-69 1 413-G 3- 4-69 1 416-G 3-26-69 1 419-G 4- 1-69 1 420-G 4- 1-69 1 422-G 4- 8-69 1 423-G 4-15-69 1 426-G 4-22-69 1 427-G 4-29-69 1 439-G 6-10-69 1 440-G 6-17-69 1 441-G 6-17-69 1 446-G 6-26-69 1 1969 517 Section thia Code Art. xv, Map. No. 1 Art. XV, Map No. 25 Art. XV, Map No. 69 32.0042 40.1500 44.0200 45.0800 47.0100 47.0201 48.0200 67.0200 70.0500 80.0500 100.0500 Art. XV, Map No. 55 Art. XV, Map No. 31 Art. XV, Map No. 1 Art. XV, Map No. 50 Art. XV, Map No. 6 Art. XV, Map No. 25 Art. XV, Map No. 40 Art. XV, Map No. 12 Art. XV, Map No. 4 Art. XV, Map No. 28 Art. XV, Map No. 39 45.0300 60.0100 62.0300 62.0400 93.0300 93.0700 94.0100 94.0300 94.0700 �DETROIT, MICHIGAN Year 1970 Ordinance No. Adoption Date Section 453-G 7- 8-69 1 455-G 7-29-69 1 456-G 8- 5-69 1 457-G 8-12-69 1 458-G 8-26-69 1 460-G 9- 9-69 1 462-G 9- 9-69 1 464-G 9-23-69 1 465-G 9-23-69 1 468-G 10•14-69 1 470-G 10-21-69 1 472-G 11- 5-69 1 473-G 11- 5-69 1 475-G 11-25-69 1 476-G 11-25-69 1 477-G 11-25-69 1 478-G 12- 9-69 1 479-G 12-16-69 1 481-G 12-16-69 1 483-G 12-30-69 1 485-G 1-30-70 1 486-G 1-31-70 1 518 Section this Code 95.0300 96.0300 100.0500 101.0700 102.0300 103.0300 105.0300 110.0100 113.0100 113.0200 116.0300 116.0500 119.0300 Art. XV, Map No. 1 Art. XV, Map No. 49 Art. XV, Map No. 52 Art. XV, Map No. 56 Art. XV, Map No. 49 Art. XV, Map No. 17 Art. XV, Map No. 3 Art. XV, Map No. 54 Art. XV, Map No. 29 Art. XV, Map No. 50 Art. XV, Map No. 57 Art. XV, Map No. 78 Art. XV, Map No. 3 Art. XV, Map No. 36 Art. XV, Map No. 18 Art. XV, Map No. 19 Art. XV, Map No. 71 Art. XV, Map No. 5 Art. XV, Map No. 4 Art. XV, Map No. 42 Art. XV, Map No. 45 Art. XV, Map No. 46 I I I i i - �I I I I I I - COMPARATIVE TABLE-ZONING ORDINANCES Year Ordinance No. Adoption Date Section 490-G 2- 3-70 1 492-G 2-10-70 1 502-G 5- 5-70 1 503-G 5- 5-70 1 504-G 5- 5-70 1 505-G 5- 5-70 1 509-G 5-19-70 1 515-G 6-16-70 1 516-G 6-23-70 1 517-G 6-23-70 1 520-G 7-21-71 1 522-G 8-18-70 1 525-G 8-25-70 1 528-G 534-G 9- 8-70 10- 6-70 1 1 537-G 10-13-70 1 543-G 10-20-70 1 544-G 545-G 10-27-70 10-27-70 1 1 550-G 11- 4-70 1 557-G 12-22-70 1 558-G 12-22-70 1 560-G -...· 1- 5-71 1 563-G 1- 9-71 1 564-G 1-19-71 1 566-G 1-26-71 1 519 Section thi• Code Art. XV, Map No. 80.0400 80.0500 Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. 32.0058 45.0800 80.0500 96.0100 Art. XV, Map No. Art. XV, Map No. 64.0700 65.0100 Art. XV, Map No. Art. XV, Map No. 62.0400 93.0100 94.0100 95.0100 96.0100 113.0100 Art. XV, Map No. Art. xv, Map No. Map No. 69.0000 82.0500 96.000 96.0100 Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Map No. 71 59 61 64 66 71 13 12 56 75 37 15 15A 47 39 42 71 46 30 57 59 �DETROIT, MICHIGAN ()rdblance No. Year 1972 Seedo• Adoption Date t)daC.. Seetioa 567-G 2- 2-71 1 570-G 2-16-71 1 574-G 3- 2-'11 1 576-G 3-30-71 1 578-G 3-30-71 1 581-G 4- 6-71 1 584-G 4-20-71 1 585-G 4-27-71 1 590-G 5-18-71 1 595-G 6- 8-71 1 596-G 6- 8-71 1 597-G 6- 8-71 1 598-G 6-22-71 1 603-G 8- 3-71 1 604-G 8- 3-71 1 606-G 8-10-71 1 607-G 8-10-71 1 608-G 611-G 8-17-71 8-24-71 1 1 612-G 8-24-71 1 613-G 9- 7-71 1 614-G 9- 7-71 1 620-G 9-21-71 1 621-G 9-21-71 1 625-G 628-G 10-21-71 10-19-71 1 1 635-G 12- 7-71 1 645-G 1-11-72 1 520 Art. X ,. Map No. 74 Art. XV, Map No. 12 Art. xv, Map No. 46 Art. xv, Map No. 8 Art. xv, Map No. 46 Art. XV, Map No. 54 Art. XV, Map No. 42 Art. xv, MapNo.6 Art. xv. Map No. 63 Art. XV, Map No. 44 Art. XV, Map No. 73 Art. xv, Map No. 60 Art. xv, Map No. 45 Art. xv, Map No. 29 Art. xv, Map No. 32 Map No. 33 Art. XV, Map No. 5 Art. XV, Map No. 67 42.0300 Art. xv, Map No. 44 Art. xv, Map No. 43 Map No. 45 Art. XV, Map No. 56 Art. XV, Map No. 68 Art. XV, Map No. 23 Art. XV, Map No. 2 64.0700 Art. xv, Map No. 57 Map No. 59Map No. 68 Art. XV, Map No. 74 Art. XV, Map No. 53 II II I I I I I I I I I • �I I I I I I I I -II "-II COMPARATIVE TABLE-ZONING ORDINANCES Year O.rdinance No. Adoption Date Section 649-G 1-18-72 1 650-G 1-25-72 1 651-G 1-25-72 1 652-G 1-25-72 1 653-G 2- 1-72 1 655-G 2- 1-72 1 656-G 2- 8-72 1 1 657-G 660-G 2-22-72 1 661-G 2-22-72 1 670-G 3-14-72 1 673-G 3-21-72 1 675-G 3-28-72 1 677-G 4- 4-72 1 679-G 4-18-72 1 685-G 5- 2-72 1 691-G 5-30-72 1 692-G 5-30-72 1 693-G 5-30-72 1 696-G 6-13-72 1 697-G 6-13-72 1 700-G 6-22-72 1 711-G 7-18-72 1 713-G 7-21-72 1 714-G 7-28-72 1 717-G 8- 8-72 1 521 Section this Code Art. XV, Map No. 50 Art. XV, Map No. 6 Art. XV, Map No. 28 Map No. 30 Art. XV, Map No. 65 Art. XV, Map No. 3 Art. XV, Map No. 43 Art. XV, Map No. 71 Art. XV, Map No. 12 Art. XV, Map No. 74 Art. xv, Map No. 10 Art. XV, Map No. 35 Art. xv, Map No. 1 Art. XV, Map No. 92 Art. XV, Map No. 69 93.0100 94.0100 95.0100 118.0200 119.0100 Art. XV, Map No. 2 Art. XV, Map No. 54 Art. XV, Map No. 39 Art. xv, Map No. 5 Map No. 7 Art. XV, Map No. 31 Art. XV, Map No. 3 Art. XV, Map No. 74 Art. XV, Map No. 4 Art. XV, Map No. 7 Art. XV, Map No. 53 Art. XV, Map No. 8 �II DETROIT, MICHIGAN Year \ 1973 Adoption Date Section Section this Code 725-G 8-29-72 1 Art. XV, 726-G 9- 5-72 1 727-G 9- 5-72 1 Art. XV, 728-G 9-12-72 1 Art. XV, 729-G 9-19-72 1 Art. XV, 731-G 9-26-72 1 Art. XV, 732-G 9-26-72 1 Art. XV, 734-G 10- 3-72 1 Art. XV, 735-G 10- 3-72 1 Art. XV, 737-G 10-10-72 1 Art. XV, 739-G 10-12-72 1 Art. XV, 742-G 10-24-72 1 Ordinance No. Map No. 39 42.0500 42.0600 93.0300 94.0100 94.0300 Map No. 64 Map No. 60 Map No. 52 Map No. 51 Map No. 2 Map No. 44 Map no. 11 Map No. 52 Map No. 31 32.007 32.0023 66.0000 66.0100 94.0300 95.0300 102.0100 Art. XV, 762-G 10-31-72 1 763-G 10-31-72 1 764-G 10-31-72 1 769-G 11- 8-72 1 770-G 11- 8-72 1 771-G 11- 8-72 1 775-G 11-21-72 1 Map No. 6 Art. XV, Map No. 7 777-G 12- 1-72 1 Art. XV, 778-G 12- 5-72 1 787-G 1- 5-73 1 Art. XV, 789-G 1-16-73 1 Map No. 46 Art. XV, Map No. 30 522 Map No. 56 Art. XV, Map No. 47 118.0300 118.0500 118.0600 119.0300 119.0500 119.0600 Art. XV, Map No. 57 Art. XV, Map No. 5 Art. XV, Map No. 78 Art. XV, Map No. 44 I I 'I I I I I I I I I l �I I I COMPARATIVE TABLE-ZONING ORDINANCES Year Ordinance No. Adoption Date Section this Code Section 804-G :1- 6-7:l 1 807-G :l- 6-73 1 I I I I -II II II II II 1974 8:l:l-G 6-26-73 8:14-G 6-26-73 1 8:17-G 7- 3-73 1 842-G 8- 7-73 1 84:l-G 8-14-73 1 84fi-G 8-21-73 1 8fi0-G 9- 4-73 1 8M-G 10- 2-73 1 858-G 10-23-73 1 862-G 11-20-73 1 86:l-G 11-20-73 1 864-G 11-20-73 1 865-G 11-27-73 1 870-G 885-G 12-11-73 12-12-74 1 1 889-G 4-10-74 1 891-G 4-23-74 1 893-G 898-G 4-23-74 5- 7-74 1 1 523 Art. XV, Map No. 4 32.0079 42.0700 47.0100 92.0300 93.0100 93.0300 94.0100 94.0300 95.0100 95.0300 96.0100 96.0300 113.0100 Art. XV, Map No. 5 140.0900 140.1100 Art. XV, Map No. 7 Map No. 9 Map No. 46 Map No. 48 Art. XV, Map No. 27 82.0100 82.0200 Art. XV, Map No. 6 Art. XV, Map No. 3 Art. XV, Map No. 50 32.007 62.0400 54.0100 92.0300 140.0100 140.0700 40.0500 43.0100 Art. XV, Map No. 15 Map No. 15A 32.007 Art. XV, Map No. 25 Art. XV, Map No. 27 66.0100 101.0300 102.0300 104.0000 113.0100 Art. XV, Map No. 45 �II -■ DETROIT, MICHIGAN Year 1975 Ordinance No. Adoption Date Section this Code Section 899-G 5- 7-74 1 900-G 5- 7-74 1 902-G 5 -21 -74 1 907-G 6-18-74 1 916-G 6-25-74 1 Art. XV, Map No. 43 Art. XV, Map No. 44 Art. xv, Map No. 6 Art. XV, Map No. 31 32.0026 32.0029 60.0000 60.0100 60.0200 62.0300 62.0400 63.0100 64.0100 65.0300 65.0400 65.0500 65.0600 65.0700 65.0800 66.0100 66.0200 67.0200 67.0300 67.0400 67.0500 Art. XV, Map No. 46 Art. XV, Map No. 38 Art. XV, Map No. 31 922-G 1- 2-74 1 1-H 7-24-74 1 :l-H 8-16-74 1 6-H 8-H 9-11-74 10- 9-74 1 1 13-H 12- 9-74 1 14-H 12-18-74 1 17-H 1-10-75 1 22-H 2-25-75 1 58-H 9-10-75 1 61-H 10- 1-75 1 67-H 10- 8-75 1 524 40.1600 Art. XV, Map No. 61 Map No. 64 Art. XV, Map No. 4 ArL XV, Map No. 39 Art. XV, Map No. 2 Art. XV, Map No. 11 Map No. 12 Art. XV, Map No. 3 Art. XV, Map No. 11 140.0000 140.0100 140.0200 140.0300 140.0400 140.0500 I .. I I I I I I I I I - �I I I COMPARATIVE TABLE-ZONING ORDINANCES Year I I I -II -II 1976 1977 Ordinance No. Adoption Date Section 70-H 10-15-75 1 74-H 12-12-75 1 79-H 86-H 12-17-75 2-25-76 1 1 108-H 109-H 4-14-76 4-16-76 1 1 112-H 1 l:l-H 4-30-76 5- 5-76 1 1 122-H 6- 9-76 1 149-H 9-22-76 1 lfil-H 9-24-76 1 152-H 9-29-76 1 156-H 10-13-76 1 159-H 10-18-76 1 164-H 11-10-76 1 167-H 11-24-76 1 169-H 12- 8-76 1 174-H 189-H 12-15-76 6- 2-77 1 1 197-H 7-27-77 1 215-H 11-23-77 1 221-H 12-14-77 1 222-H 228-H 12-28-77 12-14-77 1 1 525 Section thia Code 140.0600 140.0700 140.0800 140.0900 140.1000 140.1100 Art. XV, Map No. 64 Art. XV, Map No. 76 62.0400 Art. XV, Map No. 43 62.0400 32.0097 62.0400 62.0400 Art. XV, Map No. 65 Map No. 67 Art. XV, Map No. 73 Art. XV, Map No. 65 Art. XV, Map No. 70 Art. XV, Map No. 1 Map No. 3 120.0000 120.0100 120.0200 Art. XV, Map No. 77 Map No. 78 Art. XV, Map No. 16 Art. XV, Map No. 30 62.0100 62.0700 62.0400 Art. XV, Map No. 77 Map No. 78 Art. XV, Map No. 2 32.0045 47.0100 92.0300 93.0100 95.0100 96.0100 Art. XV, Map No. 52 130.0400 92.0300 92.0600 �DETROIT, MICHIGAN Year 1978 1979 Ordinance No. Adoption Date Section 234-H 2-22-78 1 243-H 4-12-78 1 249-H 5-22-78 1 251-H 261-H 5-24-78 6- 7-78 1 1 274-H 8- 2-78 1 279-H 10- 4-78 1 281-H 283-H 10-18-78 11- 1-78 1 1 31:l-H 2-28-79 1 322-H 4-11-79 1 326-H 5-23-79 1 3:H-H 6-27-79 1 a:13-H 7-11-79 1 :134-H 7-11-79 1 344-H 9-26-79 1 :145-H 9-27-79 1 350-H 10-10-79 1 :151-H 10-17-79 1 355-H 11-14-79 1 :158-H 12- 5-79 1 526 Section this Code 93.0100 93.0300 93.0400 93.0500 93.0700 94.0000 94.0100 94.0300 94.0600 94.0700 32.0098 105.0300 Art. XV, Map No. 48 Art. XV, Map No. 2 32.0042 Art. XV, Map No. 7 Art. XV, Map No. 65 95.0325 Rpld 95.0179C 62.0402 115.0000 (115.0100, 115.0200, 115.0900, 115.1000) Art. XV, Map No. 31 32.0007, 32.0071, 62.0402 Art. XV, Map No. 58 Art. XV, Map No. 73 Art. XV, Map No. 29 Art. XV, Map No. 30 Art. XV, Map No. 37 Art. XV, Map No. 27 32.0033 32.0068 32.0075 45.0807 47.0115 Rpld 32.0100 Art. XV, Map No. 29 Art. XV, Map No. 44 Art. XV, Map No. 7 I I I I I I I I I I ' ~ �I I COMPARATIVE TABLE-WNING ORDINANCES I Year r· 1980 I I I I I I -II 1981 II II "Ill II Number Adoption Date :\66-H 12-12-79 1 :no-H 1-30-80 1 :n1-H 1-:J0-80 1 :t72-H 1-:l0-80 :l7fl-H 1-30-80 384-H 3-12-80 1 392-H 394-H 5-21-80 6- 4-80 1 1 399-H 7-23-80 1 403-H 9-17-80 1 409-H 11- 5-80 1 419-H 12-10-80 1 422-H 1-14-81 1 430-H 3-11-81 1 431-H 3-18-81 1 433-H 4- 1-81 1 434-H 4-15-81 1 443-H 5-20-81 1 444-H 5-27-81 1 446-H 5-27-81 1 448-H 6-24-81 1 Ordinance Supp. No. 4- 62'1 Section Section tlllaCode Map No. 46 Art. XV, Map No. 7 Art. XV, Map No. 73 Art. XV, Map No. 75 Map No. 76 Art. XV, Map No. 75 Art. XV, Map No. 77 Map No. 78 92.0340 93.0120 93.0370 94.0140 94.0370 95.0140 96.0370 101.0300 102.0300 103.0300 105.0305 113.0lOOA 119.0300 42.0800 Art. xv, Map. No. 29 Art. xv, Map. No. 39 Art. xv, Map. No. 39 Art. xv, Map. No. 44 Art. xv, Map. No. 72 Art. XV, Map No. 50 Art. XV, Map No. 31 Art.XV, Map No.19 Art. XV, MapNo.66 Art.XV, Map No.14 Art. XV, Map No. 77 Art. XV, Map No. 41 Art. xv, MapNo.2 Art. XV, Map No. 77 �II I II DETROIT, MICHIGAN Adoption Date Section 449-H 7- 1-81 1 451-H 7- 8-81 1 456-H 7-15-81 1 457-H 7-15-81 1 461-H 8- 5-81 1 463-H 8- 5-81 1 474-H 10-21-81 1 484-H 487-H 2-10-82 2-19-82 1 1 Ordinance Year 1982 Number 498-H 508-H 512-H 514-H 518-H 520-H 526-H 529-H 533-H 4-28-82 6-23-82 9-15-82 9-22-82 10-13-82 10-20-82 10-20-82 11-10-82 12-15-82 1 1 1 1 1 1 1 1 1 Section this Code 32.0043A 49.0000 (49.0100-49.1000), 62.0402(0), 63.1900, 63.2000 Art.XV, MapNo.56 Art.XV, MapNo.65 Art. XV, MapNo.4 Art.XV, Map No. 73 Art. XV, Map Nos. 2,4 Art.XV, Map No. 33 Art. XV, Map No. 77 32.0013, 47.0108, 92.0302, 93.0302, 94.0302, 95.0302, 96.0302, 101.0100, 102.0100, 103.0100, 104.0100, 112.0100, 113.0100, 114.0303, 119.0300 Art. XV, Map No. 7 Art. XV, Map No. 11 Art. XV, Map No. 11 32.0023 Art. XV, Map No. 50 Art. XV, Map No. 3 Art. XV, Map No. 4 Art. XV, Map No. 42 Art. XV, Map No. 68 'I I I I I I I 1 1 I ·1 l ~ ·1 I [The next page is 54 7] Supp. No. 4, 528 �r I ZONING INDEX A ABANDONED DRIVE-IN RAN'l'S, FAST-FOOD RAN'l'S, ETC. I I I I I I I I ' -II ADULT Defined .... . ....................... . RESTAURESTAU- G.enerally .......................... . Food and food establishments. See also that title ABANDONED MOTOR VEHICLE FILLING AND SERVICE STATIONS Gell'erally .......................... . Motor vehicle filling and service stations. See also that title ABANDONMENT PD Planned development district. See also that title Abandonment of particular projects, etc........................... . ACCESS Prohibited means of access ADULT BOOKSTORES, ADULT MOTION PICTURE THEATERS, ETC. (Regulated Uses) Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Definitions ......................... . Denial of application for regulated use, effect of ............... . ........ . Generally .......................... . Procedure for establishing, granting, etc ............................. . Revocation of grant ................. . Section 42.0700 42.0500 ADULT FOSTER CARE FACILITY Defined ............................ . 110.0500 63.1500 32.0002 ACCESSORY USE Defined ............................ . 32.0004 AIRPORTS Aviation commission Defined .......................... . Definitions ......................... . Special regulations near airports or heliports Appeals .......................... . Definitions ....................... . Designation of area ............... . General provisions ................ . Height of buildings or other structures ..... .. ........... . . . New or existing hazards to air navigation Marking or lighting of ........... . Permitted projections within any flight obstruction area ......... . Uses permitted ................... . ACTS Zoning enabling act, App. A to zoning code. See: Zoning Enabling Act ADDITION Defined ............................ . 32.0007 66.0200 66.0500 32.0007 66.0300 66.0000 66.0100 66.0400 32.0007 ADVERTISING Signs .............................. 130.0100 et seq. Signs. See that title 40.1000 ACCESSORY BUILDING Certificates of occupancy for buildings accessory to dwellings ........... . Defined ............................ . Section 32.0006 ADMINISTRATION Administrative and enforcement provi sions . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63.0000 Amendments ........................ 64.0100 et seq. Amendments to zoning ordinance. See that title Board of zoning appeals .............. 62.0100 et seq. Board of zoning appeals. See that title City planning commission .......... . . 60.0000 et seq. City planning commission. See that title Community and economic development department . . . . . . . . . . . . . . . . . . . . . . 60.0200 Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68.0000 Industrial review committee .......... 67.0100 et seq. Industrial review committee. See that title Permitted with approval uses ......... 65.0100 et seq. Permitted with approval uses. See that title Regulated uses . . . . . . . . . . . . . . . . . . . . . . 66.0000 et seq. Regulated uses. See that title Violations and penalties . . . . . . . . . . . . . . 69.0000 ALCOHOLIC BEVERAGES Substance abuse service facility ...... . ALCOHOLIC BEVERAGES (Beer, intoxicating liquor, etc.) Regulated uses (establishments for sale of beer or intoxicating liquor for consumption on the premises) Conditions and guarantees ......... . Damaged regulated uses Reconstruction of .......... .. ... . Denial of application for regulated use, effect of ...... . ... . _. ...... . Generally ................... . ... . . Procedure for establishing, granti~g, etc . ....... . ................. . . Revocation of grant ............ . .. . Supp. No. 4 547 32.0014 32.0008 48.0800 48.0200 48.0300 48.0100 48.0500 · 48.0700 48.0600 48.0400 32.0097 66.0200 66.0500 66.0300 66.0000 66.0100 66.0400 �II DETROIT, MICHIGAN ALLEY Bulk regulations. See also that title Alley as part of lot . . . . ............ . Defined ............................ . ALTERATIO NS Defined ............................ . Fees for applications for ............. . AMENDMENTS TO ZONING ORDINANCE Action by council ................... . Authority .......................... . Duties of city planning commission re . Fees for application for amendments .. Initiation of amendment ............. . Modifications to ordinance Conditions on .................... . Duties of board of zoning appeals .. . Petition for amendment ............. . Processing of petitions ............ . Public hearing required ............. . Notice of hearing ................. . Section 45.0400 32.0010 32.0012 68.0000 64.0700 64.0100 60.0100 68.0000 64.0200 40.1600 62.0402 64.0300 64.0400 64.0500 64.0600 APPEALS Board of zoning appeals .............. 62.0100 et seq. Board of zoning appeals. See that title Zoning enabling act. See also that title Board of appeals, § 125.585 et seq. of App. A APPROVAL USE PERMITS Receiving applications for ........... . 60.0200 APPROVAL USES Permitted with approval uses ......... 65.0100 et seq. Permitted with approval uses. See that title ARCADES Definitions ......................... . 32.0013 ART STUDIOS Permitted home occupations ......... . 32.0046 ASSESSMENTS Development improvement area, special assessments ..................... . 140.0000 AUTO WRECKING YARDS Definition of "junk yard" to include ... 32.0054 AVIATION COMMISSION Defined ........... . ........ . ....... . 32.0014 AWNINGS Signs on awnings ............ . .. . ... . Signs. See also that title B Bl RESTRICTED BUSINESS DISTRICTS Building bulk limitations ............ . Height limitations ........... . . . .... . Lot size requirements . . . ......... . . , . Permitted with approval uses . . . .. . . . . Supp. No. 4 130.0207 91.0600 91.0700 91.0400 91.0300 Bl RESTRICTED BUSINESS DISTRICTS-Cont'd. Section Requirements for business districts generally . ........... . .. . .... . ...... 90.0100 et seq. Business districts. See that title 130.0400 Signs in certain districts ............. . Signs. See also that title 91.0800 Site regulations ..................... . 91.0100 Uses permitted as a matter of right ... . 91.0500 Yard requirements ....... . ....... . .. . B2 LOCAL BUSINESS AND RESIDEN TIAL DISTRICT 92.0600 Building bulk limitations ............ . 92.0700 Height limitations .................. . 92.0400 Lot size requirements ............... . 92.0300 Permitted with approval uses ........ . Requirements for business districts generally ........ . ................. . 90.0100 et seq. Business districts. See that title 130.0400 Signs in certain districts ............. . Signs. See also that title 92.0100 Uses permitted as a matter of right ... . 92.0500 Yard requirements .................. . B3 SHOPPING DISTRICT 93.0700 Height limitations .................. . 93.0400 Lot size requirements ............ . .. . 93.0300 Permitted with approval uses ........ . Requirements for business districts generally . ... .. ..................... 90.0100 et seq. Business districts. See that title 130.0500 Signs in certain districts ............. . Signs. See also that title 93.0100 Uses permitted as a matter of right ... . 93.0500 Yard requirements .................. . B4 GENERAL BUSINESS DISTRICT 94.0600 Building bulk limitations ............ . 94.0700 Height limitations .................. . 94.0400 Lot size requirements ............... . 94.0300 Permitted with approval uses ........ . Requirements for business districts generally . ........ . ........ . .. . ..... 90.0100 et seq. Business districts. See that title 130.0500 Signs in certain districts ............. . Signs. See also that title 94.0100 Uses permitted as a matter of right ... . 94.0500 Yard requirements .................. . B5 MAJOR BUSINESS DISTRICT 95.0600 Building bulk limitations . ........... . 95.0400 Lot size requirements ....... . ....... . 95.0300 Permitted with approval uses ........ . Requirements for business districts generally . . .. . .......... .... ...... . . 90.0100 et seq. Business districts. See that title 130.0500 Signs in certain districts ...... . .. .... . Signs. See also that title 95.0100 Uses permitted as a matter of right ... . 95.0500 Yard requirements .................. . II II II I I I I I I I 1 ] �I I I I I I I I I ZONING INDEX Section 86 GENERAL SERVICES DISTRICT 96.0700 Height limitations .................. . 96.0400 Lot size requirements ... . ........... . Permitted with approval uses ........ . 96.0300 Requirements for business districts generally .. .. . .. .. . ..... ... . . .... .. . 90.0100 et seq. Business districts. See that title 130.0500 Signs in certain districts ........... .. . Signs. See also that title 96.0100 Uses permitted as a matter of right ... . Yard requirements .................. . 96.0500 BOUNDARIES-Cont'd. Maps, location and boundaries set forth on zoning district maps . . .. .. .... . BUILDING PERMITS. See: Permits BUILDINGS Accessory buildings Certificates of occupancy for buildings accessory to dwellings .......... . Corner-lot requirements .......... . . Defined .. . ....... . ..... .. ........ . Height ............... .. .... . ... .. . Location ....... . ............... . . . Percentage of required yard occupied and required setbacks ...... . ... . Time of construction .............. . Addition Defined .......................... . Alteration Defined .. ...................... . . . Bl Restricted business district Building bulk limitations .......... . B2 Local business and residential district Building bulk limitations ... .. ..... . B4 General business district Building bulk limitations . . ........ . M5 Major business district Building bulk limitations .. . . . ..... . Business districts generally Building bulk limitations . . ..... . .. . Corner-lot requirements ........ ... .. . Defined .................... . . . ..... . Erected Defined ............ . .......... . . . . Flood hazard areas, development in .. Flood hazard areas. See also that title Height of buildings ................. . Defined ......... . ............. . .. . Height requirements, limitations. See also that title Location ................... . ..... . . . New use of buildings Permits for ..... . . ... ........... . . . Non-conforming buildings, structures BEER. See: Alcoholic Beverages BILLIARD HALLS. See: Pool or Billiard Halls (Regulated Uses) BLOCK Defined ..... . ...... . ............... . 32.0016 BOARD GRANTS Existing on the effective date of zoning ordinance, etc ................... . 46.0000 BOARD OF ZONING APPEALS Appeals from the board . ........... . . Appeals to board .. . . . .............. . Stay of proceedings ............... . Board, defined ..................... . Composition, membership ..... . ..... . Denial of appeal, effect of ........... . Effective date ...................... . Established ........................ . Fees for applications for appeals ..... . Industrial review committee. See also that title Committee shall serve in advisory capacity to board .............. . Limitations on power ............... . Concurring vote required .......... . Meetings ............ . .............. . Officers ......... .. ................. . Personnel .......................... . Powers and duties .................. . Administrative review ............. . Limitations on power . ............. . Concurring vote required ........ . Special exceptions and modifications Variances .... . ... . ............... . Procedures . . . . . . . . . . . . ........... .. . Records ............................ . Revocation ......................... . 62.0900 62.0300 62.0302 32.0018 62.0101 62.0500 62.0800 62.0100 68.0000 67.0400 62.0700 62.0701 62.0201 62.0102 62.0101 62.0400 62.0401 62.0700 62.0701 62.0402 62.0403 62.0203 62.0202 62.0600 71.0000 63.1500 44.0500 32.0002 44.0400 44.0200 44.0300 44.0100 32.0006 32.0012 91.0600 92.0600 94.0600 95.0600 90.0600 44.0500 32.0020 32.0038 49.0000 44.0400 32.0022 44.0200 63.0600 and uses ... . ...... ... .. . . . ... . ... 50.0000 et seq. Non-conforming buildings, structures and uses. See that title Percentage of required yard occupied and required setbacks . .. . .. . .... . Permitted uses without buildings . .... . Principal building Defined ..... . ................ . ... . Location of ........ . ............. . . Number of buildings on a zoning-lot . R3 Low density residential district Building bulk and recreational space requirements . .. . ... . .... . . .... . R4 Thoroughfare residential district Building bulk and recreational space requirements .. ... . .... ....... . . BOOKSTORES Adult bookstores, adult motion picture theaters, etc. See that title BOUNDARIES Flood hazard areas, boundaries ....... . ... . Flood hazard areas. See also that title Generally ..... .. ......... . ......... . Location of district boundaries Community and economic development department determining ... Section 49.0200 40.0400 60.0200(d) Supp.No.a 44.0300 40.0900 32.0072 43.0200 43.0100 83.0600 84.0600 549 ----- - �DETROIT, MICHIGAN BUILDINGS-Cont'd. R5 Medium density residential district Building bulk and recreational space requirements .................. . R6 High density residential district Building bulk and recreational space requirements .................. . Residential districts Building bulk, yard and recreational space requirements ............ . SDl Special development dist rict Building bulk and recreational space requirements .................. . SD2 Special development district Building bulk and recreational space requirements .................. . Story Defined .......................... . Story, half Defined .......................... . Structure, defined .............. . Unlawfully existing buildings ........ . Zoning enabling act. See also that title Regulation of buildings, § 125.582 of App. A BULK REGULATIONS Alley as part of lot ............... . Continued conformity with bulk regulations ........................... . Division of zoning-lot ............... . Height regulations, exceptions t o ..... . Location of required yards ........... . Maximum street width .............. . Park as part of street ............... . PC Public center district ............ . PCA Restr icted central business district .... . .......... . ......... . Projections into a required yard ...... . R3 Low density residential district ... . Residential districts generally ........ . Separate ownership of dwelling units .. Side yard reduction for offsets ....... . Street as part of required yard ....... . TM Transitional -industrial district ... . BULLETINS Institutional bulletin ................ . Defined .......................... . Signs. See also that title BUSINESS DISTRICTS-Cont'd. Section Section B4 General business district .......... 94.0lOO et seq. B4 General business district. See that title B5 Major business district ........... 95.0100 et seq. B5 Major business district. See that title B6 General services district .... . ..... 96.0100 et seq. B6 General services district. See that title 90.0600 Building bulk limitations ............ . General requirements ............... . 90.0000 Height requirements ................ . 90.0700 Lot size requirements ............... . 90.0400 Off-street parking and loading requirements .......................... . 90.1000 Permitted with approval uses ........ . 90.0300 Signs .............................. . 90.0900 Uses permitted as a matter of right ... . 90.0100 Yard requirements .................. . 90.0500 85.0500 86.0600 80.0600 118.0600 119.0600 32.0090 32.0092 32.0096 40.0300 BUSINESS SIGN Defined . . .......................... . Signs. See also that title 130.0103(b) CABARETS (Regulated Uses) Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Defined .... . ............ . Denial of application for regulated use, effect of . . .............. . Generally .......................... . Procedure for establishing, granting, etc ....................... . Revocation of grant ................. . Topless dancers, go-go dancers, exotic dancers, strippers, male or female impersonators, etc. Cabaret defined to include ......... . 45.0100 45.0200 45.0900 45.0700 45.1000 45.1100 112.0300 113.0300 45.0800 83.0600 80.0600 45.0300 45.0600 45.0500 114.0600 CANOPIES Signs on marquees and canopies Signs. See also that title CARRY -OUT RESTAURANT Abandoned , vacated or converted Defined ........................... . Food and food es tablishments. See also that title 130.0203 32.0052 BUSINESS DISTRICTS Bl Restricted business district ........ 91.0100 et seq. B 1 Restricted business district. See that title B2 Local business and residential district ... . . . . . ... .. .. . ............ 92.0100 et seq. B2 Local business and residential district. See that title B3 Shopping district ................. 93.0100 et seq. B3 Shopping district. See that title CERTIFICATES OF OCCUPANCY Application for certificates ........... . Building permit necessitates certificates Buildings accessory to dwellings Certificates for ................. . . . Certificates for existing uses ......... . Certificates include zoning ........... . Certificates required .............. . Existing uses, certificates for ......... . Supp.No.3 550 II I I I I C 45.0400 ( 66.0200 66.0500 32.0023 66.0300 66.0000 66.0100 66.0400 32.0023 130.0208 I I I 1 42.0700 32.0079(8 ) 1 63.1600 63.0800 63.1500 63.1100 63.1000 63.0900 63.1100 l �I I I I I I I I I ZONING INDEX CERTIFICATES OF oceUPANCYCont'd. Fees for certificates ................. . Flood hazard areas, certificate of occupancy; obtaining ........... ........ .... .. . Flood hazard areas. See also that title Permits. See also that title Records of certificates ............... . Review ............................ . Temporary certificates ....... . CHANGE OF OCCUPANCY Defined ............................ . CHARITABLE USES Temporary permits for ... CHARTS Community and economic development department preparing charts ..... . Duties of city planning commission re charts .......................... . Summary district charts ............. . See also Appendix B to the Zoning Ordinance Section 63.1800 49.0303 63.1400 63.0300 63.1200 32.0024 CONDITIONAL USES Conditional uses existing on effective date of this ordinance, etc . ... . ... . 46.0000 CONFLICTS Conflicting regulations ..... ......... . 40.0200 60.01 OO(a) 40.1400 CHURCH MEETINGS Temporary permits for ............. . . 6G.0200(c) CIRCUIT COURTS Zoning enabling act. See also that title Review by circuit court, § 125.590 of App.A CLASSIFICATIONS OF ZONING DISTRICTS Reference to zoning district classifications In other codes and ordinances ...... . 67.0400 60.0200 63.1300 CLASSIFICATION Maintaining map or maps showing current zoning classification .. .... . 32.0026 60.0200 81.0200 82.0200 CHRISTMAS TREES Temporary permits for the sale of ..... CITY PLANNING COMMISSION Designated as zoning commission, establishing policies, rules and regulations, etc ...................... . Duties and staff .................... . 64.0200 COMPATIBILITY REQUIREMENTS Rl Single-family residential district .. . R2 Two-family residential district .... . 42.0800 CITY COUNCIL Amendments to zoning ordinance. See also that title Action by council .... ........... .. . Initiation of amendment by council .. Council, defined . ................... . Defined ........... . ................ . Section 60.0200(c) CHILDREN Facilities for the care, boarding or teaching of children . . ........... . CIRCUSES, CARNIVALS, ETC. Temporary permits for ........ . COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT Amendments to zoning ordinance. See also that title Initiation of amendment ........... . Definition of "commission" "city plan commission", etc ................ . Duties ............................. . Industrial review committee. See also that title Committee shall serve in advisory capacity to department ... . .... . CONGESTED AREAS Zoning enabling act. See also that title Regulation of congested areas, § 125.583 of App. A COUNCIL. See: City Council COURTS Zoning enabling act. See also that title Review by circuit court, appeals to supreme court, § 125.890 of App. A CUSTOM DRESSMAKING Permitted home occupation ... .. ..... . 60.0200(c) 64.0700 64.0200 32.0030 32.0029 32.0046 D DANCES Cabaret defined to include topless dancing, exotic dancing, etc. . . . . . . . . . . . 32.0023 Cabarets. See also that title Taxi dance halls (Regulated Uses) .... 66.0000 et seq. Taxi dance halls (Regulated Uses). See that title DEFINITIONS Airport definitions . . . . . . . . . . . . . . . . . . . 32.0008 Enumeration ........................ 32.0002 et seq. Historic land marks and districts Ordinance for the preservation of; definitions, § 25-2-2 of App. C Sign definitions. . . . . . . . . . . . . . . . . . . . . . 130.0100 60.0000 60.0100 60.0200(0 DENSITY PD Planned development district . . . . . 110.0202 R3 Low density residential district .. .. 83.0100 et seq. R3 Low density residential district. See that title 40.1300 Supp.No.3 551 �DETROIT, MICHIGAN DENSITY-Cont'd. Section R5 Medium denaity residential diatrict ............................ 84.0100 et seq. RS Medium density residential district. See that title R6 High density residential district ... 86.0100 et seq. R6 High density residential district. See that title DEPARTMENTS AND OTHER AGENCIES OF CITY Board of zoning appeals ......... .. . .. 62.0100 et seq. Board of zoning appeals. See that title City planning commission ......... . .. 60.0000 et seq. City planning commission. See that title Community and economic development department . . . . . . . . . . . . . . . . . . . . . . 60.0200 Community and economic development department. See that title Department of buildings and safety engineering ... ... ............. . . . 63.0100 Historic designation advisory board § 25-2-34 et seq. of App. C Historic land marks and districts. See that title Historic district commission § 25-2-40 et seq. of App. C Historic land marks and districts. See that title 60.0200(h), Industrial review committee ... . ......... . 67.0100 et seq. Industrial review committee. See that title DEVELOPMENT IMPROVEMENT AREA Established, special assessments for, petitions, etc . ....... .......... .. . DEVELOPMENT PERMITS Flood hazard areas, required in ........... . Flood hazard areas. See also that title DISTRICT BOUNDARIES Determining location of by community and economic development department . . . . . . . . . . . . . . . . . . . . . . . . . . . . DRIVE-IN RESTAURANT Abandoned, vacated or converted ......... . Defined .................... .. ..... ... . . Food and food establishments. See also that title 42.0700 32.0079(D) 32.0046 DRIVEWAY Defined ............................ . Prohibited means of access .......... . 32.0033 40.1000 DRUGS Substance ahuse service facility Defined ... . . . ..... . :l2.0097 DUST Industrial review committee's duties and functions re 67.0400 DWELLING UNITS Bulk regulations. See also that title Separate ownership of dwelling units 45.0300 I I I I I E ECONOMIC DEVELOPMENT Community and economic development department Duties ...................... .... . . 60.0200 EFFICIENCY UNIT Dermed ....... ..................... . 32.0036 ELECTIONS Voting place ... . ... . ............... . 140.0000 ELEVATION Flood hazard areas, specific base flood elevation standards ..................... . 49.0300 42.0400 49.0500 EMISSIONS OF SMOKE, DUST, ETC. Industrial review committee's duties and functions re ................ . 67.0400 ENABLING ACT Zoning enabling act, App. A to zoning code. See: Zoning Enabling Act 67 .0400 60.0200(d) DISTRICTS. See: Zoning Districts DOUBLE-FACE SIGNS. See: Signs DRAINAGE Flood hazard reduction, general standards for re drainage ......... .. ............ . Section DWELLING Defined ............ . .. . ............ . DIRECTIONAL SIGNS. See: Signs DIRT Industrial review committee's duties and functions re . . . . . . . . . . . . . . . . . DRESSMAKING, CUSTOM Permitted home occupations ......... .... . 49.0405 Supp.No.3 552 ENFORCEMENT Enforcement of ordinance generally 63.0100 ERECTED Defined ............................ . 32.0038 ESTABLISHED GRADE Defined ...... ... .... .......... .... . . 32.0040 EXCEPTIONS TO PROVISIONS Conditions on ...................... . 40.1600 ' �ZONING INDEX J I EXEMPTIONS Generally ............. . ....... . .. . . . EXOTIC DANCING Cabaret defined to include topless dancing, exotic dancing, etc . .......... . Cabarets. See also that title I I I I I Section 42.0100 32.0023 F FAMILY Defined . .......... .. .. . ..... • •••• •• • FAST-FOOD RESTAURANT Abandoned, vacated or converted .... . Defined ........ . ................... . Food and f<K><i establishments. See also that title 32.0042 42.0700 32.0079(C) FEES Generally .......................... . 68.0000 FENCES, WALLS, ETC. Pl Open parking district Protective walls ............... . ... . Wall signs, defined .................. . Signs. See also that title 111.0800 130.0104(e) FIELD INSPECTIONS Community and economic development department conducting .......... . Duties of city planning commission ... . 60.0200 60.0lOO(a) FILLING STATIONS. See: Motor Vehicle Filling and Service Stations FLASHING SIGN Defined ............................ . Signs. See also that title FLOOD HAZARD AREAS Administrative duties re floodplain management ................ . ... . ........ . Conflicting provisions ................... . Definitions ........................... . Development permit Applications, information ...... . . . .... . Building permit, obtaining ............. . Certificate of occupancy, obtaining .... . . Conditions for issuance ............... . Required ........... . ...... . .... . ... . Disputes Mapping ................. . ......... . Resolving . .......................... . Flood hazard reduction Adequate drainage, providing ......... . Development proposals, review of ..... . Division of land into parcels or lots ..... . Flood hazard data, utilizing .... . ...... . Rouge River flood elevations at selected points ......................... . General standards for ............... . . . 130.0104(b) 63.1900 49.0203 32.0043A 63.2000 49.0301 49.0303 49.0302 49.0300 FLOOD HAZARD AREAS-Cont'd. New construction and substantial improvements ........................... . Public utilities and facilities ........... . Sanitary sewage systems, design and construction ....................... . Water course, flood-carrying capacity of .. Water supply systems, design and construction ....................... . Floodplain management, administrative duties Floodway protection standards ........... . Historic structures, exemption of ......... . Intent ............................ . .... . Liability, disclaimer of ..... . ........... . Mobile homes, standards for ............. . Modifications Granting ........................... . New construction or substantial improvements Areas of shallow flooding, standards for .. Specific base-flood elevation standards .. Overlay areas, delineation of . . ........... . Disputes as to location of boundaries ... . Shallow flooding, standards for areas of ... . Standards, specific ................... . . . FLOOR AREA RATIO Defined ................... .......... . FOOD AND FOOD ESTABLISHMENTS Abandoned, vacated or converted restaurants ........................ . Carry-out restaurants Abandoned, vacated or converted ... . Defined .......................... . Drive-in restaurants Abandoned, vacated or converted ... . Defined ...................... . ... . Fast-food restaurants Abandoned, vacated or converted ... . Defined .......................... . Restaurants, defined ................ . FOSTER CARE FACILITIES Adult foster care facility Defined .......................... . Section 49.0401 49.0404 49.0403 49.0408 49.0402 63.1900 49.0800 49.0900 49.0100 49.1000 49.0600 62.0402(0) 49.0700 49.501 49.0200 49.0202 49.0700 49.0500 32.0044 42.0700 42.0700 32.0079(8) 42.0700 32.0079(0) 42.0700 32.0079(C) 32.0079 32.0007 FRONT YARDS. See: Yards G 49.0204 49.0202 49.0405 49.0406 49.0407 49.0409 GARAGES Parking garage, private Defined .......................... . 32.0068 GLARE Industrial review committee's duties and functiona re ........... . .... . 67.0400 GO-GO DANCERS Cabaret defined to include topless dancing, go-go dancing, etc. . . ...... . . . Cabarets. See alao that title 49.0409 49.0400 Supp. No. 4 553 32.0023 �DETROIT, MICHIGAN GOVERNMENTAL SERVICE AGENCY Defined ......... . .......... . ....... . Section 32.0045 GRADES Established grades Defined .......................... . 32.0040 GROUND SIGNS Defined ............................ . Signs. See also that title HEIGHT REQUIREMENTS, LIMITATIONS-Cont'd. Industrial districts generally ......... . M 1 Limited industrial district ....... . M2 Restricted industrial diatrict ..... . M3 General industrial district ........ . M4 Intensive industrial district ...... . MS Special industrial district ........ . Rl Single-family residential district .. . R2 Two-family residential district .... . Residential districts generally ........ . Signs. See also that title Signs, general height limits . ......... . TM Transitional-industrial district ... . Wl Waterfront- industrial district . .. . 130.0104(e) H H HISTORIC DISTRICTS Generally .......................... . Historic land marks and districts. See also that title 70.0500 HELIPAD, HELIPORT, ETC. Airport definitions ............. . Special regulations near ............. . Airports. See that title HEARINGS Amendments to zoning ordinance. See also that title Public hearings required, notice of hearings, etc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64.0500 et seq. Board of zoning appeals. See also that title Hearings on appeals, procedure ..... 62.0200 et seq . Community and economic development department Duties re board hearings . . . . . . . . 60.0200(b) Development improvement area Petitions, hearings on, . . . . . . . . . . 140.0000 Regulated uses, hearings on petitions for . . 66.0100 et seq. Regulated uses. See also that title Zoning enabling act. See also that title Board of appeals, hearings, § 125.585 of App. A Ordinances, enactment; public hearings, § 125.584 of App. A HEAT Industrial review committee's duties and functions re ................ . HEIGHT REQUIREMENTS, LIMITATIONS Accessory buildings. See also that title Height of accessory buildings ...... . Airports or heliports, special regulations near. See also: Airports Height of buildings or other structures .... . .. .. .. ... ... . . . . B 1 Restricted business district ..... .. . B2 Local business and residential diatrict ........... .. .............. . B3 Shopping diatrict .............. . . . B4 General business district ......... . B6 General services diatrict .......... . Bulk regulations. See also that title Exceptions to height regulations . . .. . Business districts generally .......... . Exceptions to height regulations HISTORIC LAND MARKS AND DISTRICTS (Ordinance for the preservation of-Appendix C) (Note-Section citations refer to section numbers of Code. See the Editor's note for App. C) Board Historic designation advisory board . See within this title that subject Budgeting, subject of ............ . ... . Commission Historic district comm1ss1on. See within this title that subject Definitions ......................... . Designation of area as historic district Withdrawal of designation ......... . Districts designated Arden Park-East Boston Historic District Beritmeyer-Tobin Building Historic District ........ . .............. . Berry Subdivision Historic District .. Brush Park Historic District ....... . Campbell Symington House Historic District ....................... . Church of Our Savior-Leesville Historic District .................. . Detroit Cornice Slate Building Historic District ....... . .............. . East Ferry Avenue Historic District ..... . Engine House No. 11 Historic District First Unitarian-Universalist Church His~~i-c District ..................... . . _.. Indian Village Historic District Mackenzie House Historic Dist~i~i · · · · · · · New Center Area Historic District ·. · .' .· : : Orchestra Hall Historic District ....... . Palms Apartment Historic District ..... . Scarab Club Historic District St. Albertus Historic District .. : : : : : : : : : : 67.0400 44.0400 48.0500 91.0700 92.0700 93.0700 9'.0700 96.0700 45.0900 90.0700 45.0900 Supp. No. 4, 564 Section 100.0700 101.0700 102.0700 103.0700 104.0700 105.0700 81.0700 82.0700 80.0700 130.0201 114.0600 116.0700 32.0008 48.0000 25-2-9 25-2 -2 25-2-8 25-2-79 25-2-70 25-2-66 25-2-76 25-2-71 25-2-85 25-2-80 25-2-65 25-2-78 25-2-81 25-2-67 25-2-89 25-2-82 25-2-77 25-2-72 25-2-69 I I I I �I I I I I I ZONING INDEX HISTORIC LAND MARKS AND DISTRICTS-Cont'd. St. John's-St. Luke Evangelical Church Historic District ..... . ... . ..... . St. Joseph's R.C. Church Historic District Sweetest Heart of Mary Roman Catholic Parish Historic District ........... . Trinity Episcopal Church Historic District ....................... . Trinity Lutheran Church Historic District ....................... . Trowbridge House Historic District ... . Trumbull Avenue Presbyterian Church Historic District ............ . .. . Turkel-Benbow House Historic District .......................... • Withdrawal of designation ......... . Effects of projects on districts ....... . Enforcement of provisions . . ........ . Enumeration of districts and landmarks ... . Establishment ...................... . Finances Appropriations, annual budget, etc ... Flood hazard areas, exemptions for historic structures .......................... H Historic districts .. Historic designation advisory board Ad hoc members . . .......... . Composition ..... . Establishment ..... . Meetings .................... . Potential districts, listing of ........ . Removal of appointed members .... . Reports and hearings ...... . Staff and assistance .. . Terms .......................... . Vacancies, filling ..... ............. . Historic district commission Appeal of decisions .... . Composition ......... .... . Enforcement of provisions ......... . Established .................... . Meetings by other departments and agencies Participation in ......... ... ..... . Section 25-2-86 25-2-83 25-2-84 25-2-75 25-2-74 25-2-87 25-2-88 25-2-73 25-2-8 25-2-7 ?.fi-?.-10 25-2-3 25-2-4 25-2-9 49.0900 70.0500 25-2-36 25- 2-35 25-2-34 25-2-40 25 -2-43 25 -2-38 25-2-42 25 -2-41 25-2-37 25-2-39 25-2-58 25-2-51 25-2-10 25-2-50 HISTORIC LAND MARKS AND DISTRICTS-Cont'd. Powers and duties ................ . Removal of members .............. . Staff ............................. . Terms of members ................ . Vacancies, filling .................. . Work permit. See within this title that subject Interior features Consideration of .................. . Ordinance for the preservation of .... . Ordinary repairs permitted .......... . Permits Work permits. See within this title that subject Purpose ............................ . Repairs Ordinary repairs permitted ........ . Severability of provisions ............ . Withdrawal of designation ........... . Work permit Application for . .... .............. . Review of applications in proposed districts for informational purposes ....................... . Denial ........................... . Emergency issuance ............... . Exterior appearance Conditions required to perform work affecting .................... . Historic district commission Approval forwarded to building department ................. . Considerations for approval by ... . Determinations of . . ............ . Public hearing . Required ..... . Section 25-2-55 25-2-53 25-2-57 25-2-52 25-2-54 25-2-5 40.1500 25-2-6 25-2-1 25-2-6 25-2-11 25-2-8 25-2-19 25-2-27 25-2-26 25-2-21 25-2-22 25-2-25 25-2-20 25-2-24 25-2-23 25-2-18 HOME OCCUPATION Defined .................... . . 32.0046 HOMES, CENTERS OR SCHOOLS Facilities for the care, boarding or teaching children ................ . 42.0800 25-2-56 Supp. No. 4, 554.1 �I f I I I I I I I ZONING INDEX HOTELS, MOTELS (Regulated Uses) Application for, granting, etc . ........ . Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ............... . . . Definition of " hotel" ........... .. ... . Definition of "motel" ............... . Denial of application for regulated use, effect of ........... . ............ . Generally ................... . ...... . Procedure .......................... . Revocation of grant ...... . .......... . HOUSE TRAILER Defined ............................ . INDUSTRIAL REVIEW COMMITTEE-- Section Cont'd. Created ....... . .................... . Defined ............ . ...... .. .. .... . . Duties and functions ... . ... . ........ . Meetings, records and procedures .... . Officers ........ . .. . ... .. ........ .. . . Personnel of committee ........ .. ... . 66.0100 66.0200 66.0500 32.0048 32.0062 66.0300 66.0000 66.0100 66.0400 INGRESS AND EGRESS Pl Open parking district ......... . .. . 111.0500 INSTITUTIONAL BULLETIN Defined ...................... . ..... . 32.0052 INVESTIGATIONS Duties of city planning commission .. . . 130.0103(d) ILLUMINATED SIGNS Defined ......................... . .. . Signs. See also that title 130.0104(c) IMPROVEMENTS Development improvement area ...... . Zoning enabling act. See also that title Provisions re improvements, § 125.584e of App. A 60.0lOO(a) J JUNK YARD Defined ............................ . 32.0054 L LANDMARKS Historic land marks and districts, App. C Historic land marks and districts. See that title Ordinance for the preservation of ... . 140.0000 INDUSTRIAL DISTRICTS General requirements . . . . . . . . . . . . . . . . 100.0000 Height requirements . . . . . . . . . . . . . . . . . 100.0700 Lot size requirements . . . . . . . . . . . . . . . . 100.0400 Ml Limited industrial district . . . . . . . 101.0100 et seq. Ml Limited industrial district. See that title M2 Restricted industrial district . . . . . 102.0100 et seq. M2 Restricted industrial district. See that title M3 General industrial district ....... 103.0100 et seq. M3 General industrial district. See that title M4 Intensive industrial district . . . . . . 104.0100 et seq. M4 Intensive industrial district. See · that title M5 Special industrial district ........ 105.0100 et seq. M 5 Special industrial district. See that title Off-street parking and loading requirements .......................... . 100.1000 Permitted with approval uses ........ . 100.0300 S igns ................... . ..... . .... . 100.0900 Uses permitted as a matter of right ... . 100.0100 Yard requirements . . ................ . 100.0500 INDUSTRIAL REVIEW COMMITTEE Chairman .......................... . 67.0100 32.0028 67.0400 67.0500 67.0300 67.0200 INTOXICATING LIQUOR. See: Alcoholic Beverages 32.0050 IDENTIFICATION SIGNS Defined ............................ . Signs. See also that title Section LIGHTING Pl Open parking district Lighting requirements ......... . . .. . Signs, illumination of. See: Signs Illuminated signs, defined ... . ... . . . Signs in Bl, B2, SDI and SD2 districts ........ ... .. . ..... . .. . Signs in B3, B4, B5, B6, Wl, Ml, M2, M3, M4 and M5 districts .. ..... . Signs in Rl, R2, R3, R4, R5 and R6 districts ....... . ..... . ..... . .. . Signs in TM district ... . ........... . 40.1500 111.1000 130.0104(c) 130.0405 130.0505 130.0305 130.0705 LOADING Utt-street parking and loading facilities ........ .. .. ..... .... . ... .. .. 47.0100 et seq. Off-street parking and loading facilities. See that title LODGING HOUSES Public lodging house Defined . ..... . ..... . .... . ..... . .. . LOTS Accessory buildings, corner-lot requirements ........... . ............ . . . B 1 Restricted business district Lot size requirements ........... : .. 60.0200(h) 555 32.0076 44.0500 91.0400 �DETROIT, MICHIGAN LOTS-Cont'd. B2 Local business and residential district Lot size requirements ............. . B3 Shopping district Lot size requirements ..... . ....... . B4 General business district Lot size requirements . . .... . ...... . B5 Major business district Lot size requirements .... . ... . .... . B6 General services district Lot size requirements ........ . .. . . . Bulk regulations. See also that title Alley as part of lot ... . . . .......... . Division of zoning-lot ....... . ...... . Business districts generally Lot size requirements . . ........... . Defined ..................... . ...... . Industrial districts generally ......... . Ml Limited industrial district Lot size requirements ............. . Number of buildings on a zoning-lot .. . Rl Single-family residential district Lot coverage ...................... . Lot size requirements ............. . R2 Two-family residential district Lot coverage . . ............ . . . ..... . Lot size requirements . ....... . .. .. . R3 Low density residential district Lot coverage ............. . ....... . . Lot size requirements . . .... .. ..... . R4 Thoroughfare residential district Lot coverage .................... . . . Lot size requirements ....... . ..... . R5 Medium density residential district Lot coverage . ....... . ............. . Lot size requirements ..... . ....... . R6 High density residential district Lot coverage ............ . ......... . Lot size requirements . . . ...... . ... . Residential districts Lot coverage requirements ......... . Lot size requirements . .. . ......... . SDI Special development district Lot coverage . . . .......... . ... . .... . Lot size requirements ... ... .. . . . .. . SD2 Special development district Lot coverage . ..................... . Lot size requirements .... . ........ . Summary district charts for minimum lot size, etc. See Appendix B to the Detroit Zoning Code Ml LIMITED INDUSTRIAL DISTRICTCont'd. Section Requirements for industrial districts generally .. . . . ................ . . 100.0100 et seq. Industrial districts. See that title 130.0500 Signs in certain districts ............. . Signs. See also that title 101.0100 Uses permitted as a matter of right ... . 101.0500 Yard requirements .................. . Section 92.0400 93.0400 94.0400 95.0400 M2 RESTRICTED INDUSTRIAL DISTRICT 102.0700 Height limitations .................. . Permitted with approval uses ........ . 102.0300 Requirements for industrial districts generally ......... . ............. 100.0100 et seq. Industrial districts. See that title Signs in certain districts ............. . 130.0500 Signs. See also that title Uses permitted as a matter of right .... 102.0100 96.0400 45.0400 45.0200 90.0400 32.0056 100.0400 101.0400 43.0100 M3 GENERAL INDUSTRIAL DISTRICT Height limitations .................. . 103.0700 Permitted with approval uses ........ . 103.0300 Requirements for industrial districts generally .. . . . ............... . .. 100.0100 et seq. Industrial districts. See that title Signs in certain districts ............. . 130.0500 Signs. See also that title Uses permitted as a matter of right .... 103.0100 81.0800 81.0400 82.0800 82.0400 83.0800 83.0400 M4 INTENSIVE INDUSTRIAL DISTRICT Height limitations ....... . .. . ....... . 104.0700 Permitted with approval uses ........ . 104.0300 Requirements for industrial districts generally . . . .. .. . . .... .. ........ 100.0100 et seq. Industrial districts. See that title Signs in certain districts . . . . . . . . . . . . . . 130.0500 Signs. See also that title Uses permitted as a matter of right .... 104.0100 84.0800 84.0400 85.0800 85.0400 86.0800 86.0400 M5 SPECIAL INDUSTRIAL DISTRICT Height limitations 105.0700 Permitted with ap~r~~~"i 105.0300 Requirements for industrial districts generally . .. .. . ..... . ... . ..... . . 100.0100 et seq. Industrial districts. See that title Signs in certain districts . . . . . . . . . . . . . . 130.0500 Signs. See also that title Uses permitted as a matter of right .... 105.0100 80.0800 80.0400 -~~~s-:: ::::::: 118.0800 118.0400 119.0800 119.0400 MACHINERY AND EQUIPMENT Proposed industry, duties and functions of industrial review committee .. . . M Ml LIMITED INDUSTRIAL DISTRICT Height limitations . ... . ... . ... .... .. . Lot size requirements . . . . . . ...... . .. . Permitted with approval uses . . .. . . .. . MAPS Community and economic development department preparing maps ... . . . . Duties of city planning commission re maps ... . ... .. ............. . .... . 101.0700 101.0400 101.0300 556 67.0400 60.0200 60.0lOO(a) I I I I �I I I I I I I ZONING INDEX Section MAPS-Cont•d. Flood hazard areas, flood plain management. See also: Flood Hazard Areas Administrative duties re records and maps 63.1900 et seq. 71.0000 Generally .......................... . Zoning maps generally, Art. XV MARQUEES Signs on marquees .................. . Signs. See also that title 130.0208 MASTER PLAN Defined ............................ . 32.0060 MEDICINES Substance abuse service facility Defined .... . ..................... . 32.0097 MEETINGS Board of zoning appeals. See also that title Meetings, records, etc . ............. . 62.0200 MILLINERY Permitted home occupations ......... . 32.0046 MINIMUM REGULATIONS Generally .......................... . 40.0100 MOBILE HOMES. See also: Trailers Flood hazard areas, mobile home standards Flood hazard reduction, general standards for placement of prefabricated buildings and mobile homes ..................... . 49.0600 49.0400 MODIFICATIONS Flood hazard areas, modifications ....... . 62.0402(0) MODIFICATIONS TO ORDINANCE Amendments to zoning ordinance. See also that title Conditions on ...................... . Duties of board of zoning appeals .... . 40.1600 62.0402 NOXIOUS GAS Industrial review committee's duties and functions re ................ . MOTELS. See: Hotels, Motels (Regulated Uses) MOTOR VEHICLE FILLING AND SERVICE STATIONS Abandoned, vacated or converted .... . Construction of ..................... . MOTOR VEHICLES Placing of motor vehicles on land or premises Enforcement of provisions ......... . Private passenger vehicle Defined ....... . .................. . Recreational equipment Defined .......................... . N NOISE Industrial review committee's duties and functions re . . . . . ........... . NON-CONFORMING BUILDINGS, STRUCTURES AND USES Acquisition of non-conforming buildings, structures or uses .... . ..... . Alterations or enlargement of Non-conforming buildings or structures occupied by non-conforming uses ..... . .. . ................. . Change of use Change of tenancy or ownership .... . Effective change of use ..... . ...... . Uses conducted in the open ........ . Uses within buildings ............. . Community and economic development department Maintaining record of non-conforming uses ..... . ... . ........ . Continuance of non-conforming buildings, structures and uses .. . ... . .. . Expansion of non-conforming uses ... . Exceptions ....................... . Non-conforming use of land ........ . Non-conforming uses within buildings or structures .............. . Purpose ........................ . ... . Restoration or repair Damaged non-conforming buildings or structures occupied by nonconforming uses ......... . ..... . Structures not conforming to specification requirements ............... . Alteration, conversion, modification or repair of such structures .. . .. . Termination of use Non-conforming advertising signs .. . Non-conforming uses of land ....... . Vacancies .............. . ......... . Zoning enabling act. See also that title Non-conforming uses and structures, § 125.583a of App. A 42.0500 42.0600 Section 58.0000 56.0000 53.0400 53.0300 53.0200 53.0100 60.0200(e) 61.0000 55.0000 55.0300 55.0200 55.0100 50.0000 57.0000 54.0000 54.0100 52.0200 52.0100 52.0300 67.0400 NUISANCES Zoning enabling act. See also that title Violation nuisance per se; abatement, § 125.587 of App. A 0 63.0100 32.0075 32.0077 67.0400 OCCUPANCY Certificates of occupancy. See that title Change of occupancy Defined ..... . ................ .. .. . 32.0024 OCCUPATIONS Home occupations Defined . ............ . ............ . 32.0046 Supp. No.3 557 11111 �I DETROIT, MICHIGAN ODOR Industrial review committee's duties and functions re ................ . OFF-STREET PARKING AND LOADING REQUIREMENTS Business districts generally .......... . Industrial districts generally . . ....... . Off-street loading and unloading requirements ..................... . Off-street parking requirements ...... . PD Planned development district .... . PR Parks and recreation district ..... . Residential districts generally ........ . SDI Special development district .... . SD2 Special development district .... . TM Transitional-industrial district ... . WI Waterfront-industrial district .... . ORDINANCES (Generally) Preservation of historic land marks and districts Ordinance for ..................... . Historic land marks and districts (Appendix C). See also that title Zoning enabling act. See also that title Enactment of ordinances, public hearings on, etc., § 125.584 et seq. of App.A Section 67.0400 90.1000 100.1000 47.0200 47.0100 110.0202 115.1000 80.1000 118.1000 119.1000 114.1000 116.1000 OVERLAY AREAS Flood hazard overlay areas, delineation of .. Flood hazard areas. See also that title 40.1500 I 49.0200 I p OFFICERS AND EMPLOYEES Chairman of the industrial review committee ...................... . 60.0200(h) OPEN SPACE Defined ............................ . 32.0064 ORDINANCE (Zoning Ordinance) Administration ............... . Administration. See that title Amendments to zoning ordinance. See that title Conflicting regulations .............. . Definitions ......................... . Effective date Conditional uses, special approval uses, etc., existing on effective date of ordinance .............. . Exemptions ............ .. .......... . Intent and purpose, Art. I Interpretation ........... .. ......... . Invalidity Provisions held invalid ............ . Application of provisions held invalid ....................... . Modifications to ordinance Conditions on .................... . Duties of board of zoning appeals .. . Ordinance not a permit ............. . Other codes and ordinances References to zoning district classifications in ..................... . Regulations are minimum ........... . Rules for construction of articles and section numbers ................. . Rules for construction of language .... . Separability ........................ . Short title, Art. II Variances, exceptions, modifications Conditions on ................... . Violations and penalties . ........... . Section 63.0000 40.0200 32.0000 Pl OPEN PARKING DISTRICT Ingress and egress .................. . Lighting ........................... . Modifications ...................... . Parking or storage area, surface of .... . Permitted with approval uses ........ . Protective walls .................... . Signs in certain districts ............. . Signs. See also that title Use limitations ..................... . Uses permitted as a matter of right ... . Yard requirements .................. . Yard treatment ..................... . PARKING Defined ............................ . Enforcement of provisions ..... . Off-street parking and loading facilities .... 46.0000 42.0100 Section 111.0500 111.1000 111.1100 111.0900 111.0300 111.0800 130.0800 111.0400 111.0100 111.0600 111.0700 32.0066 63.0100 47.0100 et seq. Off-street parking and loading facilities. See that title Pl Open parking district ............ 111.0100 et seq. Pl Open parking district. See that title 40.0000 41.0100 41.0200 40.1600 62.0402 40.1200 40.1300 40.0100 PARKING GARAGE, PRIVATE Defined ............. . .............. . 32.0068 PARKING STRUCTURE Defined ............................ . 32.0070 PARKS Bulk regulations. See also that title Park as part of street .............. . 45.1100 PAWNSHOPS, SECONDHAND STORES, ETC. (Regulated Uses) Application for, granting, etc .. ....... . Conditions and auarantees Damaged regula;ed uses · · · · · · · · · · · · Reconstruction of Definition of secondh~~d ~~~;~~ : : : : : : : Denial of application for regulated use, effect of ........................ . 30.0000 31.0000 41.0000 40.1600 69.0000 Supp.No.a 558 66.0100 66.0200 66.0500 32.0084 66.0300 I ' �I I I I I I I ZONING INDEX PAWNSHOPS, SECONDHAND STORES, ETC.-Cont'd. Generally ...... . . . ............... . . . Procedure . . ........................ . Revocation of grant ..... .. . PC PUBLIC CENTER DISTRICT Bulk limitations .. Department review ...... . .......... . Signs in certain districts ...... . .. . ... . Signs. See also that title Uses permitted as a matter of right .... PCA RESTRICTED CENTRAL BUSINESS DISTRICT BuJk limitations ......... . ... . Department review ..... . ... . Signs in .. . ......... . ... . Signs. See also that title Uses permitted as a matter of right .... PD PLANNED DEVELOPMENT DISTRICT Department policy ............ . . . ... . Modification of improved pJan .. . .... . Procedure ......... . ...... . ....... . Regulations ........................ . Signs in certain districts ............. . Signs. See aJso that title Site plan and development .......... . Uses permitted . . . . . . . . . . . . . . . . . . .. . Yards, density, off-street parking and loading and other requirements .... PENALTIES Violations and penalties ............. . PERMITS Applications for building permits Applications to be accompanied by a plat, etc . ................ . Approval of temporary permits by community and economic development department ............... . Approval use permits Receiving applications for by community and economic development department . . . . .... . .......... . Certificates of occupancy Building permits necessitates certificates ..... ... .... . ............ . Certificates of occupancy. See also that title Christmas trees Temporary permits for the sale of Christmas trees ......... . ... . . . Effective date Permit.a issued prior to effective date Fees for permits ............. . . . ... . . Final inspection .. .. . . .... . .. . . .. .. . . PERMITS-Cont'd. Flood hazard areas, development permits Flood hazard areas. See also that title Historic land marks and districts. See also that title Work permits, § 25-2-18 et seq. of App. C New use of buildings, permits for .... . Ordinance not a permit ............. . Permits required .... . .............. . Permitted with approval or regulated use permit ................ . ... . . . Review of permit ................... . Termination of permit .............. . Section 66.0000 66.0100 66.0400 112.0300 112.0200 130.0800 112.0100 113.0300 113.0200 130.0600 113.0100 110.0300 110.0400 110.0100 110.0200 130.0800 110.0203 110.0201 110.0202 69.0000 63.0400 60.0200(c) 60.0200 63.0800 PERMITTED USES Airports or heliports, special regulations near . See also: Airports Uses permitted ............... . B 1 Restricted business district ... . B2 Local business and residential district ....... . B3 Shopping district .......... . B4 General business district ......... . B5 Major business district ......... . B6 General services district .......... . Business districts generally .......... . Industrial districts generally ......... . Ml Limited industrial district ..... .. . M2 Restricted industrial district .. ... . M3 General industrial district ...... . . . M4 Intensive industrial district ..... . . M5 Special industrial district ........ . Pl Open parking district ............ . PC Public center district ............ . PCA Restricted central business district PD Planned development district .... . Permitted uses without buildings . .... . PR Parks and recreation district ..... . Rl Single-family residential district .. . R2 Two-family residential district .. . . . R3 Low density residential district ... . R4 Thorough(are residential district .. . R5 Medium density residential district ... . R6 High density residential district . .. . Residential districts ........ . ........ . SDl Special development district SD2 Special development district .... . SD3 Special development district . ... . TM Transitional-industrial district ... . Wl Waterfront-industrial district .. .. . PERMITTED WITH APPROVAL USES Applications for permits ............. . Bl Restricted business district ... .. .. . B2 Local business and residential district ....................... . ... . B3 Shopping district ............. .. . . B4 General business district ... . ... .. . 63.1300 40.0600 16.1800 63.1700 Supp.No.3 559 Section 49.0300 63.0600 40.1200 63.0700 40.0800 63.0200 40.0700 48.0400 91.0100 92.0100 93.0100 94.0100 95.0100 96.0100 90.0100 100.0100 101.0100 102.0100 103.0100 104.0100 105.0100 111.0100 112.0200 113.0100 110.0201 40.0900 115.0100 81.0100 82.0100 83.0100 84.0100 85.0100 86.0100 80.0100 118.0100 119.0100 120.0100 114.0100 116.0100 60.0200 91.0300 92.0300 93.0300 94.0300 �DETROIT, MICHIGAN PERMITTED WITH APPROVAL USESCont'd. B5 Major business district ........... . B6 General services district .......... . Business districts ge~erally .......... . Conditions, guarantees and modifications ........................... . Damaged permitted with approval uses Reconstruction of ................. . Denial, effect of .................... . Fees for applications for ............. . Industrial d istricts generally ......... . Initiation of application ............. . Ml Limited industrial district ....... . M 2 Restricted industrial district ..... . M 3 General industrial district ........ . M4 Intensive industrial district ...... . M 5 Special industrial district ........ . Pl Open parking district ............ . Procedure .......................... . Purpose ............................ . RI Single-family residential district .. . R2 Two-family residential district .... . R3 Low den&ity residential district ... . R4 Thoroughfare residential district R5 Medium density residential district ... . R6 High density residential district . .. . Residential districts ................. . Revocation ......................... . SDl Special development district .... . SD2 Special development district .... . Standards .......................... . TM Transitional-industrial district ... . WI Waterfront-industrial district POOL OR BILLIARD HALLS (Regulated Uses) Application for, granting, etc . ........ . Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Denial of application for regulated use, effect of ........................ . Generally .......................... . Procedure .......................... . Revocation of grant ................. . Section 95.0300 96.0300 90.0300 65.0500 65.0800 65.0600 68.0000 100.0300 65.0200 101.0300 102.0300 103.0300 104.0300 105.0300 111 .0300 65.0300 65.0100 81.0300 82.0300 83.0300 84.0300 85.0300 86.0300 80.0300 65.0700 118.0300 119.0300 65.0400 114.0300 116.0300 PR PARKS AND RECREATION DISTRICT Community and economic development department review .............. . Off-street parking .................. . Signs .............................. . Uses permitted as a matter of right ... . PREFABRICATED BUILDINGS Flood hazard reduction, general standards for placement of prefabricated buildings and mobile homes ..................... . Flood hazard areas. See also that title Defined ............................ . PRESERVATION Preservation of historic land marks and districts Ordinance for ..................... . Historic land marks and districts (Appendix C). See also that title 66.0500 66.0300 66.0000 66.0100 66.0400 115.0200 115.1000 115.0900 115.0100 49.0400 32.0071 40.1500 PRINCIPAL BUILDINGS. See: Buildings PRINCIPAL USE Defined .... . .................... . 32.0074 PRIVATE PASSENGER VEHICLE Defined ......................... 32.0075 PROFESSIONALS Office for recognized professional Permitted home occupations ..... 32.0046 PROJECTING SIGNS D~fined ............................. Signs. See also that title PLANNED UNIT DEVELOPMENT Zoning enabling act. See also that title Provisions re planned unit development, § 125.584b of App. A PLANNING COMMISSION. See: City Planning Commission POLICE OFFICERS Enforcement of provisions ........... . Supp. No. 3 66.0100 66.0200 PRE-RELEASE ADJUSTMENT CENTER PETITIONS Amendments to zoning ordinance. See also that title Petitions for amendments, processing of petitions, etc...... . . . . . . . . . . . . . . . . . . 64.0300 et seq. Development improvement area, petition requirements . . . . . . . . . . . . . . . . 140.0000 Regulated uses, petitions for .......... 66.0100 et seq. Regulated uses. See also that title Signs, petitions re height limits . . . . . . . 130.020l(e) Signs. See also that title PLATS, PLA 'M'ING Applications for building permits Applications shall be accompanied by a pla~ etc .................... . Section 63.0400 63.0100 560 130.0104(d ) PROJECTIONS Airports or heliports, special regulations near. See also: Airports Permitted projections within any flight obstruction area .. Bulk regulations. See also that ~iti~ · · · Projections into a required yard ..... 45.0800 PROPERTY OWNERS Notification of . . . . ................. . 40.1100 48.0600 I I I I �I r I I I I I I I I ZONING INDEX PUBLIC LODGING HOUSES (Regulated Uses) Application for, granting, etc. ........ . Conditions and guarantees . . ......... . Damaged regulated uses Reconstruction of ................. . Defined ............................ . Denial of application for regulated use, effect of ....... .. ............... . Generally ........................ . . . Procedure ........................ . . . Revocation of grant ................. . R Rl SINGLE-FAMILY RESIDENTIAL DISTRICT Compatibility requirements .......... . Height limitations .................. . Lot coverage ..... . ................. . Lot size requirements ........... . ... . Summary district charts, App. B Permitted with approval uses ........ . Requirements generally for residential districts ....... . ....... . ........ . Residential districts. See that title Signs in certain districts ............. . Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right .... Summary district charts, App. B Yard requirements ... . . . ......... . .. . R2 TWO-ft"'AMIL Y RESIDENTIAL DISTRICT Compatibility requirements .......... . Height limitations .................. . Lot coverage .............. . ........ . Lot size requirements ........... . ... . Summary district charts, App. B Permitted with approval uses ........ . Requirements for residential districts generally ............................... . Residential districts. See that title Signs in certain districts ............. . Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right ... . Yard requirements .................. . Summary district chart..;;, App. B Ra LOW DENSITY RESIDENTIAL DIS TRICT Building bulk and recreational space requirements ................... . Lot coverage ....... . ............... . Lot size requirement..;; ............... . Summary district charts, App. B Permitted with approval uses ........ . Requirements for residential disfricts generally ............... . ............... . Residential districts. See that title R3 LOW DENSITY RESIDENTIAL DISTRICT-Cont'd. Signs in certain districts ............. . Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right ... . Yard requirements .................. . Summary district charts, App. B Section 66.0100 66.0200 66.0500 32.0076 66.0300 66.0000 66.0100 66.0400 Section 130.0300 83.0100 83.0500 R4 THOROUGHFARE RESIDENTIAL DISTRICT Building bulk and recreational space requirements ................... . 84.0600 Lot coverage .................. ... .. . 84.0800 Lot size requirements ............... . 84.0400 Summary district charts, App. B Permitted with approval uses ........ . 84.0300 Requirements for residential districts generally .................... . .......... . 80.0100 et seq. Residential districts. See that title Signs in certain districts . .. .......... . 130.0300 Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right .. . . 84.0100 Yard requirements .................. . 84.0500 Summary district charts, App. 8 81.0200 81.0700 81.0800 81.0400 81.0300 80.0000 130.0300 R5 MEDIUM DENSITY RESIDENTIAL DISTRICT Building bulk and recreational space requirements ................... . Lot coverage ....................... . Lot size requirements ............... . Summary district charts, App. B Permitted with approval uses . ..... .. . Requirements for residential districts generally ...... . ........................ . Residential districts. See that title Signs in certain districts ............. . Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right ... . Yard requirements .................. . Summary district charts, App. B 81.0100 81.0500 82.0200 82.0700 82.0800 82.0400 82.0300 80.0100 et seq. 130.0300 HIGH DENSITY RESIDENTIAL DISTRICT Building bulk and recreational space requirements ................... . Lot coverage . . . .................... . Lot size requirements ............... . Permitted with approval uses . . ...... . Requirements for residential districts generally . .............. . .... . .... . ..... . Residential districts. See that title Signs in certain districts ................. . Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right ... . Yard requirements ........... . ...... . 85.0600 85.0800 85.0400 85.0300 80.0100 et seq. 130.0300 85.0100 85.0500 R6 82.0100 82.0500 83.0600 83.0800 83.0400 83.0300 80.0100 et seq. Supp.No.a 561 86.0600 86.0800 86.0400 86.0300 80.0100 et seq. 130.0300 86.0100 86.0500 �I I DETROIT, MICHIGAN REAL ESTATE SIGNS. See: Signs Section REAR YARDS. See: Yards RECORDATIONS Duties of community and economic development department 60.0200(g) RECREATION PR Parks and recreation district . . . . . 115.0100 et seq. PR Parks and recreation district. See that title RECREATIONAL EQUIPMENT Defined ............................ . 32.0077 RECREATIONAL SPACE RATIO Defined ............................ . 32.0078 RECREATIONAL SPACE REQUIREMENTS R:l Low density residential district ... . R4 Thoroughfare resident ial district ..... . R5 Medium density residential district ... . R6 High density residential district ... . Residential districts generally ........ . SDl Special development district SD2 Special development district REGULATED USES Applications for regulated uses Duties of community and economic development department ....... . Board of zoning appeals, duties re .... . Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Denial of application for regulated use, effect of ........................ . Fees for applications for ............. . Generally .......................... . Procedure for establishing, granting, etc . ...................... . Revocation of grant ..... . ........... . 83.0600 84.0600 85.0600 86.0600 80.0600 RESIDENTIAL DISTRICTS- Cont'd. Section R3 Low density residential district .... 83.0100 et seq. R3 Low density residential district. See that title R4 Thoroughfare residential district .. 84.0100 et seq . R4 Thoroughfare residential district. See that title R5 Medium density residential district 80.0100 et seq. RS Medium density residential district. See that title R6 High density residential district ... 86.0100 et seq. R6 High density residential district. See that title Recreational space requirements ..... . 80.0600 Signs .............................. . 80.0900 Uses permitted as a matter of right ... . 80.0100 Yard and recreational space requirement ........................... . 80.0600 Yard requirements . . ................ . 80.0500 I RESTAURANTS. See: Food and Food Establishments REVIVAL MEETINGS Temporary permits for .............. . 118.0600 119.0600 60.0200(c) ROOF SIGNS. See: Signs 60.0200 62.0401 66.0200 66.0500 66.0300 68.0000 66.0000 ROOMING HOUSE Defined ...................... . 32.0080 ROOMING UNIT Defined .......... . ................. . 32.0082 ROUGE RIVER Flood hazard areas Flood elevations at selected points Floodway protection standards for 49.0409 49.0800 s 66.0100 66.0400 SDl SPECIAL DEVELOPMENT DISTRICT Building bulk and recreational space requirement ............. . Lot coverage ................. · · · · · · · Lot size requirements ......... · · · · · · · Off-street parking and loading ~~~~i-r~~ ments ... Permitted with appr~>~~-1-~~~s· · · · · · · · · · Signs in certain districts ' ········· Signs. See also that titie.... · · · . · · · · · RESIDENTIAL DISTRICTS Building bulk, yard and recreational space requirements .............. . 80.0600 Enumeration of districts ............. . 70.0100 General requirements ............... . 80.0000 Height requirements ................ . 80.0700 Lot coverage requirements ........... . 80.0800 Lot size requirements ............... . 80.0400 Off-street parking and loading requirements ........................... 80.1000 Permitted with approval uses . . . . . . . . . 80.0300 Rl Single-family residential district ... 81.0100 et seq. Rl Single-family residential district. See that title R2 Two-family residential district 82.0100 et seq. R2 Two-family residential district. See that title Supp.No.3 562 118.0600 118.0800 118.0400 118.1000 118.0300 130.0400 Uses permitted as a matter of right .... Uses permitted subject to department review of site plan ............... . Yard requirements ................... 118.0200 118.0500 SD2 SPECIAL DEVELOPMENT DISTRICT Building_ hulk and recreational space requirements .... 119.0600 118.0100 I I I I I I �ZONING INDEX SD2 I I I I I I I I I I I I SPECIAL DEVELOPMENT TRICT- Cont'd. DIS- Lot coverage . . . . . . . . . . . . . . . . . . . . . . . . Lot size requirements ............. . . . Off-street parking and loading requirement ........................... . Permitted with approval uses ........ . Signs in certain districts ............. . Signs. See also that title Uses permitted as a matter of right ... . Yard requirements .................. . SIDE YARDS. See: Yards Section SIGNS Advertising sign 130.0103(a) Defined .............. . ........... . Area and number 130.0202 Directional signs . ................. . 130.0203 Institutional bulletin .............. . 130.0204 Real estate sign .. . ................ . Area of signs 130.0102 Defined ....................... . .. . Signs in Bl, B2, SDI and SD2 130.0402 districts ...................... . Signs in Rl, R2, R3, R4, R5 and R6 130.0302 districts ...................... . Awnings, signs on .. . ............. . 130.0207 130.0400 Bl, B2, SDl and SD2 districts, signs in . .. . Area of signs .................... . . 130.0402 Illumination of signs . . . ......... . . 130.0405 Permitted signs ................... . 130.0401 Projection of signs ................ . 130.0404 B3, B4, B5, B6, Wl, Ml , M2, M3, M4 and M5 districts, signs in ....... . . 130.0500 Illumination of signs .............. . 130.0505 Permitted signs ............ . ...... . 130.0501 Projection of signs ................ . 130.0504 Business districts generally .......... . 90.0900 Business sign Defined . . . . . . . . . . . . . . . . . . . . . . . . . . . 130.0103(b) Height limits . . . . . . . . . . . . . . . . . . . . . . 130.0201 (b) Definitions ....................... 32.0088, 130.0100 Directional signs . . . . . . . . . . . . . . . . . . . . . 130.0202 Defined . . . . . . . . . . . . . . . . . . . . . . . . . . . 130.0103(c) Double-face signs . . . . . . . . . . . . . . . . . . . . 130.0206 Defined . . . . . . . . . . . . . . . . . . . . . . . . . . . 130.0104(a) Flashing sign 130.0104(b) Defined .......................... . Freestanding signs 130.0201(a) Height limits ..................... . 130.0200 General regulations , ................ . Ground signs 130.0104(e) Defined .......................... . 130.020l(a) Height limits ... . ................. . 130.0201 Height limits ....................... . 130.0202 Directional signs ..... . ..... . ...... . 130.0201 Generally .................. . ..... . 130.0203 Institutional bulletin .............. . 130.0204 Real estate signs ......... . ........ . Signs in RI, R2, R3, R4, R5 and R6 130.0303 districts ...................... . Identification sign 130.0103(d) Defined ........................ . . . 130.020l(b) Height limits ........... . . .. ...... . Illuminated sign 130.0104(c) Defined ............... . .......... . Illumination of signs Signs in Bl, B2, SDl and SD2 130.0405 districts ......... . ....... . .... . 119.1000 119.0300 130.0400 119.0100 119.0500 120.0200 120.0100 SANITARY SEWAGE SYSTEM Flood hazard reduction, general standards for re sanitary sewage systems ........... . 49.0403 SEAL Official seal of board of zoning appeals . ... Official seal of community and economic development department ...... . SIDEWALKS. See: Streets and Sidewalks 119.0800 119.0400 8D3 SPECIAL DEVELOPMENT DISTRICT Community and economic development department review .............. . Uses permitted as a matter of right ... . 62.0400 60.0200(i) SECONDHAND STORES. See: Pawn shops, Secondhand Stores, Etc. (Regu lated Uses) SEPARABILITY Generally ....................... . .. . 41.0000 SERVICE STATIONS. See: Motor Vehicle Filling and Service Stations Sl-~TBACKS Accessory buildings. See also that title Percentage of required yard occupied and required setback ....... . .. . 44.0300 SHALLOW FLOODING Flood hazard areas, standards for areas of shallow flooding ................... . 49.0700 SHOESHINE Uses) Section PARLORS (Regulated Application for, granting, etc ......... . Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Defined ...................... . . . Denial of application for regulated use, effect of ........................ . Generally .......................... . Procedure .......................... . Revocation of grant ................. . SHOPPING B3 Shopping district . . . . . . . . . . . . . . . . . . . . B:1 Shopping district. See that title Section 66.0100 66.0200 66.0500 32.0086 66.0300 66.0000 66.0100 66.0400 93.0100 et seq. Supp.No.3 563 �DETROIT, MICHIGAN SIGNS-Cont'd. Section Signs in 83, 84, 85, B6, Wl, Ml, M2, 130.0505 M3, M4 and M5 districts ....... . Signs in Rl, R2, R3, R4, R5 and R6 130.0305 districts ...................... . 130.0705 Sign in TM districts ............... . 100.0900 Industrial districts generally ......... . 130.0203 Institutional bulletin ................ . 130.0103(e) Defined ........... . ............ • .. Major categories 130.0103 Defined ..................... ••••·• 130.0208 Marquees and canopies, signs on ..... . Non-conforming advertising signs 52.0200 Termination of use ................ . 130.0800 PC , PD and Pl districts, signs in ..... . 130.0801 Permitted signs ................... . 130.0600 PCA districts, signs in ............... . 130.0601 Permitted signs .................. • . 130.0604 Projection of signs ................ . Permitted signs Signs in Bl, B2, SDl and SD2 130.0401 districts .................... • •. Signs in B3, B4, 85, B6, Wl , Ml, M2, 130.0501 M3, M4 and M5 districts ....... . 130.0801 Signs in PC, PD and Pl districts ... . 130.0601 Signs in PCA district .............. . Signs in Rl, R2, R3, R4, R5 and R6 130.0301 districts ................... . .. . 130.0701 Signs in TM district ............... . 115.0900 PR Parks and recreation district ..... . Projection of signs 130.0104(d) Definition of "projecting sign" ..... . 130.020l(d) Height limits of projecting signs .... . Signs in Bl, 82, SDl and SD2 130.0404 districts ...................... • Signs in 83, 84, 85, B6, Wl, Ml, M2, 130.0504 M3, M4 and M5 districts ....... . 130.0604 Signs in PCA district .............. . Signs in Rl, R2, R3, R4, R5 and R6 130.0304 districts ..................... . . 130.0704 Signs in TM district ............... . Rl , R2, R3, R4, R5 and R6 districts, 130.0300 signs in ........................ . 130.0302 Area of signs ..................... . 130.0303 Height of signs ................... . 130.0305 Illumination of signs .............. . 130.0301 Permitted signs ................... . 130.0304 Projection of signs ................ . 130.0204 Real estate signs ................... • • 130.0103(0 Defined .................. •••••·•·· 80.0900 Residential districts generally ...... • . • 130.0205 Roof signs ...................... • • • • 130.0104(e) Defined ....................... ••.• 130.0206 Double-face signs ................. • 130.0201(c) Height limits ................ · · · · · · 130.0000 Sign regulations generally ........... . 130.0101 Signs, defined ............... • • • • • • · · Structural types 130.0104 Defined ..................... •••··· SIGNS-Cont'd. Section 114.0900, 130.0700 TM Transitional-industrial district 130.0705 Illumination of signs .............. . 130.0704 Projection of signs ................ . 130.0701 Permitted signs ................... . 116.0900 WI Waterfront-industrial district .... . Wall signs Defined .......................... . SITE PLANS Approval of site plans Existing on the effective date of ordinance ..................... . PD Planned development district .... . Site plan of proposed industry Duties of industrial review committee re ..... ·.............. ••••••·•·· Zoning enabling act. See also that title Site plan, inclusions, § 125.584d of App. A 130.0104(e) 46.0000 110.0203 67.0400 SITES Bl Restricted business district ....... . 91.0800 SMOKE Industrial review committee's duties and functions re ................ . 67.0400 SPECIAL APPROVAL USES Existing on the effective date of this ordinance, etc . .................. . 46.0000 SPECIAL DISTRICTS Pl Open parking district ............ 111 .0100 et seq. Pl Open parking district. See that title PC Public center district ............ 112.0100 et seq. PC Public center district. See that title PCA Restricted central business district . . . . 113.0100 et seq. PCA Restricted central business district. See that title PD Planned development district . . . . 110.0100 et seq. PD Planned development district. See that title SDI Special development district . . . . 118.0100 et seq. SDI Special development district. See that title SD2 Special development district .... 119.0100 et seq. SD2 Special development district. See that title SD:1 Special development district .... 120.0100 et seq. SDa Special development district. See that title TM Transitional -industrial district ... 114.0100 et seq. TM Transitional-industrial district. See that title Wl Waterfront-industrial district .... 116.0100 et seq. WI Waterfront-industrial district. See that title SPECIAL EXCEPTIONS Board of zoning appeals' duties re ..... I I I I I ] 62.0402 Supp.No. a - �ZONING INDEX I I I I I I I I SPECIFIC USES Regulations for specific uses ......... . Section 42.0000 STORAGE Enforcement of provisions ... . ....... . 63.0100 STORY Defined .. . ......................... . 32.0090 STORY, HALF Defined ..... . ...................... . 32.0092 STREETS AND SIDEWALKS Alleys Bulk regulations. See also that title Alley as part of lot .............. . Defined .......................... . Bulk regulations. See also that title Maximum street width ............ . Park as part of street ............. . . Street as part of required yard ..... . Definition of "street" .......... . . . .. . STRIPPERS Cabaret defined to include topless dancing, strippers, etc . ............... . Cabarets. See also that title STRUCTURE Defined ............................ . SUBDIVISIONS Flood hazard reduction, review of development proposals ......................... . Flood hazard areas. See also that title SUBSTANCE ABUSE SERVICE FACILITY Defined ............................ . TAXI DANCE HALLS (Regulated Uses) Application for, granting, etc. ........ . Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Denial of application for regulated use, effect of ........................ . Generally .......................... . Procedure .......................... . Revocation of grant ............. . ... . 45.0400 32.0010 45.1000 45.1100 45.0500 32.0094 66.0300 66.0000 fl6.0100 U>.0400 Tl•:MPORARY PERMITS Approval ........................... . Sale of Christmas trees Temporary permits for ............ . 63.1300 TEMPORARY USES Permitted .......................... . 42.0300 60.0200(c) THOROUGHFARES R4 Thoroughfares residential district .. 84.0100 et seq. R4 Thoroughfare residential district. See that title 32.0023 TM TRANSITIONAL-INDUSTRIAL DISTRICT Bulk and height limitations ....... . .. . 114.0600 Off-street parking and loading requirements .. . . . . . . . . . . . . . . . . . . . . . . . . . 114.1000 Permitted with approval uses . . . . . . . . . 114.0300 Signs in ......................... 114.0900, 130.0700 Signs. See also that title Uses permitted as a matter of right ... . 113.0100 Yard requirements .......... . ....... . 114.0500 32.0096 49.0406 32.0097 TOPLESS DANCERS Cabaret defined to include topless dancing, etc ....... . ................ . . Cabarets. See also that title SUPREME COURT Zoning enabling act. See also that title Appeals to supreme court, § 125.590 of App.A 60.0200 60.0lOO(a) 1' TAILORING, SRWING OF FABRIC, 1<:TC. Permitted home occupations ......... . Supp.No.a 66.0500 THEATERS Adult bookstores, adult motion picture theaters, etc. See that title SUMMARY DISTRICT CHARTS Charts of minimum lot size, minimum yard requirements, etc., of specific districts. See Appendix B to the Detroit Zoning Code SUHVi-:vs Community and economic development department conducting .......... . Duties of city planning commission re surveys ......................... . Section 66.0100 66.0200 32.0046 565 32.0023 TOWNHOUSE Defined ..... . ............. . ........ . 32.0098 TOXIC SUBSTANCE DISPOSAL FACILITY Defined ....... .. ..... . .... . ... . .... . 32.0099 TRAILER COACHES Regulations for specific uses .. .. ... . . . 42.0200 TRAILERS House trailer Defined .......................... . !l2.0050 TREES Sale of Christmas trees Temporary permits for ........ . ... . 6!l.1300 TUTORING Permitted home occupations ......... . 32.0046 �DETROIT. MICHIGAN w u USES, ACCESSORY Defined ................ . ....... . ... . Section 32.0004 USES, CONDITIONAL. See: Conditional Uses USES, GENERALLY Uses to conform to regulations ....... . 40.0500 USES, NON-CONFORMING. See: Non conforming Buildings, Structures and Uses USl4.:;S, PERMITTED. See: Permitted Uses WALKWAYS Prohibited means of access USES, PERMITTED WITH APPROVAL USES. See: Permitted With Approval Uses USES, PRINCIPAL Defined .......... . .......... . ...... . USES, REGULATED. Uses Wl WATERFRONT-INDUSTRIAL DISTRICT Section 116.0700 Height limitations ................. . . Off-street parking and loading requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . 116.1000 Permitted with approval uses . . . . . . . . . 116.0300 Signs ............. . .............. 116.0900, 130.0500 Signs. See also that title Uses permitted as a matter of right . . . . 116.0100 Uses permitted subject to approval of the division of air pollution control 116.0200 116.0500 Yard requirements .................. . 32.0074 WALL SIGNS Defined ......... . Signs. See also that title 40.1000 130.0104(e) WALLS. See: Fences, Walls, Etc. See: Regulated WATER SUPPLY SYSTEMS Flood hazard reduction, general standards for design and construction to prevent infiltration of flood waters into system USES, SPECIAL APPROVAL. See: Special Approval Uses USES, SPECIFIC Regulations for specific uses ...... .. . . 42.0000 USES, TEMPORARY Permitted .......................... . 42.0300 UTILITIES Flood hazard reduction Public utilities and facilities, general standards for design, construction, location 49.0404 V VARIANCES Board of zoning appeals, duties re variances .. .. ................. - • • Conditions on ..... ... ...... . ....... . 62.0403 40.1600 VEHICLES. See: Motor Vehicles VIRHATION Industrial review committee's duties and functions re .... . .. . .. . ..... . VIOLATIONS Violations and penalties generally .... . Zoning enabling act. See also that title Violation nuisance per se; abatement, § 125.587 of App. A VOTING PLACF....", Generally . ... . ... . .... . ..... . . . - - . . - 67.0400 69.0000 42.0400 49.0402 y YARDS (Front yards, side yards, rear yards) Accessory buildings. See also that title Percentage of required yard occupied ... . BI Restricted business districts ...... . B2 Local business and residential district . . ............ . ............ . B3 Shopping district ......... . ...... . B4 General business district ......... . B5 Major business district ........... . B6 General services district .. ........ . Bulk regulations. See also that title Location of required yard ....... . .. . Projections into a required yard .... . Side yard reduction for offsets ..... . Street as part of required yards .... . Business districts generally . . ........ . Defined ................... . ........ . Industrial districts generally ......... . Ml Limited industrial district ....... . Pl Open parking district Yard requirements . ............... . Yard treatment ................... . PD Planned development district .... . RI Single-family residential district . . . R2 Two-family residential district .... . R3 Low density residential district ... . Supp.No.a 566 44.0300 91.0500 92.0500 93.0500 94.0500 95.0500 96.0500 45.0700 45.0800 45.0600 45.0500 90.0500 32.0102 100.0500 101.0500 111.0600 111.0700 110.0202 81.0500 82.0500 83.0500 I I I I I I I I �I I I I I II II ZONING INDEX Section YARDS-Cont'd. R4 Thoroughfare residential district . . . R5 Medium density residential district ... . R6 High density residential district . . . . Residential districts generally . .. .. . .. . Building hulk, yard and recreational space requirement.-. .. . . .. . ... . . . SDI Special development district ... . . SD2 Special development district .... . Summary district charts for minimum yard requirement..,, etc. See Appendix H to the Detroit Zoning Code TM Transitional-industrial district ... . WI Waterfront-industrial district ZONING ENABLING ACT-Cont'd. 84.0500 85.0500 86.0500 80.0500 Appeals to supreme court .... .. . . ... . Authority to zone .................. . . Board of appeals Conduct of business at public meetings; compliance with open meetings act .................. . .... . Membership, appointment, terms of office .... . .................... . Right to appeal; vote .. . .. . .. . ..... . Buildings, regulation of ...... . ....... . Circuit court..-. Review by ........................ . Conflicting laws; governing law .. ..... . Congested areas, regulation of ....... . Declaration of necessity ..... . ....... . Effect of zoning ordinance or decision . Governing law .......... . .......... . . Improvements . . . ......... . Nonconforming uses and structures . .. . Nuisance Violation nuisance per se; abatement Ordinances Enactment .. Requirements and standards of decision specified in ordinances Specifications of; extent of stand ards, request, compliance, ap proval Special land uses; ordinances, inclusions ... Pla nned unit development . ..... . .... . Regulation by local bodies ......... . . . Regulation of buildings .... . ....... . . . Regulation of congested areas .... . ... . Review by circuit courts ...... . . . . . .. . Actions for review; proper and necessary parties, etc . ............... . Site plan , inclusions . .. ..... .. ..... . . . Special land uses; ordinances, inclu sions .................. . . . ..... . State licensed residential facility defined . . . . . . . ....... . Supreme court Appeals to .......... . ......... .. . . Use of land and structures . . .... . .... . Violation nuisance per se; abatement 80.0600 118.0500 119.0500 114.0500 116.0500 '/, ZONING COMMISSION City planning commission . . . ... . 60.0000 et seq. City planning commission. See that title ZONING DISTRICTS Business districts. See also specific business districts Enumeration of business districts ... . Establishment of districts . .......... . H Historic districts Ordinance for the preservation of historic land marks and districts . Historic land marks and ' districts, App. C Historic land marks and districts. See that title Industrial districts. See also specific industrial districts Enumeration of industrial districts .. Maps ................. . ..... . References to zoning district classifications References in other codes and ordinances ... . .... . ............. . Residential district.-.. See also specific residential district..., Enumeration of residential districts .. Similar districts ..... . ........ . ... . . . Special districts. See also specific special district..-. Enumeration of special district ..... . Summary district charts .... . ... . . ... . See also Appendix B to the Detroit Zoning Code 70.0200 70.0000 70.0500 40.1500 70.0300 71.0000 40.1300 70.0100 40.1301 70.0400 40.1400 ZONING- LOT. See: Lots ZONING MAPS. See: Maps ZONING ENABLING ACT (Appendix A) (Note- Section citations refer to sections contained in appendix A to the Detroit Zoning Code) ZONING ORDINANCE. See: Ordinance Supp.No.a 567 Section 125.590 125.582 125.585a 125.585 125.585 125.582 125.590 125.586 125.583 125.589 125.592 125.586 125.584e 125.583a 125.587 125.584 125.584c 125.584a 125.584b 125.581 125.582 125.583 125.590 125.591 125.584d 125.584a 125.583b 125.590 125.581 125.587 � 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 Detroit_Zoning-Ordinance_1990 Creator An entity primarily responsible for making the resource Buildings and Safety Engineering Department, City of Detroit, Wayne County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990-05 Title A name given to the resource Official Zoning Ordinance Description An account of the resource The Official Zoning Ordinance for the City of Detroit was prepared by the Buildings and Safety Engineering Department originally in 1980 and with updates through May 1990. Subject The topic of the resource Zoning--Michigan Detroit, Michigan 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/6a4df70ed4e379eae0e48a6dbab4aa7f.pdf 7690d4a49dc3c122b91343699119c52e PDF Text Text L ANDPLAN _ _ "'P~f:- Rl=-1tJ~ ~c:i: - - INCORPORATED----- MARK EIDELSON RECREATION PLANNING LANO USE PLANNING • ZONING PO BOX 747 OKEMOS, MICHIGAN 48805 15171349-8370 �Section Two A PROFILE OF BURNSIDE TOWNSHIP A practical and effective land use plan must respond to the specific characteristic of the community it is addressing. The plan must respond to the particular needs of the community through the understanding of the various elements which make the community unique unto itself. For this reason, a fundamental element in the development of the Burnside Township Master Land Use Plan is the collection of Township and related data which has ramifications upon area land use needs. This data can be divided into two principal categories, cultural and natural features, and are discussed in the following two chapters. Chapter Two CULTURAL FEATURES Probably the most unique characteristic or resource of any community is the individuals and families which provide the fundamental fabric of the community. Their characteristics and attitudes play a major role in the development of a land use plan which is sensitive to the people it is to serve. But cultural features include more than people themselves and extend to those community elements which exist as a result of the community's presence such as roads, land use, utilities and similarly related items. All of these elements can present opportunities & constraints toward growth & development. 6 �REGIONAL LOCATION Burnside Township is located in the northeast corner of Lapeer County which is situated in the southeastern portion of Michigan in what is commonly referred to as the Thumb Area of the state. ( Figure 1) . Burnside Township is unique in that its size is considerably larger than most townships which are typically six miles square an contain 36 one mile square sections. Burnside Township is approximately six miles wide, nine miles long, and contains 54 sections. Burnside Township is bounded by the Sanilac County townships of Marlette, Flynn, and Maple Valley along its northern and eastern bounds. Moving in a clockwise direction from its southern bounds, Burnside Township is Bounded by the townships of Goodland, Arcadia, north Branch, and Burlington. Brown City, a community of approximately 1,250 persons, abuts the Township along its central eastern limits. The City of Lapeer, with a population of approximately 6,500 and situated approximately 15 miles away, is the nearest city to the Township with a population greater than 5,000. Other significant urban centers in the general area of Burnside Township and their distances, are as follows: Flint (35 miles), Saginaw ( 45 miles), Bay City ( 50 miles), Detroit ( 60 miles), and Lansing (60 miles). CURRENT POPULATION CHARACTERISTICS The 1980 U.S. Census provides the most recent population profile of Burnside Township and is the basis for the information presented below. Though this data is nearly ten years old, this data is none-the-less the most accurate and reasonably accessible for a community such as Burnside Township. The age of this data becomes less of an issue as the Township has not been experiencing significant changes in it's population profile over the past ten years. Agricultural communities, particularly townships, tend to reflect a fairly homogeneous population and this is the case with Burnside Township. More than 99% of the population is white, the small remaining balance of which is principally of Spanish and American Indian background. Though the Township is fairly homogeneous by race, considerable variation exists in the ancestry of the population. While a good portion of the Township residents have a multiple ancestry background, approximately half of residents have single ancestry backgrounds and reflect more than 13 different groups. Most significant of these groups, by size within the Township, are those of German descent (approximately 13%) and English descent (approximately 10%). 7 �FIGURE 1 - REGIONAL LOCATION Lapeer County �There are approximately 508 households in the Township, 90% of which are families (blood-related). The average household size is approximately 3.5 persons. Approximately 70% of the population 15 years and older is married, 6% separated, divorced, or widowed, and 24% single (never married). Of those persons 25 years and older, . almost 50% have completed 4 years of high school and approximately 15% have had some degree of college training. The Township population is distributed fairly evenly by age with roughly one third of the population falling within each of the age categories of 0-14, 15-34, and 35 and older. The Township does, however, have a relatively small percentage of residents age 65 or older (7%). Approximately 90% of the Township residents were born within the State of Michigan. This is not surprising as 60% of the respondents to the landowner questionnaire (discussed later in this chapter) noted that they have resided in the Township for more than 20 years. POPULATION TRENDS AND PROJECTIONS Population trends refer to .the historical direction a community has followed in respect to its population counts while population projections refer to the direction a community is anticipated to follow in future years. The 1988 estimated population for Burnside Township, according to the U.S. Census Bureau, is 1,720. The Township has followed an interesting trend over the past 60 years in reaching its current population, as illustrated in Table 1. Between 1930 and 1950, the Township's population decreased slightly but continued to grow considerably from 1950 to 1970 reaching a high of 1,772 in 1980. The U.S. Census Bureau estimates a drop in population by 52 persons between 1980 and 1988. Lapeer County, on the other hand, has shown consistent growth over the past 60 years and exceptional growth rates during the sixties and seventies. While burnside Township has grown by 36.2% since 1930, Lapeer County has grown by more than 160%. Accordingly, Burnside Township's estimated share of the total county population has decreased from 4.5% to 2.3% between 1930 and 1988. 8 �Table 1 Population Trends of Burnside Township and Lapeer County Burnside Township 1930 1940 1950 1960 1970 1980 1988* 1,263 1,235 1,227 1,322 1,506 1,772 1,720 % Township Increase -2.2 -0.6 7.7 13.9 17.7 -2.9 % of County Population 4.5 3.8 3.4 3.2 2.9 2.5 2.3 Lapeer Co. Population % County Increase 28,348 32,116 35,794 41,926 52,317 70,038 74,500 13.3 11.5 17.1 24.8 33.9 6.4 * Population estimate, non-census year Source: U.S. Bureau of the Census Table 2 provides data on recent growth trends of those communities in immediate proximity to Burnside Township. As can be seen, Burnside Township has followed a trend reflective of the immediate area within which it lies. Nearly all communities experienced considerable growth between 1970 and 1980 with Burnside Township's 17.7% growth being close to average in comparison. 9 �Table 2 Population Trends & Estimates of Adjacent Selected and Nearby Communities 1970-1980 1980 1970 Census Census Population Population Change ' Sanilac County Marlette Twp. Flynn Twp. Maple Valley Twp. Marlette, Village Brown City 3,564 828 895 1,706 1,142 Lapeer County Burnside Twp. Goodland Twp. Arcadia Twp. N.Branch Twp. Burlington Twp. N.Branch,Village Clifford,Village 1;506 1,261 1,666 2,277 1,423 932 472 2,029 963 1,009 1,761 1,158 -43.1 16.3 12.7 3.2 1.4 1,772 1,534 2,347 2,721 1,562 896 406 17.7 21.6 40.9 19.5 9.8 -3.9 -14.0 1988 Estimated Population 1980-1988 Estimated % Change 1,940 880 1,060 1,650 1,220 5.1 -6.3 1,720 1,490 -2.9 -4.4 -8.6 5.4 -2.9 2,440 4.0 2,850 1,530 870 380 4.7 -2.0 -2.9 -6.4 Similarly, nearly all communities experienced reduced on negative growth between 1980 and 1988 (accordingly to U.S. Bureau of Census, 1988 estimates) with Burnside Township's -2.9% growth, again, being close to average in comparison. POPULATION PROJECTIONS Estimating future population counts in the Township is critical in order to better determine the future land use needs of the community. Projecting the growth of a community's population over 10 �FIGURE 2 HISTORICAL and PROJECTED BURNSIDE TOWNSHIP POPULATION 2,100 , I I I I I 2,000 I I I I , HISTORICAL TRENDI I " ,,, ,. I I 1,900 ,,, I I I ,>' I I I I I , 1 1' RATIO TREND I I 1,800 / , • ,I ,' I, z 1,700 ' ... ... ... ... 0 ~ ..J :::, D. 0 D. .... ... ... CURRENT T~END ' ' , .. 1,600 1,500 1,400 " 1,300 U.S. CENSUS • U.S. CENSUS BUREAU ESTIMATE, 1988 • POPULATION PROJECTION 1,200 1950 1960 1970 1980 YEAR 1990 2000 2010 �a prescribed period of time is not an exact science. The multitude of unpredictable variables which can affect growth make any set of projections somewhat speculative. On the other hand, projections do provide valuable planning guidelines when based upon sound demographic principles. By using several projection techniques, one is able to generate a range of growth estimates and this is most useful. Figure 2 illustrates several population projections for Burnside Township. The current trend approach assumes the Township will continue to grow at a rate similar to that of the past ten years. The historical trend approach assumes the Township will grow at a rate reflective of the overall rate during the past 30 years. The ratio trend projection assumes the Township will continue to capture that portion of the county population which is reflective of recent trends and is based upon county projections prepared by the U.S. Census Bureau. These projections result in a range in population from 1,656 to 1,909 in year 2000 and from 1,607 to 2,082 in year 2010. EMPLOYMENT AND INCOME According to the 1980 U.S. Census, Township employment is heavily based within the agricultural related and manufacturing industries. This is somewhat to be expected as one travels throughout the Township and is surrounded by seemingly endless farms and open spaces and several concentrations of sand and gravel extraction operations. The manufacturing employment is reflective of the large industrial region within which the Township lies although industrial employment within the Township is limited. The fact that the 1980 U.S. Census reported the average travel time to work for Township residents of 32 minutes further suggests that most of the Township residents earn their income outside of the Township. The manufacturing industries, along with the agricultural, forestry, fisheries, and mining industries comprise nearly 62% of the Township employment. Nearly 60% of the employed Township residents are employed in one of three principal occupation area: operators, fabricators and laborers (25%), farming, forestry, and fishing (19%), and precision production, craft and repair (15%). The vast majority of paid works within the Township, 73%, receive their income from private parties or individuals while approximately 7% are either federal, state, or local government workers. The remaining 20% are self-employed. Estimated per capita income in 1979 was $5,140 and rose to $6,719 in 1987 (Bureau of Census). 11 �FIGURE 2 HISTORICAL and PROJECTED BURNSIDE TOWNSHIP POPULATION , 2,100 I I I I I 2,000 I I I HISTORICAL TREND I I ,I I I I I I I / / I 1,800 '/... I // ,/ I I I I / I I " / RATIO TREND " I I / I, z ... ... 1,700 Q ~ ··• ....·..,J:. -. ~ .... .... .... .... -----,""~ ~ -=·- ··· .... :) 0 0.. - .J . ; ..J 0.. / I I 1,900 • , I . .... .... CURRENT TREND 1,600 ... ..... 1,500 1,300 • U.S. CENSUS • U.S. CENSUS BUREAU ESTIMATE, 1988 • POPULATION PROJECTION 1,200 1950 1960 1970 1980 YEAR 1990 2000 2010 �COMMUNITY ATTITUDES The most unique element of Burnside Township is the residents. It · is the residents of the community which provide the vitality and soul that moves the community forward and instills the human character upon the physical landscape. It is for this reason, and the fact that a land use plan is intended to respond to the needs and aspirations of the community it addresses, that the identification of Burnside Township residents' attitudes toward land use issues is critical in the development of this plan. To facilitate this endeavor, all land owners within the Township were provided a questionnaire (see Appendix B) addressing various land use and land development issues within the Township. Of the questionnaires distributed, 193 questionnaires were collected resulting in a ___ % response rate. Such a response rate for a questionnaire of this nature is excellent and is a tribute to the awareness, concern, and interest of the Township residents toward their community. Below is a summary of the principal findings from the questionnaire: 1) The most important item which the respondents enjoy about living in the Township is the rural atmosphere. 2) The vast majority of the respondents do not care to see increased development within the Township. The support that does exist for development is geared toward nonresidential development as 20% to 30% of the respondents supported one or more of the following: 1) recreation facilities; 2) small scale shopping facilities; and 3) small industrial facilities. If residential growth is to occur, the respondents most strongly supported low intensive residential development such as single family homes. 3) The vast majority of respondents felt that if commercial development is to occur, it should be guided into one or several particular areas as opposed to all throughout the community. Conversely, the respondents were more divided as to whether residential development should be guided in the same manner. 4) The vast majority of the respondents believe the Township should try to protect special natural areas from development (swamps, flood plains, rivers, streams, woodlands, etc.). 5) Just over half of the respondents feel that agricultural lands within the Township are being threatened while the vast majority of respondents feel the preservation of 12 �prime agricultural lands should consideration in land development. be a primary 6) The vast majority of respondents believe the operation of gravel pits and similar extraction operations should be regulated by the Township. 7) 90% of the respondents feel the quality of life is good in the Township although: 1) 50% feel the area has become less tranquil; 2) 80% feel traffic levels have increased: and 3) 63% feel the roadway network is not in good condition. It is through an understanding of the Township's character, including the community attitudes as discussed above and the cultural and natural characteristics, that enables key Township land use needs and issues to be identified. LAND USE.AND HOUSING As Table 3 and Figure 3 illustrate, Burnside Township is nearly wholly agricultural in land use. Agriculture accounts for approximately 80% of all the land area within the Township and the remaining balance is principally composed of natural areas including wooded and wetland areas. The more intensive land uses within the Township, including residential,commercial, extractive, and institutional, comprise approximately 1½% of the total Township area. Table (Source: 3 LAND USE WITHIN BURNSIDE TOWNSHIP Michigan Department of Natural Resources) Land Use Acres Agriculture 27,968.23 Natural Areas 6,109.81 (forested, non-forested, wetlands) Extractive 233.00 Residential 169.42 Commercial 55.30 Institutional 52.34 Cemeteries 13.35 Water s.so Outdoor Recreation o.oo 13 -'80.79 17.64 0.67 0.49 0.16 0.15 0.04 0.02 o.oo �• • • MOtHGOMEnY no . • * ; V> 0 z -= . ..... . . -=---. D 0 - - -==-· ..... . BARNES RO . .................... ............. ...... . co- ~ z 1 __ V> n :,: 0 n ::::::::::::: ::::::: J----M_A_Y_N_ A_R.;.. O_R_, D_ . --.,-:-1 ~ iiiii:::::::: ::::::: D 0 ··~ ,..0 .. ?D .·~· ::::::::::::: ::::::: ; "'.rll ~ STILE S RD ,:l: . . i= ~ -~ D 0 0 . ·.=.. :l: ·=· 'D 0 BROOKS RO . * 90 l: )> ·--- D V> 1-:-:- C :: . m ~-... D D 0 • • BURNSIDE RO . =· • a, • • -~- :,: 1 ·- ·*· 901-,,.:,-.;..__ • lJ 0 ....,._....,.~----'"1"'\ _.__ _ _ __.__ _ _ _ _ BURNSIDE RO . .. ·-·= / ;a z 0 -< "'"' ; ~ - lJ . . • ' . , • t-=-- • . ' ,' ' .. o· ~ :=.- :l: z• -.-. .. Q, ...-<· ==· 0 0 .. • CD ll lJ ll .. - .... ll 0 •---;---' • -- , t .::;. WILCOX RO . MARTUS RO, ' * .... I ·== ' • n ::t C D n:,: -~ , ll 0 V> nJ: , • -•. ~. m ,..,)> - -= . lJ 0 n)> 0 m ll 0 _, -- . -== .-= .-::• FIGURE 3 BURNSIDE TOWNSHIP MASTER LAND USE PLAN EXISTING LAND USE and LAND COVER LANDPLAN - - - - - INCO~PORATEO - - - - - - - - - - - - LANO USE PLANNING o ZONING • RECREATION PLA NNING f'Q nnx 1111 ()l((MOS ~rn:1ur./\N•H1nn~, m111J111JO'.Ht1 • • • ~ AGRICULTURE / RESIDENTIAL IDI WETLANDS AGRICULTURE , P.A. 116 § SCRUBLANDS COMMERCIAL • WOODLANDS INDUSTRIAL IT I I*I EXTRACTIVE SCALE IN FEET PUBLIC / SEMI-PUBLIC 0 2,000 I 4,000 �A review of some of the more significant aspects of local land uses is provided. Agriculture Nearly all of the agricultural lands within Burnside Township are used as croplands, with the most common crops harvested being corn, wheat, and soybeans. The most significant portion of those lands not used for crops serve as permanent pasture and comprise about 3% of all agricultural lands. According to the U.S. Department of Agriculture, the vast portion of the Township is classified as prime agricultural lands. Commercial Nearly all commercial enterprises within the Township are situated along Burnside Road (M-90) or Van Dyke Road (M-53). These facilities are generally small in size and include such facilities as gas and convenience stores, motels, restaurants and bars, auto repair and sales, drive in theater, and farm equipment sales. Waste Disposal The Lapeer County Landfill, operated by the Sexton Corporation, was originally opened in 1976 and approximately 23 acres have been landfilled to date. The site is currently awaiting · approval by the Michigan Department of Natural Resources to expand the facility by an additional 25 acres. The expansion would extend the facilities lifetime by at least seven years. Landfilling would occur in sequential phases with each phase consisting of a cell covering four to six acres. The remaining acreage of this total 80 acre facility is to serve as buffer area. This facility is classified as a Type II facility (typical community trash and garbage) and is the only facility of its kind in the County. Residential development within the Township is restricted to those areas immediately adjacent to the roadway network. Platted subdivisions have yet to occur within the Township. This fact, along with the agricultural nature of the area and the predominance of large lots, tend to limit development of more interior lands and encourages strip development. Few lots within the Township are less than five acres in size while some of the larger parcels approach more than 225 acres in size. Average lot sizes probably range from 75 to 100 acres. The majority of the smaller residential lots are found in the extreme southern areas of the Township. According to the U.S. Census, there were 554 housing units within the Township in 1980, approximately 20% of which were renter occupied. The vast majority of those units (83%) were singlefamily detached structures. The balance of the units were comprised of multi-family units (7%) and mobile homes or trailers (10%). Nearly 75% of the multi-family units were located within two-unit structures. Approximately 8% of the housing units in 1980 were unoccupied. All of the uni ts within the Township were between one and three stories high. Approximately 45% of the housing units 14 �were constructed prior to 1940 and 28% were constructed between 1970 - and 1980. According - to Township records, approximately 72 residential building permits were approved from 1981 to June of 1990, half of which were for mobile homes. Some of these structures were not built as of June, 1990 and some were built to replace existing structures. UTILITIES Given the rural nature of Burnside Township, the most extensive utility service is that of electricity and is provided by Detroit Edison to all area of the Township. Conversely, except for a handful of structures which receive utility services from Brown City, all structures within the Township rely on non-public sources for potable water and sewage disposal. Approximately 95% of the housing units rely on septic fields or cesspools for sewage disposal while wells account for potable water supplies for all but a handful of units. CIRCULATION The road network of Burnside Township is generally limited to the Township section lines as is often the case in very rural communities. State highway route 53 serves as the backbone of the Township's roadway network as well as being the principal thoroughfare for those coming from the Detroit area and I-69 and heading toward the central and northern thumb area of the state. Though not as heavily traveled, state highway route 90 serves as the principal east-west thoroughfare as it crosses through the middle of the Township providing direct access to Brown City. These two principal thoroughfares are supported by a few paved county primary roads including Route 36 along the norther regions of the Township, Route 39 in the west-central portion of the Township, Route 44 along the southern boundary of the Township, and Route 4 in the southeast portion of the Township, the only paved County primary road providing north-south flow. All other roads within the Township are classified as local county roads and have a gravel surface. According to the Lapeer County Road Commission, 15 traffic levels �along all of the thoroughfares in the Township are generally low and there are currently no planned improvements to the roadway network in the near future. It is of interest to note, however, that the following roads have experienced the most increase in traffic over the past five years: 30% - 40% Increase - Brooks Rd. (from M-53 to Carson City) Gosline Rd. (from County Route 36 to Montgomery Rd.) Barnes Rd. (from M-53 to western Township boundary) Burnside Rd. (from M-53 to western Township boundary) More Than 40% Increase - Clear Lake Rd. (from M-53 to Summers Rd.) The Township is experiencing an increased safety threat, as well as congestion, in the southern portions of the Township due to the sand and gravel operations and resulting truck movement. There currently exists no passenger rail service within the Township, although Chesapeake and Ohio Railroad operates a freight line in the northeast region of the Township. 16 �Chapter Three NATURAL RESOURCES Possibly the greatest influence upon an area's appropriateness for a particular land use is the area's natural characteristics including such elements as soils, topography, and vegetation. These and other natural characteristics can present both opportunities and constraints toward selected land uses and can have profound effects upon land development feasibility and cost, agricultural value, environmental stability, and similar land use considerations. The following discussion reviews the principal natural resources of the Township. TOPOGRAPHY and WATER RESOURCES The majority of Burnside Township is comprised of nearly level to gently rolling land. Except for the northeast corner of the Township, the northern two thirds of the Township exhibit vast expanses of nearly level lands with slopes rarely exceeding 3%. However, as one moves through the southern third of the Township, the land reflects more of a rolling character. While nearly level lands may still dominate, slopes of 5% and more are far more prevalent and reach as high as 10% or more in the south central region of the Township (Figure 2). Elevations within the Township range from approximately 785 feet to 1,000 feet above sea level. The highest elevations are generally in the south central region of the Township while the lowest elevations are found in the far northeast corner of the Township. The majority of the Township falls within the 820-870 elevation range. Burnside Township is characterized by a multitude of small watercourses which act to carry runoff to other principal waterways which then carry the runoff beyond the Township limits. Except for Cedar Creek in the southwest corner of the Township,all of the principal waterways are open county drains and under the jurisdiction of the Lapeer County Drain Commissioner. Due to the network of secondary and principal waterways, the Township is ultimately drained by three or four key drainage courses. Cedar Creek and the Elm Creek Drain collect the majority of runoff within the western portion of the Township. These two waterways 17 �' ' ··-- /·"--=~·~ . . -.. I ... :, - ··•! ~ DRAIN ...._ .. , •·• ✓ 0 .., MONTG OMER Y AO, ' ~"!"rT_ _ _ _ _ _ _ _ _ _ s ..._R_ NE_,S,_Ro_. ---1-----_...'!" ,_ ,._ - ..... 1' - - . - ... 53 ; \ __ ,-- .. _( ' " ) -' ( ) 'r-' ,,, , ' ,~ . '-- J \ BUR NSIDE RD. - . .I - ~ ' ~:. ,--.\ _ j': J "',J ;i: z ··~• '\ ·•: -~ ., ,-~· , , .. . ' \ . _ U-~NSIDE RD. / 9o }--,,---;,r__.,... __ __,__...,.._ _\ _ _ _ _ _ _-+-( '9o >-------"'"'4 .. . _ !~ } ...... --- ~ l~:L::Y! I: ;·---~ l ~ ' ' I ( WEAVER,.) DRAIN "' J) ,. 0 ~ J) ' .-· _J ), \ ; / ' ~ - -,-_ ~ ~ -_ -_ ~ :;, -\·-- ~ - - -- - - z n ::. -< J) ~,"' - ..... __ _;- - -. '' --- :'' , 'I l ' ____ .. ' WILCOX RD ,I ' I I I ); ---, . ,' I ••: :.• llllr~:-"n'-ni,..,-"""-f----rtCll' • 1 • • • • • ~ . • • • ..' , , .. - • ' 1 • • 1 l l I . =••,1"' .. ---- \, \ \ I • ••• ; _,,," 1 1 • •• ri.. • • • I ••••• \ : ,,,' .I • \,-- .·.·. I •:,•:• ,' ' r"' ---' -, ' '..... _,, ... - - ... I ' I '-~ ' ··.....::-.·•:.· ' .. ' .·:........ .....:.... • • ' ~ '- , 1 (') ·••-;,• ·.·.:' :•.·. ::, :::·:::,1 .... . ..·...,•,. ·.::::" .·. •...... '• ' t I • ... ···::.: ~ ·.::. ,' ... ,CEDAR \ CREE K I 1 1 • - '• • • • • • • ~ /.,,,,:'', • : 1 • '' . ~-·.... , ".•• · · · ····'=··. :: .. ~... :... ....',, ..•: , .-- _, ...... •'•· I ,,,. 1 11 ' •,;:•·•• , '. 1• :•;1 ,t •,•:\ ._,, =••. ,' ' __ ,-- l : ....I ' ' . _· ! : ~: - _,,' .., -..,_ CL EA R LAK E RD. FIGURE 4 BURNSIDE TOWNSHIP MASTER LAND USE PLAN SOIL LIMITATIONS, WATER COURSES, and TOPOGRAPHY LIMITATIONS TOWARD SEPTIC FIELDS • l•/::·1 • MODERATE TOPOGRAPHY [Ill] AREAS EXHIBITING HIGH DEGREE OF GRADES NEARING 10 % OR GREATER MODERATELY SEVERE SE VERE AND EXTREMELY SEVERE SOURCE: L A PEER CO. DR AIN CO MMISSI O NER , LA PER CO. PUBLIC HEALTH DEP T., U.S. QUADR AN GLE M APS WATER COURSES LANDPLAN ,_, ,/ 11 COUNTY DRAIN LANO USE PLANNING 6 - - - - INCOAPQAATEO - - - - - - - - - PO BOX 747 o ZONING • RECR EATION PLANNING OKEMOS. MICHIGAN 4800S 1~171349,8370 SCALE IN FEET NATURAL I 4,000 �converge west of the Township where they form the Flint River which ultimately flows into the Saginaw River and Saginaw Bay. The majority of the eastern half and northern reaches of the Township are ultimately drained by the Weaver Drain and Peters Drain respectively, which converge in the northeast corner of the Township to form the Cass River Drain which also flows to the Saginaw River. There are numerous pockets of wetlands though limited in size. There are no natural lakes of any significant size within the Township although there do exist numerous small water bodies of five acres or less in size. GEOLOGY AND SOILS The bedrock geology of Burnside Township is nearly wholly sandstone. The far south portion of the Township exhibits pockets of shale as well. Depths to the bedrock vary from approximately 100 to 175 feet and generally increase in a northwestwardly direction across the Township. According to the U.S. Department of Agriculture, the vast majority of Burnside Township is characterized by soils of reasonable similarity in that the soils are somewhat to poorly drained and characterized by a loam type subsoil. The subsoil varies from sandy loam to silt loam to clay loam although the majority of the subsoils are sandy loam and clay loam. That area of the Township which reflects a significantly different soil characteristics is limited to the far southwestern and south central third of the Township. This area is characterized by moderately to well drained soils with a subsoil ranging from sandy loam to clay loam to sandy clay loam to loamy sand. The exception to this profile is the peat and muck soils which predominate along the Cedar Creek and Madison Drain corridors. Given the rural character of the Township, a review of the area soils is particularly relevant in relation to their contribution toward prime agricultural lands and ability to accommodate on site sewage disposal adequately ( septic fields) • Though the USDA considers a number of variables when determining prime agricultural lands, it is soil characteristics and topography which plays the strongest role in most situations including Burnside Township. According to the USDA, more than three quarters of the Township is considered prime agricultural land (Figure 3). Ultimate determination of a soil's ability to accommodate septic fields must be based upon on-site investigations. However, the Lapeer County Public Heal th Department has prepared maps which provide insight into the general soil capability patterns in the 18 �MONTGOMERY RD. BARNES RO . cl I STILES RO. SOMEWHAT POORLY AND POORLY D \ SANDY LOAM TO CLAY LOAM SUB BURNSIDE RD . LINCK ROY> MODERATELY WELL ORAi ED , 0 CLAY LOA.,/ SUB OIL Y"' /, ' FIGURE 5 BURNSIDE TOWNSHIP MASTER LAND USE PLAN GENERAL SOILS and PRIME AGRICULTURAL LAND LANDPLAN ----tNCOAPOAATCD GENERAL SOILS AGRICULTURAL LANDS A MCBRIDE-MARLETTE ASSOCIATION D B CAPAC-BLOUNT-KISSIE ASSOCIATION LLJ C BOYER-MONTCALM-MCBRIDE ASSOCIATION D E F ~ CARLISLE-LUPTON-TAWAS ASSOCIATION PRIME AGRICULTURAL LANDS NON-PRIME AGRICULTURAL LANDS SOURCE: U.S. DEPT . OF AGRICULTURE, SOIL CONSERVAT ION SERVICE FABIUS-WASEPI-MUSSEY-GILFORD ASSOCIATION CAPAC-BELDING-BROOKSTON ASSOCIATION SCALE IN FEET LAND USE PLANNING PO 80)( 747 o ZONING• RECREATION PLANNING OICEMQS. MICHIGAN '10805 1:5171 349 8370 0 2,000 4,000 �Township based upon USDA soil survey maps and are very useful in land use planning endeavors. The vast majority of the Township is c l assified as offering severe or extremely severe limitations toward the construction and operation of septic fields. Those regions where soils are more supportive of septic fields are concentrated within the southern regions of the Township. VEGETATION • The fact that so much of Burnside Township is devoted to agriculture precludes the existence of vast expanses of vegetative cover beyond that of agricultural fields and lawn areas around residences and other structures. As the Township is characterized by a limited degree of intensive development, that land that is not in agricultural use is of a predominantly open space character. Of a l l non-agricultural lands, nearly 92% consist of woodland, wetland, or open shrub land. • According to the Michigan Department of Natural Resources, al.most 10% of the Township is covered by forest lands, the vast majority o f which are deciduous in character. Nearly 7% of the Township is covered by herbaceous and shrub lands and less than 2% of the Township is comprised of wetlands. • As Figure 3 illustrates, the majority of these natural areas occur in the northern and southern thirds of the Township. The largest expanse of woodlands occurs along the Cedar Creek corridor and covers approximately 500 acres . • • • • • �• • Section Three • ESTABLISHING A FRAMEWORK • Bef ore a particular. strategy can be developed to guide Burnside Township into the future in respect to its land resources, a framework must be established which relates the current character of the Township with the direction considered most appropriate for the Township to follow into the future. This framework involves the identification of key land use issues and needs facing the community and the goals and objectives adopted by the Township to address these issues and needs • • • • • • �Chapter Four ANALYSIS and NEEDS ASSESSMENT Having developed a profile of the physical and cultural character of Burnside Township, it becomes possible to gain insight into the land use needs and issues facing the Township and the development of the Plan. The following summarizes these key land use issues. It should be noted that though this discussion addresses each particular issue, the issues are not necessarily inseparable but overlap and relate to one another in varying degrees. PRESERVATION of AGRICULTURAL LANDS Certainly, one of the most dominant issues which this Plan must address and provide for is the preservation of agricultural lands. A significan~ portion of the residents of Burnside Township rely on farming and related operations as their principal source of income and financial stability. Most successful farming operations require vast amounts of contiguous land masses and the loss of farmland parcels, even on a limited basis, can potentially threaten the viability of continued successful farming efforts by local families and operators. These agricultural lands are of great value not only to the farm owners but to the geographic region within which they operate for the food stuffs which these enterprise provide. It should be understood, however, that preservation of all agricultural lands within a community can be difficult depending upon local development and growth trends. It becomes critical then that preservation of agricultural lands within Burnside Township be viewed as one of many concerns of the Township, and addressing all concerns may require a degree of flexibility. The most important issue here is that if agricultural lands must be lost to accommodate other land uses, those agricultural lands considered prime or most productive be regarded with the highest of preservation concerns. 20 �PRESERVATION of RURAL CHARACTER and SPECIAL NATURAL RESOURCES The rural character of Burnside Township is a fundamental thread in the Township fabric and is highly valued, by the Township. Whether it is the way of life which is typically associated with a rural community, or the visual images which are often attributed to rural communities, or a combination of both and more, the rural character of the Township is the foundation for the quality of life desired by the residents. An element of the Township's rural character is its special natural resources including hillsides, woodlands, waterways, and bottomlands. Their value, both to the area residents, wildlife, and associated ecosystems, is considered a conservation must. A second and larger element of the rural character is the almost continuous stretches of landscape void of expansive parking lots, paving,concentrations of buildings and similar more urban characteristics. It is important to note here that vast agricultural acreage in a community does not, in it of itself, define a rural setting. Communities may be rural and contain no agricultural lands. The phrase "rural character" is more synonymous with the lack of intensive development than existence of agricultural lands. If growth and development is to occur within the Township, and the rural character is to be preserved and special natural resources conserved, specific and aggressive measures must be taken including, but not necessarily limited to; 1) limiting development to acceptable intensities; 2) adequate landscaping and buffering of more intensive land uses; and 3) locating development areas least apt to impinge on area wide rural character. 21 �PROVISION for EXPANSION of NON-RESIDENTIAL LAND USES There is clearly a significant portion of Burnside Township residents who wish to see increased non-residential growth such as commercial and industrial land uses. As discussed above, concern for preserving the rural character and agricultural lands of the area are priorities and must not be forgotten. Accordingly, the Plan must set the foundation for allowing such growth and development to occur in a healthy and appropriately timed fashion. The Township must recognize the economic and public benefits which non-residential development brings to the Township. Similarly, the Plan must provide the guidance to minimize the less-advantageous affects such development can have on a rural community. RESIDENTIAL GROWTH noted earlier, projecting population growth is less than an exact science. Yet, when viewed from within the proper perspective, population projections must be considered when planning for future land use.. Though the U.S. Census Bureau estimates a loss of SO residents in the Township between 1980 and 1988, the Township has generally experienced continual growth in the previous four or five decades. While the 1990 Census may reveal that growth in the Township slowed or even declined during the previous ten years, current conditions suggest that the Township is apt to continue to grow, rather than decline, in the coming ten years and beyond. The fact that Lapeer County is experiencing growth and current plans exist for the extension of M-53 northward form the Detroit area suggests that Burnside Township is more apt to experience residential growth in the future than not. Based upon an estimated increase in population from 1990 to 2000 of 1810 persons (approximate average of projections) or approximately 520 households ( 3. 5 persons per household), as discussed in Chapter Two, the additional residential acreage required is noted below: As Average Lot Size 1 Acre 2½ Acres 5 Acres Total Acres Required 520 1,300 2,600 22 �The Plan must provide for the identification of how this residential growth can best be located and incorporated within the Township in the most harmonious manner. PROVISION for SPECIAL LAND USES The recent controversy over plans for the County landfill's expansion and growing concern over the day to day operation of local sand and gravel extraction operations highlights the need for the Township to provide guidance in the location of and regulation of special land uses. The Township must recognize the economic benefit of the area sand and gravel resources to both the Township and extraction operators. Still, such activities can have a debilitating effect upon a community and nearby residential areas due to congestion, maintenance, and safety hazards along the roadway network, noise, dust, potential for permanent scarring of the landscape, and other effects. The Township must not lose sight of the fundamental issue however. The real issue is not necessarily the sand and gravel operations as they are only a symptom of the bigger problem; the lack of appropriate guidance and regulation of unique or special land uses including junkyards, auto service facilities, outdoor auto sales facilities, mobile home parks, and others. While the scope of this plan is not intended to identify detail~d regulatory programs for special land uses, it is intended to identify the existing need for such programs and establish the foundation for such programs. DEVELOPMENT SENSITIVE to NATURAL CONSTRAINTS To the degree that growth and land development occur in Burnside Township over the coming years, guidelines must be established to assure that such growth and development recognizes and respects the natural constraints present in the Township facing growth and development. Most critical of these constraints is the limitations 23 �presented by the soils in nearly all areas of the Township toward on-site sewage disposal.This condition presents direct ramifications upon the cost and intensity of development on a given site and the allowable intensity of development throughout regions of the Township. The Plan must provide guidance in correlating allowable development intensity with the natural constraints present. At the sam time, the Plan must recognize the potential for utilization of alternative waste disposal systems and their effect upon allowable development intensity. SEWAGE DISPOSAL, POTABLE WATER and PUBLIC HEALTH As noted above, Burnside Township is dominated by soils which present severe limitations to septic fields. To many, this condition may be viewed as a blessing as it will undoubtedly limit the intensity of development within the Township. However, this condition should not let the Township fall into a false sense of calm about on-site sewage disposal and public health. The Township should always maintain a level of concern and planning foresight for maintaining adequate sewage disposal and a reliable potable water supply. Contamination of groundwater is always a potential and heightened by septic fields on poor soils. · Accordingly, the Township must maintain a watchful eye on the degree of growth and development in the coming years and, if necessary, examine the feasibility of more advanced sewage disposal systems (lagoons, etc). Such systems require considerable monies and planning and should be studied long before an immediate crisis occurs. Similarly the Plan must address this issue through regulating the rate and intensity of development. 24 �Chapter Five LAND USE GOALS AND POLICIES Based upon the data previously -presented in this document, and the assessment of needs and issues presented in the previous chapter, the Burnside Township Planning Commission established a set of goals and planning policy statements to guide future land use in the Township in a manner responsive to the needs and concerns identified. Within this context, "goals" serve as end-products which the master land use plan is aimed at providing while the "planning policies" are the means to which these goals are reached. The benefit of these policies is considerable and reaches beyond their ability to support a desired goal or product. adopted policies aid the public in understanding the intent of master land use plan, instill efficiency in decision-making ensure consistency of criteria and guidelines used as a basis decision-making. far The the and for These goals and policy statements form the rationale and basis of the proposed master land use plan for Burnside Township. Careful analysis of the physical and cultural characteristics of the Township and the application of these development principles will result in an understandable and defensible land use plan. BURNSIDE TOWNSHIP MASTER LAND USE PLAN To provide a land use plan that is flexible, reasonable and adequate to meet the needs and desires of Township residents and to insure the continued health, safety, and general welfare of the Township and its residents. Planning Policies 1. Burnside Township will adopt a master land use plan, indicating areas into which general land uses should be directed. The purpose of such a plan is to guide the decisions of the Planning Commission and Township Board on matters of growth, development and land usage. 25 �2. The Burnside Township Ordinances shall be continually reviewed and revised in light of an adopted master land use plan, and any subsequent changes to the plan, to reflect the proposals contained in the plan and enforce its land use policies. LAND USE/GROWTH MANAGEMENT Goal To provide for an appropriately balanced pattern of both residential and non-residential land uses in a fashion which will maintain the strong rural character and quality of the life environment in Burnside Township and be capable of meeting present and future community needs in an efficient, economical and environmentally practical fashion. Planning Policies 1. Encourage natural, heal thy growth in Burnside Township; growth that consists of orderly, planned development which protects against incompatible land uses. 2. Growth should be regulated as to its rate and intensity through specific districts, consistent with predetermined, desired characteristics. 3. The location and intensity of future development must respond to the natural and cultural constraints present, including the lack of public sewer and water facilities and limiting ability of soils to accommodate septic fields. 4. Growth should be managed to the extent that it is a function of overall carrying capacity, not only of the physical (land) resource, but also including elements of public costs and the provision of public roads, services and utilities. 5. Development shall be orderly, to reduce the energy and cost inefficiencies of discontinuous development patterns. Unmanaged sprawl and "leapfrog" development indicate an unplanned, inefficient approach to land use and should be prevented. AGRICULTURE Goal Preservation of the agricultural industry in Burnside Township must be pursued as this industry provides a foundation upon which the Township relies for economic and social welfare. 26 �Planning Policies 1. Preserve for agricultural use those lands in Burnside Township that are best suited for agricultural use. 2. Limit the development of non-agricultural uses on designated agricultural soils. Such development impairs efficient agricultural practices, removes forever the best agricultural fields from production, and could result in future conflicts between rural homeowners and farmers. 3. Limit the extension of utilities or other public improvements into designated agricultural areas that are not compatible with an agricultural-use district or that would otherwise jeopardize the integrity of these districts. 4. Identify those active agricultural areas which, by virtue of their relationship to parcels currently undergoing development or designated for low intensity development, could be best utilized as "transitional" or "holding" districts, providing options for accommodating growth and yet implementing the other policies suggested herein. THE NATURAL ENVIRONMENT The natural environment is of paramount importance to the residents of Burnside Township due to the many ways it shapes the health, safety, and welfare of the Township and must be preserved to the greatest degree feasible. Planning Policies 1. Woodlands, marshy areas and wetlands provide important resource functions, including the storage of flood waters, replenishment of the ground water supply, and provision of habitat and cover for a variety of wildlife species. The protection of these resources from disruption and destruction, to the greatest extent possible, is critical. 2. Development along water courses and in flood plains will be carefully regulated in order to protect unwary land purchasers, as well as the general public, from development practices which may cause pollution of waters, or compound potential flooding, or generally increase the threat of harm to property, individuals, and the Township. 27 �3. The natural environment fully supports the rural character of the Township which residents hold so dear and those most visible natural environmental elements should be preserved accordingly. RESIDENTIAL DEVELOPMENT Burnside Township desires to encourage adequate housing for all segments of the population in a healthful, safe, convenient and attractive living environment. Planning Policies 1. Provide a balanced range of housing types to accommodate a range of income and age groups, household sizes, location and style preference. 2. Residential development should reflect land capabilities, both in location and site development. 3. Future "group housing," be it as mobile home parks, multiple family development or even single family subdivisions, will be carefully regulated so as to blend with the existing low intensity character of the community or the character of a given area. 4. Future subdivisions will be encouraged as a unified approach to residential land use where feasible; however, such subdivisions should be located adjacent to existing areas of similar development or where residential growth will logically occur if the carrying capacity of the land permits. 5. Encourage the adoption of subdivision regulations to guide the quality of new residential development in Burnside Township. 6. Discourage extensive "strip" residential development along roadways in the township. Such development is an inefficient use of land which often commits the future use of road frontage to shallow lots, increases vehicular congestion and safety hazards, and inhibits access to interior portions of larger acreage. 28 �7. Protect residential areas from activities excessive noise, dirt; odors or traffic. that produce 8. Residential development shall be guided so as to minimize public utility costs and maximize anticipated and constructed public facilities. NON-RESIDENTIAL DEVELOPMENT To provide opportunities for limited commercial, industrial and other forms of non-residential land use in a manner which reflects sensitivity to surrounding land uses, the natural environment, and particular site characteristics. Planning Policies 1. Encourage the development of selected, non-residential development to the extent that it addresses needs of the Township without substantially sacrificing the existing character of the Township or intended character of the site. 2. Recognize that "strip" commercial development (commercial facilities that may evolve in an unplanned fashion, usually in a narrow configuration along major roadways) is not in the best interest of public health, safety and welfare, as it may result in numerous curb cuts along the roadway ( promoting confusion over turning movements, safety hazards, congestion), and conflicts with adjoining residential areas. 3. Discourage the introduction of new commercial areas which, by their location and method of development, may encourage the creation of new "strip" commercial zones. 4. All non-residential development within the township shall be of such a nature that the natural environment is free from the hazards of toxic wastes and other environmentaily unsafe products and elements possibly associated with non-residential development. S. Establish locations and measures to ensure the incorporation of special or unique land uses within the Township in a manner which protects the health, safety and welfare of the community and minimizes day to day disturbances to the community. Such measures shall address industrial land uses including mineral and related extraction operations. · 29 �PUBLIC SERVICES AND FACILITIES To provide public services and facilities in the most efficient manner possible to meet existing and future needs of township residents. Planning Policies 1. Recognize that public services and facilities should be sensitive to the needs of township residents and, therefore, be expanded or revised when necessary to more effectively serve local residents. 2. Where possible, public services should be coordinated on a cooperative basis between Burnside Township and adjacent units of government. 3. Recognize the need for long-range planning to ensure safe, high quality potable water, protection of surface water quality and safe disposal of residential, commercial, and industrial sewage. Promote the use of stringent controls over on-site wastewater disposal through tile fields and septic tanks and the utilization of alternative facilities where necessary to accomplish the above mentioned water quality goals. 4. Recognize the need for continued long-range planning to meet solid waste disposal needs, an issue that should be approached on a regional basis with no individual community necessarily bearing the full burden of waste disposal. COMMUNITY AESTHETICS To guide all physical growth or development in Burnside Township in such a manner to ensure a pleasant, attractive and desirable community in which to live, work and play. 30 �Planning Policies 1. Encourage all non-residential establishments to maintain a visual appearance that contributes in a positive manner to the image of their surroundings and the community as a whole. 2. Efforts should be made by the township to preserve and protect those areas of scenic significance and the natural beauty of the community. �( ( Section Four DEVELOPIN_G THE FUTURE ·c C The principal land use issues and needs of Burnside Township have been identified as have the goals and planning policies to address these issues and needs. The final step in the development of this master land use plan is the use of the goals and planning policies to arrive at a practical strategy for land use within the Township and the identification of alternative methods to implement the strategy. ( , C 31 C �Chapter Six A STRATEGY FOR FUTURE LAND USE The strategy for future land use presented in the following pages evolved as a result of the elements and issues previously reviewed and discussed including: 1) physical and social Township characteristics; 2) community trends; 3) community needs, concerns, and attitudes; and 4) adopted land use planning goals and policies. The overall direction of the strategy is to provide the opportunity for healthy residential and non-residential growth within the Township while preserving agricultural lands to the greatest degree feasible and maintaining the overall rural character of the area. The strategy consists of three principal elements which are intended to operate in an integrated fashion and thereby provide a comprehensive approach toward planning for the community's future well being. These three elements include the Land Use Zones Plan, Transportation Plan and the Public Utilities Plan. LAND USE ZONES PLAN The Land Use Zones Plan involves the establishment of six ( 6) principal land use categories within which the Township is divided into. Each land use category, or district, delineates the primary land use or uses intended to occupy that zone. The following pages describe each of these land use zones including their intent and location rational and are accompanied by a graphic illustration of the strategy ( Figure 5) • The determination of the district locations is based upon various practical considerations specific to each district. Throughout the development of the Land Use Plan, the intent of the district locations is to address these considerations to the greatest extent feasible. Two points should be kept in mind as one reviews the land use zone descriptions and boundaries. First, it is not the intent of this plan to suggest that existing land uses which do not comply with the intent of the zone they are currently situated in (Figure 6) are in jeopardy of continuing their current operations. While the location of some of these "non-conforming" uses may not be in the best interest of the Township, the Township is sensitive to the resources invested in those facilities. This sensitivity does not, however, preclude the Township from establishing regulations 32 �addressing the expansion, reconstruction, or other activities which may act to extend the lffetime of these less than desireably located land uses. Second, the zone boundaries illustrated (Figure 6) are purposeful and based upon a number of considerations, as noted in the following pages. This plan is, none-the-less, intended to be flexible and those boundaries are not necessarily etched in stone. However, the Township will generally not consider exceptions to these boundaries unless among other considerations, the proposed exception ( s) involve parcels in the immediate proximity to the boundary under question and the proposed land use is considered compatible with the surrounding area. AG RI CULTURAL ZONE INTENT: Agriculture is the foundation upon which the general welfare of Burnside Township rests including economic, social and environmental well being. The AGRICULTURAL ZONE is intended to recognize, preserve, and protect those agricultural areas considered most valuable toward supporting the agricultural stability of the Township. Introduction of other land uses within this zone could pose considerable threat to the agricultural productivity and stability of the individual parcels, and the community in general, and as such are deemed generally inappropriate. LOCATION CONSIDERATIONS: Principle considerations in the location of the AGRICULTURAL ZONE include: 1) 2) 3) 4) Protection of prime agricultural lands Encompass active crop and pasture lands Encompass lands within the P.A. 116 program Encompass parcel sizes more compatible with successful farming operations and overall production The AGRICULTURAL ZONE recognizes the fact that, generally, successful farming increases with the size of parcels farmed. Accordingly, parcels within the Township which reflect the location considerations noted above but are of limited acreage are not included within the AGRICULTURAL ZONE. The vast majority of the Township is contained within the AGRICULTURAL ZONE although the majority of land in this zone is in the central and northern regions of the Township. RURAL-RESIDENTIAL ZONE INTENT: The intent of the RURAL-RESIDENTIAL ZONE is to provide the opportunity for residential growth and development of a more rural character than that typically associated with urbanized areas and associated residential subdivisions and similarly, without the 33 �reliance on public sewer and water facilities. Further, that this opportunity be provided in a manner which does not conflict with the principle agricultural areas of the community. This zone responds to the Township's desire to provide housing opportunities to individuals and families unable or uninterested in pursuing commercial farming endeavors yet wish to reside on lots more reflective of a rural community. However, the intent of this zone is not to prohibit existing farming activities. Further, new future farming activities will be allowed in this zone, but shall be operated in a manner which minimizes conflict with nearby residential development. Maximum development densities within this zone will ultimately be based upon on-site sewage disposal requirements and other natural conditions which may be present. The intent of this zone is to minimize potential traffic congestion and safety hazards by limiting strip residential development along section roadways and encourage non-road frontage development. LOCATION CONSIDERATIONS: Principle considerations in the location of the RURAL-RESIDENTIAL ZONE include: 1) 2) 3) 4) 5) Minimize threat to prime agricultural lands Be relatively economical to develop Be protected from traffic and incompatible land uses Minimize environmental limitations toward on-site sewage disposal Allow for a range of residential densities This zone is principally located in the south central region of the Township. However, also included within this zone are all residential or agricultural lots ten (10) acres in size or less. Numerous sand and gravel extraction operations currently exist within the RURAL-RESIDENTIAL ZONE. This land use must be recognized as a temporary condition in that such a use can only exist as long as the mineral resources are present and accessible within the framework of applicable ordinances and statutes. Use of sand and gravel pits for residential development, upon termination of the extraction operation, is common and such developments can be highly marketable. URBAN-RESIDENTIAL INTENT: The URBAN-RESIDENTIAL ZONE is intended to provide housing opportunities of a more urban character in respect to development densities as well as, on a more limited basis, commercial services to meet the needs of the immediate area. Such development is feasible only to the extent that public utilities are available. The intent of the Plan is not to currently encourage the provision of public utilities to this zone but to designate that area of the 34 �Township most appropriate to absorb such infrastructure improvements and residential development should the need or opportunity for urban housing alternatives arise. LOCATION CONSIDERATIONS: Principle considerations in the location . of the URBAN-RESIDENTIAL ZONE include: 1) 2) 3) Nearby to existing or anticipated public utility systems Nearby to primary transportation corridors Convenient location to basic services The URBAN-RESIDENTIAL ZONE is situated along the western bounds of Brown City. COMMERCIAL INTENT: The intent of the COMMERCIAL ZONE is to provide an opportunity for commercial services and development within the Township while minimizing the potential for disruption of the current Township character. The COMMERCIAL ZONE provides the opportunity for redevelopment of existing commercial areas as well as expansion of existing and new commercial facilities. The principal commercial development anticipated to occur within the Township is typically referred to as "neighborhood services" and typically provide convenience items and personal services such as hardware stores, gas stations, small grocery stores, and similar establishments. It can be assumed that local needs for commercial facilities offering expanded selections of goods, particularly durable goods or goods typically associated with major department stores, can best be addressed by current and future commercial development in nearby urban areas including Flint, Lapeer, and Imlay City. LOCATION CONSIDERATIONS: Principle considerations in the location of the COMMERCIAL ZONE include: 1) 2) 3) 4) 5) Adjacency to adequate roadway infrastructure. Adjoin principal traffic flows. Minimize threat to agricultural lands and special environmental areas. Conveniently located to population centers. Recognize existing and anticipated land use patterns to minimize incompatible circumstances. The COMMERCIAL ZONE is situated in the area Burnside Road intersection. of the M-53 and COMMERCIAL -INDUSTRIAL ZONE INTENT: The intent of the COMMERICAL - INDUSTRIAL ZONE is to recognize that area of the Township which is presently 35 �characterized by a mixture of commercial and industrial land uses ( as wel 1 as agricultural) and provide the opportunity for this existing land use pattern to continue in a reasonably compact fashion. This area has exhibited a mixed land use pattern for some time and clearly reflects a manufacturing and service area character. Because of this area's existing character, adjacency to important transporations corridors (which commercial and industrial facilities rely on), and limited residential development, the plan recommends this area continue to absorb commercial and/or industrial growth as the need may arise. However, the plan also recommends the establishment of regulations to insure proper buffer zones and safeguards to minimize potential negative impacts between adjacent land uses. PARK and OPEN SPACE ZONE INTENT: The intent of the PARK and OPEN SPACE ZONE is twofold; 1) to protect those natural resources within the Township which have particular environmental value to the Township due to the role these resources play toward maintaining the welfare of the Township and 2) to provide opportunities for public recreation facilities and programs. "To protect" refers to the limiting of development within this zone which is apt to adversely effect the environmental resources contained within. By the act of limiting development within this zone, and the natural characteristics of these land areas, lands contained within are particularly suitable for passive recreation facilities. LOCATION CONSIDERATIONS: Principle considerations in the location of the PARK and OPEN SPACE ZONE include: 1) Wetland areas 2) Expanses of woodlands 3) Flood prone areas 4) Natural water courses 5) Proximity to existing or potential population centers At present the PARK and OPEN SPACE ZONE consists of privately owned lands in the area of Cedar Creek and nearby woodlands and wetlands as well as several other land areas toward the central and northern regions of the Township. This fact raises an important issue; the Township owns no lands currently programmed for or proposed to be programmed for recreation use. Traditional recreation standards recommend ten acres of parkland for every 1,000 population. This would equate to approximately 20 acres of parkland to serve the current population of Burnside Township and provide basic recreation facilities including playgrounds. While the survey revealed support for increased recreation opportunities within the Township, this support was not reflected by the majority of respondents. 36 �!~ _/, , I ) AGRICULTURE \ .\ I I "'--- STILES RD . '\( /\ -·-, ·---~--~ ...._____.___ - - -~ - ( 90 ~ I V ----.__ - - - - / l! ••• ···c, \ ··, < \ BROOKS RD. ' ;c J> D V, I I J: D "' l 90 \ ' ~ 39 \ .......... __. ....... BURNSIDE RD. '~--- ,_ fGRICULTURE / JP, and j ~ . -...../ \ RK / LiJ D I \ ,111RTUS RD - LINCK RO . ;c ;c m ll .I (.· < 9 ~ WILCOX RD ~ V> D 0 ,go )_,,--_ _ ____ I D 0 ~P.1E URBAN-fs10ENTIA7' \i m V, C OPEN 90 _ _ _ _ _. . . . __ _ _ _ _ e u R_N SI_D E _RD. _ _ coMMI Rc1AL _, AGRICULTURAL -• / -• ~D- ~ ~ ..llllliliiillii-!R EANVILLE RO . I J> (") " V, ' (") 0 ll z m ll AGRICULTURE ) RURAL-RESIDENTIAL - I WILLIS RD. ' \ 0 PAR~ and OPEN SPACE m J> z ll "' ! \ I ~·~·--------~-,,.---------1• ------... L:LtAH . AKt HU . i-.-) __________, FIGURE 6 BURNSIDE TOWNSHIP MASTER LAND USE PLAN LAND USE ZONES LANDPLAN _ _ - - INCOFIPOFIATEO------ SCALE IN FEE T LANO USE PLANNING PQ 80)( 7,t7 o ZONING • RECREATION PLANNING Ql((MQS M1CM1GAN40005 15171J'49 ,8J70 I 4,00 0 �It is critical that the Township maintain a close watch on the recreation needs and attitudes of the community. While private recreation facilities may meet some of the future recreation needs of the community, such facilities are not accessible to all. The Township must take responsibility for assuring basic recreation needs of the community are met. Sound recreation planning begins before conditions become extreme and drastic inadequacies arise. As the Township grows, so should the community's commitment to assuring adequate parkland and programs, appropriately located, for the individuals and families of the area. TRANSPORTATION PLAN Land use is intrinsically related to circulation and, in particular, vehicular access. The automobile plays a dominant role in our society today. Industrial facilities require adequate roadways to accommodate the relatively high volumes of traffic requiring access to such facilities, and residential neighborhoods require adequate roadways to facilitate the day to day patterns of area household. In addition, all land parcels require adequate roadways to facilitate emergency services. With this in mind, it becomes imperative that the Township's circulation system meet the land use needs of the community today, tomorrow, and into the future. Similarly, it is imperative that land uses are not introduced within the Township unless an adequate circulation system exists (or is anticipated, depending upon the circumstance) to meet the apparent land use needs. Assuming that the proper balance between roadway infrastructures and land use needs can come about only through a specific plan. As part of the Burnside Township Master Land Use Plan, the following actions are established to form the transportation plan: Action #1 CONTINUAL MONITORING and PLANNING The Township shall continually monitor traffic flows and roadway conditions to identify existing and potential conflict areas. The intent of this action is to enable the Township to identify existing and anticipated circulation conflicts so as to plan for their solution before circumstances become extreme, hazardous, or generally in conflict with the health, safety and welfare of the community. 37 �Action #2 PRIORITIZED IMPROVEMENTS Improvements to the roadway network shall be based upon an orderly and prioritized approach. Improvements shall be based upon substantiated data highlighting the need for such improvements and priority shall be given to those improvements addressing immediate hazardous conditions and/or increasingly hazardous circumstances where high or increasing traffic flows are present. Action #3 COMMUNICATION and COOPERATION The Township shall regularly communicate with the Lapeer County Road Commission to assure that each of these governmental units is aware of current efforts, concerns, and needs held by each other and that improvements are planned in an organized and cooperative fashion. This communication and cooperative approach shall be extended to all area municipalities with the understanding that poor roadway conditions and resulting improvements can have regional ramifications and must, therefore, be planned collectively. Action #4 SITE IMPROVEMENTS As land is developed for commercial, industrial, and residential purposes, traffic flows in the area of these increases as do the demands on the local roadway network. The increased traffic flows and demands upon the roadway network can create localized hazardous and congested conditions due to vehicles accessing and exiting facilities and neighborhoods. The Township shall examine proposed land development projects in relation to its effect upon adjoining roadways including conflicting or inappropriate traffic turning patterns, congestion due to limited road width or lanes, inappropriately positioned driveways, and related concerns. PUBLIC UTILITIES PLAN At present, public sewer or water service does not exist in Burnside Township. Further, the general soil characteristics in the area are not particularly supportive of septic fields for sewage disposal. Many would consider these features to be an asset of the community. The soil characteristics and lack of public services act, to a degree, to preserve the rural character of the area by limiting intensive development. However, it is the same features which put Burnside Township in a potentially vulnerable position in terms of adequate sewage 38 �disposal and potable water supply. Improperly designed and constructed septic systems, over-intensive development of residential areas, and unmonitored and mismanaged earthmoving and excavation operations can have potentially disastrous effects upon a community's potable water supply and general health, safety and welfare. Health permits must be approved by the Lapeer County health Department before land parcels can be developed within the township. It is the responsibility of the health department to assure safe and adequate on-site sewage disposal and potable water systems are designed and constructed for properties to be developed. The Township should encourage open lines of communication with the health department for advisory purposes and the exchange of pertinent information regarding proposed projects, adequate water and sewer facilities, effects of land development projects upon nearby septic fields and potable water sources, and any other issues which may be deemed pertinent in the review of proposed projects. The development of public sewer and water services requires substantial time and financial resources including feasibility studies, design, and construction. Though these services may not be necessary at present or in the foreseeable future, the Township recognizes the fact that, like all other communities, a situation may arise where the provision of these services to a particular area of the community may become essential. Accordingly, the Township shall monitor development trends and their effect upon potable water quality, on-site sewage dis9osal, and related issues. This monitoring activity, with the assistance of the county health department, should help to minimize emergency large-scale water and sewage disposal circumstances and maximize the community's ability to properly plan for public services if and when the need arises. Any plans for increased public services should recognize existing sources of sewer and water services in the region and the potential to tap into these existing infrastructures. 39 �Chapter Seven IMPLEMENTATION The overall intent of this master plan is to identify and develop the most appropriate land use strategies for meeting the land use needs of the township in a manner which supports the health, safety and welfare of the current and future township residents. These strategies are embodied within this plan, both graphically and in text. However, without the implementation of these strategies, this master land use plan becomes nothing more than a document upon a shelf. A master land use plan is a statement of policy and is ineffective unless acted upon. There are a number of avenues which the township can follow to implement this land use plan. Before implementation can occur, it is critical the appropriate township governmental bodies recognize, support and adopt this master land use plan. According to current Michigan statutes, once this plan is adopted by the Planning Commission, it is considered official and used by the Commission as a guide for future planning and resolving of conflicts. It is the Township Board, however, that has the actual authority and power to implement the master land use plan thLough the passage of ordinances, decisions on zoning and rezoning permits, and expenditure of public funds. As such, it is critical for the Board to review and officially adopt the master plan as well. Upon adoption of the plan by both township bodies, implementation activities can be initiated. LAND USE CONTROLS There are a variety of techniques available to assist in implementing an adopted land use plan. The most important of these techniques involves legal land use control ordinances and programs of which zoning is a part of. ZONING Zoning is certainly the most effective manner of implementing the township master land use plan. In 1943, the State of Michigan passed the Township Zoning Act (P.A. 184 of 1943, as amended) which vests the legislative authority to enact or amend a zoning ordinance within the Township Board. 40 �The Michigan Acts include a statement defining the purpose of zoning, a portion of which reads as follows: " . • . to meet the needs . • . for food, fiber, energy, and other natural resources, places of residence, recreation, trade, and service . . . to assure that the use of land (is) situated in appropriate locations and relationships; to limit the inappropriate overcrowding of land and congestion of population . to facilitate adequate and efficient provision for transportation systems, sewage disposal, water, energy, education, recreation, and other public service and facility 11 requirements . . The Zoning Ordinance is based upon and reflects the policies contained in the Master Land Use Plan. In meeting this end, a zoning ordinance typically prescribes and controls the use of land through the establishment of land use zones. Each zone is based upon various land development characteristics including lot sizes, development intensity, building uses, and building locations, heights, and bulk. Though the Burnside Township currently has a zoning ordinance in effect, this ordinance should be revised and updated to reflect the policies of the Master Land Use Plan and current conditions and trends within the Township. In fact, zoning ordinances are intended to serve for approximately five-year periods before being completely reviewed and revised in accordance with evolving conditions within the township. Aspects of the zoning ordinance can be revised at any time, however, based upon legally pre~cribed procedures. SUBDIVISION CONTROL ORDINANCE A township may enact a Subdivision Ordinance through the authority of the Subdivision Control Act, P.A. 288 of 1967. The Subdivision Control Act permits townships and other municipalities to enact ordinances with the intent of controlling the properness and degree of land subdividing and improvement to the land, including sanitary sewer, water supply and streets. FARMLAND and OPEN SPACE PRESERVATION PROGRAM Another local method of land use control with an emphasis on the environment is the Farmland and Open Space Preservation Program established by Act 116 of 1976. As noted earlier, much of the Township is already covered by this program. The Act under which this program is administered was originally designed to alleviate 41 �the rapid conversion of agricultural land within the state to more intensive uses which were taking place at the time. The Act also provided for the preservation of privately owned open space land. The Act defines open space land as land that conserves natural or scenic resources, enhances recreational opportunities, preserves historic sites and idle potential farmland of not less than 40 acres in size. Act 116 enables individual land owners of such open space land to enter into a development rights easement with the unit of government in whose jurisdiction the property is located. The easement is designed to ensure that the land remains in a particular use for an agreed-upon minimum period of ten years. The easement may be perpetual. In return for the restrictive covenant, the land owner is entitled to certain property tax benefits. To enroll in the program, the property owner must file an application with the township. Upon approval, the township prepares an appropriate easement which, after signing by the land owner, is subsequently recorded with the register of deeds of the country. Property owners should become familiar with all conditions associated with such an easement before entering into an agreement. MICHIGAN WETLANDS PROTECTION ACT The Michigan Wetland Protection Act (Act 203) of 1979 was passed to regulated activities in Michigan wetlands. No dredging, filling or construction can take place in wetland areas without a permit from the Michigan Department of Natural Resources. Wetland under the Act is land "characterized by the presence of water of a frequency and duration sufficient to support and that, under normal conditions, does support wetland vegetation." The Michigan statute applies to all wetlands contiguous to inland lakes, ponds, streams and rivers. They also include the wetlands of five acres or more in size that are not contiguous to surface water bodies and located in counties with populations of 100,000 or more. Noncontiguous wetlands cannot be regulated in a county of less than 100,000 population unless a wetland inventory is completed. Act 203 was designed to protect rather than preserve wetland, and controls provided for by the Act serve to regulate wetland alteration. Regulatory objectives of the Michigan statute include the protection of wildlife habitats, duck nesting areas, aquifer recharge areas, and the function of wetlands as nutrient and sediment traps for the protection of lakes and streams. The Act's regulatory program is designed to prohibit or control by permit all fill, excavation and structural development in wetlands. 42 �PURCHASE OF PROPERTY The greatest single action a township can take to guide land use is through the purchase of private property. In this fashion, the township can control the type of development to occur should the township sell a given parcel and, in the same fashion, preserve areas for open space and nondevelopment. Unfortunately, this option can be quite expensive and cost prohibitive. LOCAL GOVERNMENT PROGRAMS Constant references to this Master Land Use Plan by Township staff when making decisions and resolving conflicts is a more passive, yet very effective manner of implementing the plan. This plan must be used as a tool of reference and valued for the insight it provides. Realizing this plan's value and its utilitarian quality for local planning efforts is the easiest method of implementation. On a local and more active level is the development and utilization of a Capital Improvements Program. In essence, the program is a budget for municipal expenditures extending five years or so into the future. Using this document and the Master Land Use Plan, the Township Board may gain insight into its financial needs over the coming years and areas where public funds might best be spent. Within the framework of local government planning, it is critical that Burnside Township work closely with all other local municipal governments in a cooperative manner so that each municipality might better reach its land use goals and support one another through their individual and mutual planning efforts. CITIZEN INVOLVEMENT This Master Land Use Plan has been developed specifically for Burnside Township and though it may be adopted by both the Township Planning Commission and the Burnside Township Board, it will never be fully effective if not backed by the local public with their support and involvement. It is the residents of Burnside Township who will make it, in large part, such a unique township and their participation in the planning process is critical and should always be encouraged. Accordingly, all pertinent planning data available 43 �to the Planning Commission and Township Board should be available to the general public as well so that they may be well informed an capable of providing valuable input into the planning process based upon actual information. Similarly, the Township should utilize all facets of communication including newspapers and radio to notify residents of particular issues and provide factual insight into these issues. Finally, well orchestrated opportunities must be established for the public to voice their concerns, attitudes and insights into and about the issues facing Burnside Township today, tomorrow and the future. 44 �BURNSIDE TOWNSHIP MASTER LAND USE PLAN Landowner Questionnaire Results (Rounded to nearest percent) 1. Please check the two most important things which you enjoy about living in Burnside Township. Particular characteristics of your home and property 32% Relatively low taxes 8% 45% 2% 12% 1% 2. Rural atmosphere Employment opportunities within the Township School system Other Please check those things which you would like to see more of within Burnside Township. 20% Recreation facilities 20% Shopping facilities development) a small scale (no malls or similar large Shopping facilities of a larger scale, such as malls 9% 16% Restaurants 29% Small industrial facilities which might provide increased employment opportunities Residential growth 7% 3. of Non-residential land development is most often attracted to major thoroughfares. If increased development is to occur along M-53 and M-90, how should this development be guided? (Check one please) a. 71% Development should be guided toward one or several key intersections b. 29% Development should be allowed to occur all along these thoroughfares Please check the response which most closely describes your feelings toward the following statements. Unsure 4. The Township should try to 87\ protect special natural areas from development (swamps, floodplains, rivers and streams, woodlands, etc.) s. Commercial facilities should be allowed to locate within the Township as they wish. 6. Residential growth in the Township should be guided into one or several primary areas instead of being allowed to occur throughout all areas of the Township. Disagree 7% 6% 13\ 14' 73% 45\ 19% 36% �Disagree Unsure 7. I prefer to drive 30 miles or more to do my shopping rather than increase shopping facilities within the Township and possibly threaten the current Township atmosphere. 51\ 17\ 32\ 8. If land development is to increase within the Township, it should be allowed to do so in a random pattern. 26\ 20\ 53\ 9. 15\ Gravel pits and similar extraction operations should be allowed to operate within the Township without interference by the Township in regard to location, operation practices, etc. 16\ 69\ 10. 85\ Where feasible, prime agricultural lands should be protected from land development. 8\ 7\ 11. How do you feel about living in the Burnside Township? Unsure a. Quality of life is good? b. Shopping facilities are adequate and convenient? c. The area has generally become less tranquil? d. Roadway network is in good condition? e. Agricultural lands are being threatened? f. Additional roads are not needed? g. Traffic levels are increasing? 12. By law, a community must allow for housing types of all kinds. Which of the following housing styles do you feel the Township should allow for more of? (Check as many as you wish) a. ...l.l!_ Duplexes (2-family units) b. _§,!!.._ Single family homes c. ...11!_ Mobile home parks d. ..ML Multi-family structures 12\ �13. If growth and land development is to increase within the Township, following circumstances would you prefer? a . ....§1!_ Intensive development occurs in several selected areas, thereby maintaining the current township character in most all other areas. 14. which of the b . ~ Development occurs throughout all areas of the township-;--i:>ut at a less intensive nature. If shopping/commercial facilities were to increase in Burnside Township, which of the following locations would be best for the Township as a whole? (Check one please) a. .!ll..._ Along M-53 d. !il..._ Around intersection of Burnside Road and M-53 b. _ll_ Along Burnside Road e. llL_ Near Brown City c. i l l _ Along both M-53 & Burnside Road f. ....Q.!_ other (Please specify) 15. Which of the following items should have the strongest consideration in locating higher density residential growth? (Check one only) a . ~ Major thoroughfare nearby b. ~ Compatible soils c. ~ Similar residential growth nearby d. __&.§.L Non-threatening to agricultural lands 16. How long have you lived in Burnside Township? a . ...§!__ 0-2 years c • ....§.!__ 5-10 years b_. ...1!_ 3-5 years d. ll!._ 10-20 years 17. e. 60\ more than 20 years Does the majority of your household income come from agriculturally related work? . b. -1l,!_, No 18. Does the majority of your household income come from work performed within the Township? a • ...ll!._ 19. Yes b • ...11!_ No Do you support the Township in its efforts to prepare itself ·for growth and development pressures through the development of a land use plan? a . ~ Yes b. _J1_!_ No �20. Please use the space below to note any comments you may have regarding land use concerns within the Township. Total of 65 comments submitted. 38\ addressed concern over landfill and its expansion 32\ addressed need to keep agricultural land natural and undisturbed 9\ addressed need for road repair and dust control THANK YOU FOR YOUR EFFORT AND TIME, A REPRESENTATIVE OF THE TOWNSHIP WILL STOP BY TO PICK UP YOUR COMPLETED SURVEY IN SEVERAL DAYS. � 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 Burnside-Twp_Master-Land-Use-Plan_1980s Creator An entity primarily responsible for making the resource Burnside Township Planning Commission, Burnside Township, Lapeer County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource circa 1988 Title A name given to the resource Burnside Township Master Land Use Plan Description An account of the resource The Burnside Township Master Land Use Plan was prepared by the Burnside Township Planning Commission circa 1988. Subject The topic of the resource Land Use--planning Burnside Township (Mich.) Lapeer 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/6fdb79c53a60152fa610643d3df716c2.pdf 2ec9aab886779b89ee5245ba4335a003 PDF Text Text . . COMPREHENSIVE PLAN Cannon To~nship Planning Commission •· W\ \~ . �DRAFT Fi ure 1-1 Plannin Process whether it supports the planned future land use pattern in the Township, as set forth in this plan. • Review of land subdivision and lot splits: The subdivision of land and associated lot split activities has a profound impact upon the character of a community and future public service needs and tax burdens. This plan provides policies to assist the Planning Commission and Township Board regarding decisions about the appropriateness of proposed subdivisions and lot splits, and the adequacy of public services to address the increased demands associated with these subdivisions and lot splits. Data Collectlon and Mapping • Township stability: This plan is a very strong and visible statement by the Township and its residents, regarding the intended future character of the community and strategies to assure that character. As a formal and tangible document, this plan instills a sense of stability and direction for township officials, township activities, and township residents. Draft Goals and Objectives Goals and Objectives Refined at Town Meeting Appendix H lists all of the goals, objectives, and policies contained within Chapters 3 - 5 and can be used as a checklist for evaluating applications, proposed public improvements, and associated land use issues. Draft Alternative Development Patterns Town Meeting PLAN PREPARATION Draft Comprehensive Plan The Planning Process The planning process used in developing the Cannon Township Comprehensive Plan included a combination of Planning Commission meetings with attendance by members of the Township Board, computerized mapping, data analysis, development of alternative development schemes, and four town meetings. The planning process is represented graphicallly in Figure 1-1. Public Hearing on Plan At the first "town meeting," an overview of current economic and demographic trends and issues was presented, and a "futuring" session was conducted in which citizens of Cannon Township were asked to visualize Cannon Township 10-20 years in the future as they wanted it to be. This resulted in citizens articulating their vision and desires for their community. The combined results of the futuring session, an analysis of economic and demographic trends, and mapping analysis, were used to determine the key issues to be addressed by the comprehensive plan. Draft goals and objectives were developed from the public vision statements generated at the first town meeting and were presented at the second town meeting. Following refinement of the goals and objectives with input from the local citizens, alternative future land use development patterns were developed for discussion and presented at the third town meeting. Five principal alternatives were presented. The Soils Carrying Capacity alternative proposed a level of development intensity primarily based upon the ability of soils to accommodate septic fields. The Open Space Protection alternative emphasized the preservation of open spaces and farmland. The Town Center alternative proposed a major development center i:1 the Township to encourage and provide opportunities 1-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �DRAFT Figure 2-1 LAND USE BY PARCEL 1930 1966 1983 1989 Reproduced with permission of Rockford Map Publishers, Inc. 2-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �DRAFT Average Density This Comprehensive Plan utilizes the concept of "average density" in the description of intended land use patterns and intensity of development. Average density refers to the overall density of development within a geographic area, such as that area in a community which may be designated for "low density residential" development. Average density is established by dividing the total acreage within the specified area by the number of dwelling units within the same area. Because this Plan is intended to examine land use impacts on a general scale and address broad land use policies, the Plan treats development densities in the same manner, and not on a minimum lot size basis. Within the text of this Plan, references to a particular "average density" of development, such as one dwelling unit per 10 acres, means an overall density of one dwelling unit per 10 acres-it does not mean a minimum lot size of 10 acres. Accordingly, the average density of one residence on 5 acres plus one residence on 15 acres is one dwelling unit per 1O acres. Development density on a parcel by parcel basis is established in the Township's Zoning Ordinance. The illustrations below show the application of the average density concept. Though both patterns of development vary significantly, including their respective lot sizes, the same number of dwelling units exist in each, thereby resulting in the same average density. INDIVIDUAL COMPONENTS OF THE FUTURE LAND USE STRATEGY common natural resources of the Township include its groundwater, its surface water and its air. While these resources should be used to benefit and sustain human activity, they should not be so exploited as to reduce their long term availability, or contaminated so as to present health hazards to Township residents. Special natural resources of the Township include both those resources which are particularly sensitive to degradation from unsound land use and development activities, and those resources which present particularly extreme constraints to land development. Special natural resources include wetlands, floodplains, hydric soils, woodlands, hillsides, and state game areas. Following is a review of the principal components of the Future Land Use Strategy. These components, collectively, formulate the planned future land use pattern in the Township and generally identify the future land use pattern by land use type and include policies regarding each land use type. CONSERVATION OF SPECIAL NATURAL RESOURCES Overview These common and special natural resources r re scattered throughout all areas of the Township and This Plan calls for the preservation of the Township's common and special natural resources. The 4-3 CANNON TOWNSHIP COMPREHENSIVE PLAN �DRAFT Figure 4-1 FUTURE LAND USE 10 Mll~ Nl ..... {) e5 IOD IIT. :•:·· ,:;·!-~:- --- 3 J ......... -,: ..;;-. • ,t.. -· ...::~.'-.· ... ..... . 7 .. -: :· "···· ..:-:........ ·. ·~....· • \ ~..,. 'J. •• ::C .'·.. iG.', MJLI: l'IIJ -~:t: .. :.:::t I ICllruTOI NI . .:S ~ a:Jf ' , ' ~ :.- :·.-· ,.": :.. ,~·--.: ·.... ll-• -···· ... , , ~ • • •• • • - •• •:I > • •• • • ~ ,.; - .•. • • • • .. • : •••• ~ ••• • • ••• >.; • •• ....;•• ~ -. • "... • • • •• • -i· ,. • • • t ....... •• ~ • : • ~ ., .. ~ -- i. :.... • • • ·.a..· . . ... .. . •• . • l'j . . . . . .. . . •;M ..... .. " , . . . . . . ,I· ., . . .... /; ·.: ·... ~ :. _: ·: ... ·:- ·_.;)/·:;:·: .-._.:·. · ·. · .· . - TBN;. F,J10W'; COt--1.S t=-~ VA-n en,..--' ,0... e.E.A A.'1«~~ -Pcv~~el\t 'Del\5.i.½ cir- o?e.t--l :>'P,A,,U:.. . . I PWGll1ni;\ Utu+/zo-"'° (¼.n::.:s ~e..~ \Det--lii t,.,,L,. ,O,..tf:.A A.W-rO.<>j!.., 'D«c.~Mel\+ 'be-1\Sl~ el; \ t)w~~\\~ IJti1\/ Z.-!=,, P.c..T"C-5 L~\<.e.~ '<.ES\DE.1•-.rTlA.L.. J:-.e:.E.A ,._'fe.r-a.~e., ~,c..~tt,-c.,-.+ 'Det\'-i¼ o~ \ "bt.0e\\in13 Ur.,.+/\ A<AG. 4-14 CANNON TOWN SHI P COMPREHENSIVE PLAN ,. . ~- �DRAFT Figure 5-1 PUBLIC SERVICE DISTRICTS 10 IIIJLI Ni I) IS·a --- a ,aan. I s 2 .... c::o 3 . ~ i I MILi N>. q ~ 1 S2 "> IZJ,2Jii,.L • e:, W::.'I It.-e, S § > . SIi S3 0 + (> • . ICJIE\ITUI PIO . 2·:1---==.;.;;;.;...--"22 23 24 0 ..,_ ---- .. . 0 29 . I vj 28 \ 25 P~""tllli-L ~ 1=.C" It. I!:.CS, 11 Mll.E NJ . . ,.j > ,.j > . ~ u UL. ; -:,15.~"'t. .; t; .J .J 32 > t -: es > . ,.j > ·1 34 K u j T8N,A10W 5-2 CANNON TOWNSHIP COMPREHENSIVE PLAN ~ 0 . ~ •. • .J 4 MILi: NJ . !I �CANNON TOWNSHIP COMPREHENSIVE PLAN Prepared by: Cannon Township Planning Commission in Cooperation with the Cannon Township Board of Trustees with the assistance of: Planning & Zoning Center, Inc. 302 S. Waverly Rd. Lansing, Ml 48917 ph. (517) 886-0555 December 1993 This plan was funded in part by the Kent County Community Development Department with an entitlement grant from the United States Department of Housing and Urban Development, Community Development Block Grant Program. �Cannon Township Planning Commission Chuck Bloom, Chairman Robert Mack Joel Gordon James Lilley Genn Carwell Erik Olsen Robert McBrien James LaPeer James Alles Cannon Township Board of Trustees John Weiss, Supervisor Bonnie Shupe, Clerk Daniel Barker, Treasurer George Scott, Trustee Thom Longcore, Trustee James Alles, Trustee Richard Davies, Trustee Associates of the Planning & Zoning Center, Inc. who worked on the Plan: Mark A. Wyckoff, AICP Mark A. Eidelson, AICP Timothy J. McCauley Brenda M. Moore, AICP, PCP John D. Warbach, Ph.D. Support Staff Carolyn A. Freebury Kelley J. Gettle Jeanne Esch Lana Atkins ~, • whodidwa.doc �TABLE OF CONTENTS Chapter .1 INTRODUCTION PLAN PURPOSE .............................................................................................. 1-1 PLAN CONTENTS and HOW TO USE THE PLAN ........................................... 1-1 PLAN PREPARATION ...................................................................................... 1-2 The Planning Process .................................................................................. 1-2 Growth Management Approach ................................................................... 1-3 Chapter 2 COMMUNITY CHARACTER INTRODUCTION ............................................................................................... 2-1 DEMOGRAPHIC SUMMARY ............................................................................ 2-1 OPEN $PACE ................................................................................................... 2-3 NATURAL RESOURCES SUMMARY ............................................................... 2-3 Topography and Watercourses ................................................................... 2-3 Wetlands ...................................................................................................... 2-3 Woodlands ................................................................................................... 2-3 Lakes ........................................................................................................... 2-3 Agricultural Land .......................................................................................... 2-4 BEAR CREEK WATERSHED ............................................................................ 2-4 VISUAL CHARACTER INVENTORY AND ANALYSIS ...................................... 2-4 Overview ........................................................................... :.......................... 2-4 Vegetation ........................ :........................................................................... 2-4 M-44 Corridor................................. :............................................................. 2-6 Scenic Valleys .............................................................................................. 2-6 Scenic Roads ............................................................................................... 2-6 Nodes: Crossroads, Settlements ................................................................. 2-6 Power Transmission Line ............................................................................ 2-7 EXISTING LAND USE PATTERNS ................................................................... 2-7 TRENDS AND CONDITIONS ............................................................................ 2-7 _ Chapter 3 A COMMON VISION: GOALS & OBJECTIVES VISION STATEMENT ........................................................................................ 3-1 DEFINITIONS of GOALS, OBJECTIVES, and POLICIES ................................. 3-1 HOW THE GOALS & OBJECTIVES EVOLVED ................................................ 3-2 GOALS & OBJECTIVES ................................................................................... 3-2 Planning & Land Use Regulation ................................................................. 3-2 Growth Management ................................................................................... 3-2 Community Character, Open Space & Natural Resources .......................... 3-3 Water Resources ......................................................................................... 3-3 Transportation/Roads ............. ~ .................................................................... 3-3 Public Facilities & Services .......................................................................... 3-4 Parks & Recreation ...................................................................................... 3-4 Housing ....................................................................................................,... 3-4 Commercial Development ........................................................................... 3-5 Industrial Development ................................................................................ 3-5 i CANNON TOWNSHIP COMPREHENSIVE Pl.AN �Intergovernmental Cooperation ................................................................... 3-5 Chapter 4 FUTURE LAND USE STRATEGY INTRODUCTION AND PURPOSE .................................................................... 4-1 OVERVIEW OF FUTURE LAND USE STRATEGY .......................................... 4-1 Basis ............................................................................................................ 4-1 Township-Wide Land Use Pattern ............................................................... 4-1 Relationship to Existing Land Use Pattern and Land Uses ......................... 4-2 Relationship to Neighboring Municipalities .................................................. 4-2 INDIVIDUAL COMPONENTS OF THE FUTURE LAND USE STRATEGY ....... 4-3 Conservation of Special Natural Resources ................................................ 4-3 Residential Development ............................................................................. 4-4 COMMERCIAL AND INDUSTRIAL DEVELOPMENT ..................................... 4-1 O PUBLIC LANDS .............................................................................................. 4-11 RECREATION LANDS .................................................................................... 4-12 SPECIAL LAND USES .................................................................................... 4-12 SPECIAL CONSIDERATIONS ........................................................................ 4-12 M-44 and Cannonsburg Road Corridors .................................................... 4-12 Bear Creek Watershed .............................................................................. 4-13 Linkages .................................................................................................... 4-14 Chapter 5 PUBLIC SERVICES STRATEGY INTRODUCTION AND PURPOSE .................................................................... 5-1 OVERVIEW OF PUBLIC SERVICES STRATEGY ............................................ 5-1 Basis ............................................................................................................ 5-1 Township-Wide Public Services Pattern ...................................................... 5-1 INDIVIDUAL COMPONENTS OF THE PUBLIC SERVICES STRATEGY ........ 5-1 Service Districts ........................................................................................... 5-1 Roads and Streets ............. .'......................................................................... 5-4 Sewer and Water ......................................................................................... 5-7 Stormwater Management ............................................................................ 5-9 Support Services and Buildings ................................................................. 5-10 Recreation ................................................................................................. 5-11 Intergovernmental Coordination ................................................................ 5-12 Appendix. A LOCATION AND GEOGRAPHY ............................................................... A-1 , Appendix B HI STORY .................................................................................................. B-1 Appendix C PHYSICAL PROFILE - NATURAL FEATURES ........................................ C-1 CLIMATE ........................................................................................................... C-1 GEOLOGY ........................................................................................................ C-1 TOPOGRAPHY ................................................................................................. C-1 INLAND LAKES ................................................................................................. C-2 DRAINAGE ........................................................................................................ C-2 FLOODPLAINS ................................................................................................. C-3 SOILS ................................................................................................................ C-3 -· --· . ii CANNON TOWNSHIP COMPREHENSIVE PLAN �Limitations for Septic Systems ..................................................................... C-3 Standards for Septic Systems ................................................................ C-4 Basement Limitations ............................................................................. C-4 Hydric Soils ............................................................................................. C-5 Prime Farmland ...................................................................................... C-5 WOODLANDS ............................................................................................. C-5 WETLANDS ................................................................................................. C-5 GROUNDWATER ............... ~ ........................................................................ C-6 Appendix D PHYSICAL PROFILE - MAN-MADE FEATURES ..................................... 0-1 LAND COVER/USE ........................................................................................... 0-1 LAND DIVISION ................................................................................................ 0-1 TRANSPORTATION ......................................................................................... 0-4 DRAINAGE ........................................................................................................ 0-7 POLICE & FIRE ................................................................................................. 0-7 SCHOOLS ......................................................................................................... D-7 COMMUNITY FACILITIES ................................................................................ 0-7 RECREATIONAL FACILITIES & HISTORIC SITES .......................................... 0-7 Appendix E DEMOGRAPHIC PROFILE ...................................................................... E-1 POPULATION CHANGE OVER TIME .............................................................. E-1 RACE ................................................................................................................ E-5 AGE ................................................................................................................... E-5 SCHOOL ENROLLMENT.............................................................:.................... E-7 HOUSEHOLD .................................................................................................... E-9 HOUSING ....................................................................................................... E-11 ECONOMY ...................................................................................................... E-12 Appendix F BUILDOUT ANALYSIS ............................................................................. F-1 Appendix G MAPS .......................................................................................................G-1 OVERVIEW .......................................................................................................G-1 ADVANTAGES OF COMPUTERIZED MAPPING ............................................. G-1 BASE MAPS ....................................... : .............................................................. G-1 ACCURACY ............... :......................................................................................G-1 MAP DESCRIPTIONS .......................................................................................G-1 iii CANNON TOWNSHIP COMPREHENSIVE PLAN �Chapter 1 INTRODUCTION PLAN PURPOSE • to maintain and moderately enhance employment opportunities and tax base of the area; The purpose of this Plan is to guide policy and decision making for all future land and infrastructure development decisions within Cannon Township. Within the Plan, key planning issues are identified; goals, objectives and policies are outlined; future land uses are described and mapped; public facility standards are established; and specific implementation measures are recommended. • to promote an orderly development process which is paced in coordination with the Township's ability to provide services and which permits public officials and citizens an opportunity to monitor change and review proposed development in a reasonable manner; and • to provide information from which to gain a better understanding of the area, its interdependencies and interrelationships and upon which to base future land use and public investment decisions. This Plan is adopted pursuant to the authority of the Township Planning Act, PA 168 of 1959. This Act provides for the preparation of a •basic plan• to promote community health, safety, and welfare through provisions for the use of land and resources and the assurance of adequate public facilities and services. The Cannon Township Comprehensive Plan is a •basic plan.• 1t is prepared as a foundation for, and depends primarily on, the Township's zoning ordinance, subdivision regulations, and capital improvement program for its implementation. Although this Plan states specific land use development policy and proposes specific land use arrangements, it has no regulatory power. PLAN CONTENTS and HOW TO USE THE PLAN There are three critical components to using this plan as a decision making guide. First, are the goals and objectives in Chapter 3. Second, are the policies, future land use map, public facilities plan and associated descriptive information presented in Chapter 4 and Chapter 5. Third, is the supporting documentation found in Appendices A-G which draws directly from previous planning and engineering studies. All proposed future land uses and policies presented in this Plan were developed based on a blending of the natural capability of the land to sustain certain types of development; the important natural functions played by unique land and water resources in the area; the relative future need for residential, commercial, and industrial land uses; the existing land use distribution; the relationship of undeveloped lands to existing community character; and the desires of local residents and public officials as expressed through interviews, town meetings, a citizen opinion survey, and public hearings. This Plan is presented to help all elected and appointed officials to make difficult choices between competing interests and to serve as a guide for decision making. It is anticipated that this plan will be consulted in the following situations: • Review of rezonings, variances, and spacial use permits: Applications for rezonings, variances, or special use permits should be evaluated not only in terms of specific zoning ordinance standards, but also in terms of how well the proposed action would help attain the goals and objectives of this Plan and fulfill its policies. This Plan is intended as support for the achievement of the following public objectives, among others: • Public Improvement projects: All future public improvement projects, including the construction of new facilities, utilities or buildings should first be reviewed by the Planning Commission for consistency with this plan, pursuant to PA 168 of 1959. In particular, such projects shOuld be. reviewed to determine consistency with the goals, objectives and policies in the Plan, and whether it supports the planned future land use • to protect public health, safety and general welfare; • to conserve and protect property values by preventing incompatible uses from locating adjacent to each other; • to protect and preserve the natural resources, unique character, and environmental quality of the area; 1-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �R ura 1-1 Plannin Process pattern in the Township, as set forth in this Plan. • Review of land subdivision and lot splits: The subdivision of land and associated lot split activities has a profound impact upon the character of a community and future public service needs and tax burdens. This Plan provides policies to assist the Planning Commission and Township Board regarding the development of subdivision regulations, decisions about the appropriateness of proposed subdivisions and lot splits, and the adequacy of public services to address the increased demands associated with these subdivisions and lot splits. Data Collection and Mapping • Township stability: This Plan is a very strong and visible statement by the Township and its residents, regarding the intended future character of the community and strategies to assure that character. As a formal and tangible document; this Plan instills a sense of stability and direction for township officials, township activities, and township residents. Draft Goals and Objectives Goals and Objectives Ref lned at Town Meeting Draft Alternative Development Patterns Town Meeting PLAN PREPARATION The Planning Process Draft Comprehensive Plan The planning process used in developing the Cannon Township Comprehensive Plan included a combination of Planning Commission meetings with attendance by members of the Township Board, computerized mapping, data analysis, development of alternative development schemes, a citizen opinion survey, and four town meetings. The planning process is represented graphically in Figure 1-1. Publlc Hearing on Plan At the first "town meeting, • an overview of current economic and demographic trends and issues was presented, and a "futuring• session was conducted in which citizens of Cannon Township were asked to visualize Cannon Township 10-20 years in the future as they wanted it to be. This resulted in citizens articulating their vision and desires for their community. The combined results of the futuring session, an analysis of economic and demographic trends, and mapping analysis, were used to determine the key issues to be addressed by the Comprehensive Plan. Draft goals and objectives were developed from the public vision statements generated at the first town meeting and were presented at the second town meeting. Following refinement of the goals and objectives with input from the local citizens, alternative future land use development patterns were developed for discussion and presented at the third town meeting. Five principal alternatives were presented. The Soils Carrying Capacity alternative proposed a level of development intensity primarily based upon the ability of soils to accommodate septic fields. The Open Space Protection alternative emphasized the preservation of open spaces and farmland. The Town Center alternative proposed a major development center in the Township to encourage and provide op1-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �number of work sessions open to the public. In May of 1992, the draft Plan was presented at a fourth town meeting. A citizen opinion survey was prepared and distributed to all property owners in the Township. Based upon the results of the fourth town meeting, and the citizen opinion survey, the draft Plan was further refined and presented to the public at a public hearing on·October 6th. Additional meetings were held with residents, business owners, and property owners to make other refinements in the Plan. A second public hearing was held in April 1993. portunities for high density residential development as well as commercial and industrial development. The Community Nodes alternative was similar to the Town Center alternative but proposed a number of smaller nodes to accommodate higher density residential and nonresidential development rather than a singular large "town center" area. The Spaced Interior Clustering With Setasldes alternative proposed that nearly all residential development be accommodated in a manner so as to preserve at least an equal area in permanent open space. It was prepared by a citizens group and considered along with the other four alternatives. Growth Management Approach Growth management planning is different from the traditional comprehensive planning approach in that specific implementation measures for guiding future land development and for upgrading or maintaining public facilities are integrated with the future land use plan. Traditionally, a comprehensive plan provides the necessary background information on which to base planning decisions regarding the location, density and type of future land uses. A growth management plan also establishes public policy on the rate, timing and location of new development, so as to insure it proceeds at a pace which does not overwhelm the ability of citizens and the Township to meet the new public service cost obligations and to ensure its compatibility with adjoining uses of land. This involves careful planning and the establishment of a process to ensure new facilities will be available to meet new development needs. Important results of this third town meeting included: 1) the Open Space alternative received the greatest support, but was followed closely by the Community Nodes alternative and Spaced Interior Clustering With Setasides alternative; 2) the primary reasons for support of the Open Space alternative were not as much rooted in farmland preservation as with preservation of open spaces in general and a desire by some, to limit growth and development; and 3) the most important elements of rural character in Cannon Township, identified by residents during an informal survey administered at the town meeting, included woodlands, naturaJ stream and river banks, ravines, bluffs, hillsides, wetlands, and tree-lined roads. Following preparation of the draft Plan in January of 1992, the Planning Commission discussed and refined the Plan over the following months during a :.. •r• ;, . I \, Vt 1-3 CANNON TOWNSHIP COMPREHENSIVE PLAN I ; �Chapter 2 COMMUNITY CHARACTER The Township's population is relatively homogeneous, with 98% of the population being white (1990 Census) and the majority of persons being of English or German decent (according to the 1980 Census). Additionally, most of the households in Cannon are comprised of married-<X>uple families with children. INTRODUCTION Cannon Township is situated on the fringe of the rapidly developing Grand Rapids Metro area. Easy access to the metro area makes the Township attractive for development. Between 1980 and 1990, the Township experienced the highest rate of growth in the County (59%). In addition to its location, Cannon Township has attracted growth because of its natural amenities. Rolling terrain, inland lakes, streams, woodlots and wetlands interspersed with agriculture and open space provides an appealing setting for residentiaJ development. (See Appendix A for more information on location and geography). Median age in the Township is higher than that of the County (32.6 years of age vs. 30.7 years of age). Contrary to state and national trends which generally show increased rates of persons 65 years and over, the Township has witnessed a slight decrease in this age group from 6.4% in 1980 to 6% in 1990. With the high percentage of married baby-boomers in family rearing age (basically persons 30-45 years of age) is a corresponding relatively high number of persons under 18. Enrollments in area schools reflect an increase in school-aged children. Increases in enrollments between 1983 and 1990 ranged from 15% for Lowell schools to 50% for Rockford schools. A substantiaJ amount of residentiaJ development has occurred in Cannon in the last decade. In an eight year period (1982-1990) there were an average of 108 new homes built per year in the Township. State equalized value (SEV) attributed to residential development has increased by 168% in that same time; increasing from $53.3 million to $142.9 miUlon. (See Appendix E, Figure E-12 and Table E-6). Commercial land values (SEV) have increased 92%. As may be expected in rapidly developing areas, the SEV of agricultural lands has fallen 14% between 1982 and 1991 . overall, the Township's SEV increased by 147%. As with state and national trends, households are increasing in Cannon at a faster rate than its population. While the Township's population increased by 59% between 1980 and 1990, the number of households increased 64%. The rise in number of households is due to direct population increases, an increase in the number of single person and single parent households and a decrease in extended family households. Because of the Township's high percentage of families, its household size is larger than the county average (3.1 persons per household vs. 2. 7 persons per household). Since 1970, however, the Township's household size has decreased 17% from 3. 7 persons per household. This reflects state and national trends of smaller families. A growing market for residentiaJ development has spurred a large number of parcel splits in the Township. Average parcel size in the Township in 1930 was 80 acres and over. By 1966 most of the large tracts had been divided and a large number of parcels smaller than 40 acres had appeared. By 1990, large parcels (40 acres and over) are clearly in the minority with 1O acre and smaller parcels dominating the land base. Figure 2-1 on the following page illustrates this evolution as it has occurred in sections 16, 17, 20 and 21. Cannon Township's work force commutes primarily to the Grand Rapids metro area for employment. In 1980, manufacturing provided jobs to 28% of the Township's work force (a lower rate than the County average of 35%). However, a larger percentage of the work force was employed by professional and related service industries (24%) than was found in the County DEMOGRAPHIC SUMMARY Between 1960 and 1990 Cannon Township's population more than tripled, going from 2,525 in 1960 to 7,928 in 1990. Population increases affect density and the rural nature of an area. Density is a function of urbanization and its related increase in demand for services. In 50 years (1940-1990), density in the township increased by over 7 times; going from 29 persons per square mile to 211 persons per square mile. (22%). 2-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �Figure 2-1 LAND USE BY PARCEL 1930 1966 1983 1989 Reproduced with p11nnlsslon of Rockford Map Publishers, Inc. 2-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �The percentage of home ownership in Cannon is very high (91 %) when compared to the County (69.7%) and state (74.4%). This pattern, and the fact that the median value of owner-occupied housing in Cannon Township in 1990 was $97,600 as compared to the County average of $68,200 (1990 U.S. Census figures), suggests that Cannon is a relatively wealthy community. Per capita income estimates also suggest this as the average per capita income of a Cannon Township resident in 1988 ($14,738) was 23% higher than the state average per capita income ($11,973) and 24% higher than the County average ($11,883). OPEN SPACE Open spaces are as much a fundamental part of Cannon Township's character as are the residents of the Township. Extensive open spaces exist throughout all areas of the Township, including wetlands, woodlands, agricultural fields, shrub and herbaceous fields, and rolling hillsides. These define a community character rich in visual pleasure, environmental integrity, and pastoral serenity. Though the Township has grown quickly during the past 30 years, degradation of these open spaces has been generally limited. This is due to the pattern of development, the nature of the new land uses introduced into the Township, and individual property owner commitment to protection of these open spaces. nonsburg Road. The northern 6 sections of the Township also contain an upland area which forms an eastwest ridge sloping into a large flat area at its southeastern edge in Sections 1-3. This ridge also contains the highest elevation in the Township. The eastern 1.5 miles of Cannon Township, and the area near Bostwick Lake and Silver Lake, is relatively flat land containing expanses of wetland and agricultural areas. Wetlands Most of the wetland areas of Cannon Township consist of shrub swamps and low-lying woodlands (see Map C-13). Wetlands are concentrated primarily along Bear Creek and its tributaries, especially in the eastern part of the Township (Sections 1, 12, 13, 24, 25, and 36), and near the smaller lakes (Sunfish, Hyser, Austin, and Ratigan). The wetlands near lakes are covered with water for most of the year, while others may occasionally be dry. Most of the wetlands in Cannon Township are interconnected or contiguous, providing a distinctive network of "natural" areas throughout the community. They also contribute to the natural beauty of the Township's watercourses and small lakes. Woodlands The extensive wooded areas of Cannon Township substantially contribute to the picturesque rural character of the area (see Map C-12) . Most are found on the steepest slopes and hillsides of the Township and in wetland areas, primarily in the upland portions of the Bear Creek watershed. Forest cover is also concentrated in large contiguous areas, rather than in smaller fragments. Hardwoods are the predominant type of forest cover, augmented by areas of aspen, and small areas of pine and other conifers. Large tracts of woodlands provide an essential element to rural character in the less developed portions of Cannon Township. However, if recent trends and local regulations continue, the future of these open spaces is in doubt. The provisions of the Township's current zoning ordinance, including the minimum two acre lot size within the agricultural district (which covers the vast majority of the Township), in conjunction with the unregulated lot splits permitted under the Subdivision Control Act (creation of four lots under 1O acres in size every ten years) and rapid population growth, together permit the insidious conversion of these open spaces. Lakes Cannon Township has numerous lakes ranging in size from less than 1 acre to 217 acres, and totaling over, 850·acres (see Map C-2). All of the larger lakes are locafed in the northern 12 sections of the Township, while most small lakes are found south of Belding Road . (M-44). All of the three larger lakes have small lots . surrounding their shores, with little or no public access. Development around the larger lakes is fairly intensive. As might be expected, the visual character of these lake areas has been significantly altered with the onset and expansion of development. The water quality of these lakes has suffered due to septic field leachate, residential fertilizers, and water activities. Most of the land surrounding the smaller lakes in Cannon Township remain undeveloped. NATURAL RESOURCES SUMMARY Topography and Watercourses Most of Cannon Township is characterized by rolling moraines and steep slopes typical of northern Kent County. Steep slopes are generally concentrated in two areas. Bear Creek, the major watercourse in the Township and which runs east to west through the south central portion of the Township into the Grand River, is surrounded by wooded upland areas which slope abruptly downward towards the narrow floodplain of the main channel. The result is a long and picturesque valley which is evident when traveling Can2-3 CANNON TOWNSHIP COMPREHENSIVE PLAN �Agricultural Land Cannon Township has relatively few areas which are particularly suitable for fanning or have prime fannland soils present (see Map C-10). The larger concentrations of prime fannland are in the far southern corners of the Township, in sections 31-32 and 3536, which are presently in agricultural use. Another large area north of Bostwick Lake in Sections 2 and 11 has some prime fannlands and is also in agricultural use. Although few fannland areas exist in Cannon Township, they lend significantly to the diverse rural character of the area and provide open spaces to complement the area's rolling wooded hills. BEAR CREEK WATERSHED When discussing the natural resources of Cannon Township, special mention must be made of the Bear Creek Watershed. The Bear Creek Watershed, the largest in the Township, drains approximately half of the entire Township, and its topography and associated resources provide outstanding scenic vistas and capture the rural character of the community. Bear Creek begins in the eastern central region of the Township and flows south into the southern third of the Township, where it then flows east to west across the Township. It feeds into the Grand River at the southwest corner of the Township. Stout Creek and Armstrong Creek feed into Bear Creek from the north, and many small intermittent creeks flow into Bear Creek. trails for off-road vehicles and some public and private roads tend to have large exposed soil areas that can contribute significant sedimentation loads through water and wind erosion. Many soils in the watershed are highly wind erodible, and some of the soils being fanned are slightly water erodible. The watershed is scenic, due to its surrounding hills, its rural, wooded character, and limited development. Commercial activities are limited and concentrated in Cannonsburg. Residential development within the watershed comprises an estimated 1,200 acres, and is scattered along country roads. The importance of this watershed to the Township is evidenced by the fact that at the time this Plan was being prepared, the Township was participating is a special Michigan Department of Natural Resources model study program focusing on the impacts of development upon streams, including Bear Creek. Also, the Township has received the support of the Department of Natural Resources for its application for EPA grant monies to identify nonpoint pollution sources in the watershed. The Bear Creek Watershed and other watersheds of Cannon Township are shown on Map C-3. VISUAL CHARACTER INVENTORY AND ANALYSIS There are an estimated 1,000 acres of wetlands in the watershed. These are primarily located adjacent to Bear Creek and its tributaries, and serve to store and filter runoff. The wetlands are primarily lowland forests and shrub swamps. While narrow bands of wetlands are located at the middle and lower end segments of Bear Creek, wetlands are primarily located at the headwaters. The watershed contains over 3,000 acres of woodlands, and these are scattered throughout the watershed. Woodlands are effective in storing rain and snowmelt, helping to prevent flooding. Overview The visual character of Cannon Township is primarily hilly and wooded. There are numerous small lakes, small valleys, one large valley running east-west along Cannonsburg Road in the western part of the Township, and the relatively more developed M-44 corridor running through the northern-most third of the Township in an east-west direction. At various points there are high points from which there are long views. Following is a description of primary elements of the Township's visual character which are also illustrated in Figure 2-2. Agriculture comprises an estimated 3,500 acres of the watershed. Agriculture can be a scenic and productive land cover/use, but it can also lead to increased runoff, sedimentation, and contamination of waterways with fertilizer and pesticides. Much of the agriculture in the watershed is located along Bear Creek. Nearly 3,600 acres of the watershed can be grouped into shrub land , recreation, or other, non-urban land uses. These land covers/uses may not negatively impact water quality although development upon these lands which could result in erosion does present opportunities for water quality degradation. Areas used for recreational skiing, parking lots for athletic fields, Vegetation As noted earlier, Cannon Township is blessed with an abundance of varied vegetation with a strong and aesthetic visual character. Approximately 60% of the Township is characterized by crop vegetation, woodlands, and shrub and herbaceous vegetation . The woods are primarily deciduous. Oak are the dominant trees, especially on the uplands. There are some mixed maple and basswood stands in the lower areas. There are a few pine stands . 2-4 CANNON TOWNSHIP COMPREHENSIVE PLAN �CANNON TOWNSHIP 10 HILE RO () 5 Kent County, 2 BUSH ORIVE KIES ST. Michigan 2-2 VISUAL CHARACTER Broad Open Landscape ....., * .. 18 . Ill > < + HILE RD. Ill + "< .J ::i:-- ..."' II. z :, Isolated Valley 0 "' a:: C --- .J .J 23 24 l&J C "'%< ii= . '' { { , ' '• ,,,, \\_,- \~ 28 25 Zl I !I MILE RD. ,.j PW/24Wf/4kff/4Lpfl/4WK w/4 twJ/40fl¥ lfM/4&/M/4&/4~ > .,< \ 31 ~ \~ Sc.c.-...\c.. 'lA\\~ ,,,,,,,. .; \ \ _..,... , ' I {I ''-'--.- \\ .( .. . IL Scenic Road UUIU\I KREtfTEJ'l RD. ... __, Strip Residential ' r-· /1 Node -- ,.j > C 32 . ., ." ....... J Scale l&J .J ::J C ........ TBN, R10W A 3, 615 7. 230 10, 845 feet C 35 % ::J a: I o ,.j > MILi!: RD . .,"' u< u X 1 inch• 3,615 feet 1: 43,400 Planning & Zoning Center, 302 S. Waverly Rd . Lansing, pn • Michigan 4B917 (II S 7) fte&-0!1115 Inc. N �Figure 2-2 VISUAL CHARACTER INVENTORY 2-5 CANNON TOWNSHIP COMPREHENSIVE PLAN �Along Egypt Valley Road, north of Cannonsburg Road, there is a unique oak woodland, in which mature oaks trees, all of the same species, are scattered across the hills and ravines. In striking contrast, a pine stand crosses the same road, farther up the hill, where the road takes a turn to the west. have a somewhat unnatural skyline , as compared to the surrounding lands, and the recreation area generally is barren of most vegetation. There are other valleys in the Township. Three small valleys form dramatic, open, isolated bowls. One of these is on Egypt Valley Road, just north of Cannonsburg Road. This valley is being developed with larger homes. The other is at the east end of Sunfish Lake. The third surrounds a gravel pit on B.J. Street. Other isolated valleys may exist, but are not obvious because they are filled with vegetation, and are not open. The extensive natural vegetation throughout the Township, including the woodlands and scrublands, is probably the most dominating visual element in the Township. Because it is such a dominating element, disturbances to these areas are that much more noticeable and detrimental to the maintenance of the Township's current character. Scenic Roads While Cannon Township is fortunate to have many miles of roads that are scenic because they are bordered by woods, or have views of lakes, the Township also has segments of road that have special scenic beauty. These roads have special scenic qualities because the vegetation is arranged differently than that along the other natural segments of roads. This usually means that mature trees line the road , through which the driver has views of farmland or natural countryside. In the middle segment on Egypt Valley Road, the combination of unique oak woodland and pine stand makes the segment especially scenic. At the southern end of the same road, it is the passage through a tree plantation and orchards that provides the scenic character. At the west end of Five Mile Road , the segment is uniquely scenic because the road climbs steeply under a canopy of very large trees. Ramsdell Road has scenic segments where the road passes through Townsend Park, and along Pickerel Lake and the wooded, undeveloped shoreline. M-44 Corridor Highway M-44, the backbone of the local roadway network, crosses the Township in an east-west direction, and passes through landscapes of distinct characteristics. From the eastern side of the Township to west of Bostwick Lake there exists a mix of old , new, and historical buildings. The section of M-44 west of Young Road has a prosperous and productive appearance. There are few empty buildings, and undeveloped land is primarily in woodlots. Lake front homes along Silver Lake and Bella Vista Lake are larger and less crowded than around Lake Bostwick. The Bella Vista Lake area is a newer development. The homes cover the hillsides surrounding the lake, and the limited range of architectural styles and materials provide a unified appearance. Wilkinson Road and Wildermere Drive, along the eastern shore of Silver Lake , Bush Drive, and Chauncey Road , in the southwest corner of the Township along the Grand River, have been designated Natural Beauty Roads under P.A. 150 of 1970. From the Bella Vista Lake area to the west side of the Township the landscape is rolling and open. Scenic Valleys Between the community of Cannonsburg and Pettis Avenue lies a scenic valley about three miles long and nearly a mile wide. Bear Creek flows through the valley, but is not visible except at a few points at the bottom of the valley. The valley sides are wooded hills. Single family homes are scattered throughout the valley, but are not an intrusive element. In the middle of the valley there is an area used for recreational skiing, together with an adjacent parking area and an athletic field . These areas provide a popular place for recreation, particularly during the winter months. Many Township residents and those from nearby communities participate in the skiing and other recreational activities available at this location. The skiing area, along with its adjacent parking area and athletic field, does Nodes: Crossroads, Settlements Because of the rural character of the Township, places where there is a concentration of houses or commercial establishments have significance in the landscape as nodes. Nodes help establish the cultural and social pattern of the community and typically include crossroads with one or more stores or other buildings and settlements. Many of the roads do not have nodes of development, separated by farms , woods or less concentrated development, but instead have strip residential development, where the houses are placed on large residential lots, adjacent to each other for a consider- 2-6 CANNON TOWNSHIP COMPREHENSIVE PLAN �If the current rate of growth continues in the coming ten years as it has over the past ten years, the Township could gain an additional 5,000 persons. This increase in population could yield an additional 1,500 dwelling units. Based upon current zoning ordinance provisions, these additional dwelling _units could occupy a total of nearly 3,000 acres if developed as individual lot splits rather than through platted subdivisions. This area is equal to approximately one seventh of the total Township area. This pattern of development could have tremendous negative impacts upon the rural elements of the Township. able distance along the road. The location of strip residential development is located on Figure 2-2. Power Transmission Line A power transmission line with tall towers runs north-south near the east edge of the Township. Although the line passes over one of the highest points in the Township, the area is relatively flat. The impact of the towers is very local, as they can be seen from the adjacent parcels, but not from a distance. EXISTING LAND USE PATTERNS The generaJ land use character of Cannon Township is one of open space and residential development. Just over 80% of the Township area is characterized by some fonn of open space, including woodlands approaching one third of the Township area and agricultural land . uses accounting for approximately one quarter of the Township area. Agriculture in Cannon Township is primarily crop fanning, and principally situated in the Township's northeast quadrant and along its southern and eastern boundaries. The continual lot splits and dispersed development will unnecessarily consume large areas of open spaces and the natural resources associated with these open spaces including woodlands, wetlands, and fields. Current land use policy and subsequent development patterns prompt the conversion of open space, woodlots and agricultural lands into single-family development. Development that does not accommodate unique natural characteristics (e.g., retention of native vegetation, slopes and wetlands) will alter the character of the Township over time. Groomed yards will replace native vegetation and wildlife habitat. Water quality in area lakes will decrease as pesticides, lawn chemicals and other artificially introduced nutrients and/or contaminants reach the water. Those open spaces that may be preserved are apt to be fragmented and be far less functional or visually significant in the environment. Eventually, if current trends continue, the Township will take on the appearance of a more urbanized suburb than a rural Residential land uses are scattered throughout the entire Township, approximately haJf of which are situated on large acreage lots (5 acres or more). Concentrated residential development is present and centered around Silver, Bostwick, and Bella Vista Lakes. Strip residential development exists along many county roads in the Township. Commercial and industrial development is limited within the Township. Commercial land uses exist along M-44 near Bostwick Lake and Bella V~ Lake. lndustriaJ development is situated along M-44 approaching the Township's eastern boundary. area. This pattern of land development can be equally devastating to the Township roadway network. The strip residential development pattern which could dominate will increase the number of residences accessing the primary roadways directly and thereby continually shortening the distance between driveways. The result will be increased congestion, traffic hazards, and travel times and a complete transformation of the visual landscape. The Cannonsburg State Game Area, operated by the Michigan Department of Natural Resources, includes considerable acreage in the far south central region of the Township. Figure D-2 illustrates the existing land use pattern in the Township, and Figure C-6 shows the principal public land use facilities in the Township. TRENDS AND CONDITIONS The population growth of Cannon Township has been steady and, in the past ten years, extremely rapid. Though the growth of the Grand Rapids Metro area can be expected to continue, as well as the attractiveness of the Township as a place to reside, the rate of future growth is in question. The issue is not one of whether the Township will continue to grow but by how much. The increase in density, and lack of public sewer in most areas of the Township, will place greater pressure upon groundwater resources as their vulnerability to contamination through on-site sewage disposal will increase. The introduction of new and expanded services provided by the Township will become a larger issue in the future as the population grows, households increase, and land is further developed. Public protec- 2-7 CANNON TOWNSHIP COMPREHENSIVE PLAN �tion problems (police and fire protection, emergency medical service and transportation management) will become more acute. The expansion of services will most likely be accompanied by an increase in local taxes, as recent studies have begun to show that new development often does not pay its way. These trends will continue as long as encouraged by public policy and permitted by existing regulations. This Plan sets forth a new public policy intended to encourage new development in a way which protects public values associated with a clean environment and scenic open spaces. . 2-8 CANNON TOWNSHIP COMPREHENSIVE PLAN �Chapter 3 A COMMON VISION: GOALS & OBJECTIVES VISION STATEMENT The plaming process followed in the preparation of this Plan identified convnunity attludea regarding the future character ot Camon T ~ and developed a consensus ot ptblic opinion regarding future land use minimized. The permitted intensity of both residential and nonresidential development will be directly related to the presence and type of environmental resources and conditions, with the most environmentally sensitive areas to be developed at the lowest intensities. For M-44 to continue to function as a state highway, offering safe and efficient travel and panoramic vistas of open spaces and rural landscapes, direct access will be severely restricted. Service roads will be used wherever possible to achieve this goal. and community development. This consensus was arrived at through town meetings where the public was given opportunities to identify the preferred future character ot the Township and commen on and shape the evolution of the Plan. Citizens consistentl'f portrayed a common vision for the T ~ ' s fwn which was founded ~ the preservation of the Township's natural resources and current •rura1-1ilce• character. Toe The location of intensive land uses will be linked with adequate public facilities and services to safely accommodate these land uses. Township facilities and services will be expanded in the Township in a well planned, priority based, and coordinated fashion, and in a manner which preserves and reflects the rural components and lifestyle of the Township. Carefully regulated and environmentally sound on-site potable water sources and sewage disposal will predominate and limit the expenditure of- public funds and property taxes for new and expanded public sewer and water. £xpansion of services will occur to the extent that public health, safety, and welfare concerns are adequately addressed, including the accommodation of more intensive residential and nonresidential land uses in limited areas. The development and maintenance of a capital improvement program will assist the Township in providing the desired services in a coordinated and cost-effective manner. following vision statement portrays the prevailing aspirations of Township residents: The rural charactsristics of Cannon Township will continue well into the futurs as woodlands, wetlands, ·open spaces, hillsidss, Jakes, and streams will continue to dominate the /andscapB in the 21st century. These fundamsntaJ community 8/sments will provide for a varied and balanced living snvironmsnt for persons and famillss and will prsvail throughout the Township. The Impact of these resourcss, and the. community character they instill, will be surpassed only by the relentless and coordinated efforts to assure their continued quality and integrity. Growth and development will be accommodated within the Township in a manner which preserves the fundamental characteristics of the Township. Recognition of the Township's natural resources as community-wide assets for an improved living environment will prevail. Residential development will largely consist of single family homes purposefully sited to preserve opsn spaces and the natural resources that abound. In association with this development pattern, a range of housing types and densities will be available, and affordable, to address the housing needs of all individuals and families. Public access to parks and recreation areas will increase and be integrated with residential areas, as will open space corridors, fed by the Township's extensive natural resourcss. Cannon Township government decisions, and the efforts of the public, will reflect a level of land use and growth management which will effectively blend an expanding population and level of development with the special and sensitive natural resources of the community and the needs of both long-time residents and newcomers. This Township-wide vision strongly molded the goals, objectives and policies of the Comprehensive Plan. DEFINITIONS of GOALS, OBJECTIVES, and POLICIES Opportunitiss for limited new commercial and industrial development and redevelopment will be provided in locations where public servicss are adequate to accommodate such development and where adverse impacts upon adjacent land uses will be Goals, objectives, and policies play a fundamental role in the Cannon Township Comprehensive Plan. The goals and objectives chart the Plan's direc- 3-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �Policies to implement the goals and objectives are presented in the next two chapters (Chapter 4 and 5). tion and form, and the policies present key implementation strategies to assure the Plan's direction is followed. The relationship between goals, objectives, and policies is as follows: Although goals and objectives are grouped under several categories, there are numerous interrelationships among them. Some goals and objectives are concurrent, while others must be accomplished in A GOAL is a destination, a final condition which a community seeks to attain. A goal is the most general level of policy and by itself is not very h~lpful to decision makers. It needs further refinement to assist decision makers to reach their selected destination. It is like saying, "/ want to take a vacation." sequence. Planning & Land Use Regulation GOAL: Plan for and guide new development in a manner which preserves open space, protects environmentally sensitive areas, and maintains the rural character of Cannon Township. AN OBJECTIVE is the route which specifies in general terms the way (route) by which the goal (destination) can be reached. An objective indicates the kinds of actions that could be taken to achieve the goal. It is a "means" to the "end". It is like setting aside "$X"by "Y date"to travel to "Z location." - Objective: Prevent fragmentation of open space through a coordinated land use plan and related regulations. A POLICY is a means of achieving an objective and hence a goal. It's a course of action which, if followed, will achieve an objective. It is to our example above, the form of transportation along the route. A policy is more detailed than an objective and can be readily translated into specific action recommendations or design proposals. Policies are presented in Chapter 4 and Chapter 5. Objective: Enact standards for residential, commercial, and industrial development which require site design measures be incorporated to protect environmentally sensitive areas, avoid unnecessary disturbance and destruction of open spaces, and preserve the landscape's natural assets and important open spaces. HOW THE GOALS & OBJECTIVES EVOLVED Objective: Identify the significant historical elements of Cannon Township and adopt a land use program which includes a strong historical preservation theme. The evolution of the goals and objectives for the Cannon Township Comprehensive Plan involved several steps to identify pertinent issues and address those issues. The initial citizen input component included a "futuring session" (Town Meeting #1 ), where participants were asked to visualize Cannon Township twenty years in the future. Before the first draft of goals and objectives was written, the results of the futuring session were tabulated, key issues were extracted. Draft goals and objectives were formulated to address all of the issues identified and provided the impetus for the second town meeting. A final set of goals and objectives was compiled following the second town meeting, after the public scrutinized the first draft version for language and omissions. Based upon the results of the second town meeting, a refined set of goals and objectives was prepared. Citizen opinion to validate the goals was also achieved by means of a citizen opinion survey which demonstrated very high support for key goals in the Plan. Objective: Establish a periodic monitoring and review process for the Cannon Township Comprehensive Plan which incorporates a meaningful element of public participation. Objective: Develop and implement a program of information distribution on planning in Cannon Township to interested citizens and developers, real estate agents, etc. Objective: Periodically review and update the Comprehensive Plan and all related development regulations, at an interval not to exceed five (5) years. Growth Management GOAL: Guide future development in a manner which is consistent with the natural limitations of the land and the planned provision or expansion of necessary public facilities and services. GOALS & OBJECTIVES Following are goals and objectives to accomplish a common vision for the future of Cannon Township. Objective: Guide development in areas where public facilities have adequate capacity to accommo3-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �date growth and where provision of public facilities is cost-effective. harmful effects of intensive and incompatible development through the use of aquifer and watershed management techniques which seek to reduce risks of and quantities of pollution, sedimentation, and flooding. Objective: carefully plan and where necessary limit development in areas not served by ptblic sewer and water facililies, where public roads are inadequate to handle traffic associated with growth, and where prov.sion of pli>lic facilities is not cost-effective. Objective: Identify vulnerable and sensitive arin Cannon Township and limit land division, development densities and land uses in and around them to protect against altering the natural hydrology including the water quality, the intensity and quantity of runoff, and flood control. eas of aquifers and watersheds Objective: Enact a capital improvements plan which specifies timing and cost of providing and expanding public facilities in specif'ic areas of the Township. Objective: Enact a review process for all development in locations identified as sensitive aquifer Objective: Wherever legally pennissible, and other public interests are not of greater significance, local regulations should require that new development pay for both the direct and indirect costs associated therewith, rather ·than having those costs imposed on existing residents. and/or watershed areas. Objective: Maintain protective vegetation strips along rivers, streams, and lakes. Objective: Limit the amount of impervious area (paved surfaces) in sensitive watershed areas. Community Character, Open Space & Natural Resources Objective: Educate the public regarding the Township's fundamental reliance upon groundwater resources for potable water supplies and the potential detrimental effects of land development upon groundwater resources. GOAL: Preserve the rural character and important open spaces of Canr19n Township. Objective:. Document and establish the existing character of the Township to serve as the basis for programs to protect and enhance the positive aspects of that character and rectify the negative aspects. Transportation/Roads GOAL: Develop and maintain a transportation network throughout the Township which moves vehicular traffic in an efficient and safe fashion, functions in a manner consistent with the relative importance of individual roadway segments, and provides safe and functional opportunities for alternative modes of transportation including walking and bicycling. Objective: Identify areas to be preserved as open space. Such areas should consist primarily of farmland, woodlands, wetlands, other environmentally sensitive areas, and land not suitable for development because of limitations on structures or septic systems. · Objective: Evaluate existing speed limits for roadway segments in regard to public health, safety, and welfare, including emergency services, and identify problematic corridors and corrective measures. Objective: Identify and preserve significant historic, archeological, and scenic features. Objective: Ensure that new development protects the naturaJ or aesthetic character of environmentally sensitive areas through responsible and innovative development and site planning techniques. Objective: Identify priority areas for maintenance and improvement and include them in the Township's capital improvements plan. Objective: Encourage clustering of new residen.tial development within a parcel so as to maximize the amount of open space and naturaJ areas preserved. Objective: Adopt regulations which minimize the potential for traffic congestion and safety hazards along adjacent roadways. Objective: Limit the number, size, and shape of new land divisions along county roads to minimize di- Water Resources GOAL: ·Protect the hydrological system, including groundwater, inland lakes, and streams from the 3-3 CANNON TOWNSHIP COMPREHENSIVE PLAN �GOAL: Maintain and improve the Township's fire rect access, using a required review and permitting process. department. Objective: Prevent ·strip• development and control land use intensity along major roads in Cannon Township using land division and access policies and regulations. Objective: Project costs, equipment, labor, and facility needs for future fire fighting capacity, given growth trends over the past 15 years and future projections, and incorporate those elements into the Township's budgetary and capital improvements plans. Objective: Retain the highway functions of M-44 and prevent its conversion to a mini •28th Street. • Parks & Recreation GOAL: Expand and improve the parks and rec- Objective: Develop plans and regulations to expand alternative transportation facilities, including walkways and bicycle trails, and mass transportation (if feasible), to address the varied transportation needs of the Township residents. reation facilities in Cannon Township so area residents can enjoy recreational opportunities presented by the Township's natural features. Objective: Inventory recreational facilities in Cannon Township and identify deficiencies. Objective: Recognize the opportunity for, and encourage, the maintenance of scenic traffic routes through the designation of Natural Beauty Roads where appropriate. Objective: Investigate sources of state and federal funding for parks and recreation facilities and prepare proposals to obtain such funding. Public Facilities & Services GOAL: Expand public sewer and water systems - Objective: Design open space and recreation areas to enhance the character of existing and new in a phased and priority based program. residential areas. Encourage incorporation of such areas into residential development through the use of incentives to developers. Objective: Detennine areas of Cannon Township which are in greatest need of public sewer/water facilities, assign a priority to each site, and determine which routes to serve selected sites are most cost-effective. Objective: Provide for increased public access, to water resources where natural carrying capacity has not been exceeded, through site acquisition, conservation easements and other access tools. Objective: Incorporate sewer/water system expansion areas into the Township's capital improvements plan. Objective: Design and develop a trail system for recreational biking, hiking, walking, and similarly based trail recreational activities. Objective: Explore long range planning considerations associated with alternative public water systems including Township-owned facilities and reliance . on nearby municipal systems. Objective: Coordinate recreation planning efforts with surrounding municipalities and governmental units, including school districts, to provide comprehensive recreation opportunities and minimize unnecessary duplication of services and facilities. Objective: Require any private sewer system serving more than a single family home be designed to easily connect with any Mure public sewer system in the area. Housing GOAL: Provide for a broad range of housing op- GOAL: Maintain excellence of the public school systems serving Cannon Township. portunities which respond to the varying economic, family stage, and lifestyle needs of the community while maintaining high levels of aesthetic and qualitative character. Objective: Project facility needs for future school capacity, given growth trends of the past 15 years and Mure projections, and incorporate those land use needs into the Township's planning program. Objective: Explore measures to assure affordable housing, such as special zoning or other programs in suitable areas of the Township and in concert with related programs in adjoining jurisdictions. 3-4 CANNON TOWNSHIP COMPREHENSIVE PLAN �Objective: Identify land, through land use planning and zoning, for multiple family housing but limit height and overall density, wherever appropriate. Objective: Encourage, where appropriate, the development of commerciaVpublic nodes of an historic and pedestrian scale, or •colonial towns,• as part of the overall land use pattern in the Township. Objective: Identify land, through land use planning and zoning, for single family housing. Industrial Development GOAL: Discourage Industrial development and land uses outside the currently zoned industrial areas in Ught of the lack of appropriate locations in the Objective: Provide provisions In the Township's planning and zoning program which will encourage senior-citizen housing opportunities. Township for such development. Minimize the negative impacts of industrial land uses upon adjacent properties, and the community as a whole. Objective: Integrate open space protection with new housing development though the use of clustering and related techniques. Objective: To the extent that future considerations may warrant the expansion of industrial land uses in the Objective: Ensure while meeting the above objectives that detached, site constructed, single family homes remain the predominant housing type. Township, the M-44/rlffany Road area should receive priorily attention as the most appropriate location for such expansion, but the total area affected should not extend beyond existing parcels industrially zoned. This objective recognizes that if it were not for the existence of some light industrial operations in this area, and the fact that Grattan Township is considering promoting industrial use in this area, 'this objective would not be offered. Plainfleld Township, Ada Township, and Rockford all have availab/8 space in industrial areas much better suited for industrial use than this area. Geographic expansion of this area is fundamentally contrary to protection and promotion of residential uses in the Township. However, if this area were to decline in the quality and appearance of the structures present, that would be a negative influence on the Township, right at its eastern gateway. Thus, to foster improvement of this area, it may be necessary to allow expansion of structures and uses in this area, even without expanding the geographic area the zone encompasses. Commercial Development GOAL: Provide practical and functional locations, patterns, and reguJations of commercial development which maximize the utility of these land uses, and minimize their impact upon adjacent land uses. Objective: Identify a limited number of appropriate locations satisfactory to meet the needs of Township residents for small commercial centers accessed from major roads. Objective: Urnil land division and access along major roads to prevent commercial stl1) development. Objective: Ensure that elements for preservation of the Township's rural character are incorporated into new commercial development by establishing appropriate site design and building standards with a special emphasis on height and size. Objective: Ensure through site design and building standards that development of new industrial land uses, or the redevelopment of existing industrial land uses for new industrial purposes, adequately buffer adjacent properties, preserve important open spaces, and preserve the Township's rural character as experienced from area roadway corridors. Objective: Prevent the premature conversion of land planned for future commercial use so as to ensure its long term viability for commercial use. Objective: Ensure that new commercial development does not adversely impact the normat use and enjoyment of adjoining land uses through appropriate buffering, setbacks, landscaping and other techniques, Objective: Ensure that new industrial land uses have adequate provisions for safe ingress and egress, sewage disposal, stormwater management, potable water, and other critical public health and welfare concerns. Objective: Ensure that commercial land uses have adequate provisions for safe Ingress and egress, sewage disposal, stormwater management, Intergovernmental Cooperation GOAL: Encourage uniform or compatible land use planning and zoning across municipal boundaries by coordinating efforts with the surrounding townships and the potable water, and other critical public health and welfare concerns. 3-5 CANNON TOWNSHIP COMPREHENSIVE PLAN �City of Rockford, as well as with regional governmental units such as Kent County, Grand Rapids, and the Grand Valle-/ Metropolitan Council. Objective: Arrange for periodic joint meetings between Camon T ~ officials and officials from adjoining munq>alities to discuss amn Issues. Objective: Develop and maintain a regular, meaningful communication program whereby Cannon Township and all adjoining municipalities regularly convene to discuss public facilities and services needs, identify common needs, and investigate alternative strategies to address those needs in a mutually beneficiaJ manner. Objective: Provide adjoining municipalities with up-to-date copies of the Cannon Township Comprehensive Plan and the Cannon Township Zoning Ordinance. Summarize key points of both documents that pertain to new development and land use along municipal boundaries. Objective: Develop and maintain a meaningful communication program with the school districts of Forest Hills, Rockford, and Lowell to discuss impacts of area land use and development upon the school districts including economic, capacity, and quality of education considerations. Objective: Coordinate proposed future plan and zoning changes with adjoining jurisdictions with mutual review and comment opportunities before changes are made on lands near the borders. Objective: Develop and maintain a meaningful communication program with the Kent County Road Commission, Kent County Public Health Department and other county agencies to discuss existing and proposed land use and land development projects within the Township in regard to the particular expertise and insights of each agency. GOAL: Enhance the feasibility, coordination, and effectiveness of providing public facilities and services through cooperation and sharing of costs with other municipalities. 3-6 CANNON TOWNSHIP COMPREHENSIVE PLAN �Chapter 4 FUTURE LAND USE STRATEGY tives presented in Chapter 3 are the foundation for the principles on which the Future Land Use Plan is based, including: INTRODUCTION and PURPOSE The growth management program for _Cannon Township consists of coordinated planning and regulatory components. The principal planning components are embodied within the Comprehensive Plan's Future Land Use Strategy, as discussed in this chapter, and the Public Services Strategy described in the following chapter. The Future Land Use Strategy is a plan which identifies the desired pattern of land development throughout the Township through the establishment of land uses and densities for areas with common characteristics. The Future Land Use Strategy also establishes policies regarding the intended character of each land use area. The principal guidelines upon which new land uses can be introduced are specified. • Woodland preservation • Historic preservation • Protection of public health and safety • Conservation of natural resources • Environmental protection • Minimizing public service costs • Insuring compatibility between land uses • Lake and stream preservation. The Public Services Strategy in Chapter 5 specifies policies regarding future infrastructure improvements and decisions to assure future public services are coordinated with the planned future land use pattern in the Township, and that the goals and objectives of this Plan can be achieved. - The future land use pattern was established based upon an analysis of the Township's natural and cultural characteristics, community attitudes, the existing roadway network, soil conditions, existing and nearby public infrastructure, environmentally sensitive areas, neighboring municipal land use conditions, and other associated characteristics. These characteristics, both as individual elements and in a cumulative fashion , present opportunities and constraints toward land uses and land development in each area of the Township. These opportunities and constraints were evaluated within the context of the goals and objectives of Chapter 3 to arrive at a future land use pattern which responds to the principles noted above. The regulatory elements of Cannon Township's growth management program-those elements intended to implement the Comprehensive Plan, including the Future Land Use Strategy-will consist primarily of the regulatory ordinances of the Township including its Zoning Ordinance and Subdivision Regulations. The Township's Zoning Ordinance generally regulates the type, location, bulk, and intensity of land development throughout the Township. The Subdivision Regulations establish the standards under which land in the Township can be subdivided into multiple lots (a plat). Standards regarding street alignments, circulation, utility easements, emergency access, grading, and erosion control are addressed, among others. Other related ordinances and a capital improvement program, may, from time to time, be adopted or amended to further carry out this Plan. Township-Wide Land Use Pattern The text in this Chapter establishes the policies to guide future land use change so as to accomplish the desired geographic land use pattern illustrated in Map 4-1, the Future Land Use Map. The Future Land Use Strategy calls for a land use pattern in the Township characterized by low density residential development and a variety of open spaces including farmland, woodlands, and wetlands. The primary differences between the planned and current land use pattern are founded upon an increased concern for protection of the natural environment and those elements more synonymous with a rural community, retention of significant visual resources, and the provision for denser development in specific and limited areas of the Township. OVERVIEW OF FUTURE LAND USE STRATEGY Basis The Future Land Use Plan establishes the planned future land use pattern throughout the Township for approximately 20 years. The goals and objec4-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �The Future Land Use Strategy calls for the establishment of four principal land use areas in the Township. The Conservation Area is intended to protect the most sensitive natural resources of the Township and those that present the greatest limitations to development. The Open Space Residential Area, which covers the vast majority of the Township, is intended to provide opportunities for residential development in association with significant areas of pennane·ntly protected open spaces. The Lakes Resldentlal Area identifies land use and development policies regarding future development and redevelopment along the Township's numerous lakes. The VIiiage Area identifies those community nodes intended to accommodate the highest densities and intensities of development within the Township and within which public services are, or will be, available to accommodate such development at the time the new intensive land uses become operational. The Village Areas are intended to be comparatively small scale urban community nodes, supportive of the overall character of the Township. intergovernmental coordination, continuity, and compatible land uses. The Future Land Use Strategy in this Plan proposes low to very low density residential and/or conservation (open space) uses along the entire periphery of the Township. This pattern of land use is very compatible with those existing and proposed patterns in neighboring communities. While the abutting land uses may not be identical in nature, their general character and impacts are closely related. Except for a small area at M-44 and Tiffany Avenue which is designated for industrial use, Grattan Township's 1989 Land Use Plan proposes agricultural land uses along the entire eastern boundary of Cannon Township. The area designated for industrial land uses abuts that area in Cannon Township where industrial land uses currently exist. The 1985 Ada Township Comprehensive Plan designates the vast majority of lands abutting the south boundary of Cannon Township as "Rural Preservation" and provides for agricultural land uses and very low density residential development. The limited areas along the southern boundary of Cannon Township which are not included in the Ada Township "Rural Preservation" area consist principally of park and recreation lands and floodplains. Relationship to Existing Land Use Pattern and Land Uses The Future Land Use Strategy calls for a future land use pattern which is generally similar to that which currently exists throughout the Township. The principal differences between the proposed and existing land use pattern are that the Future Land Use Strategy provides for a stronger open space and environmental resource protection program, recognizes the limited long term economic viability of farming in the Township, and consolidates nonresidential development within two Village areas and redevelopment in the existing commercial and industrial areas rather than in the emerging strip pattern along certain segments of M-44. Plainfield Township, to the west of Cannon Township, proposes numerous different land use designations along Cannon Township's western boundary in its 1988 Comprehensive Plan. The majority of Plainfield Township's eastern periphery along Cannon Township is designated for low density residential use, although there does exist a mile of shared boundary which Plainfield Township proposes for residential densities up to 6 dwelling units per acre. The limited area of the City of Rockford which abuts Cannon Township in its northwest comer is planned for office and high density residential use. Courtland Township, to the north of Cannon Township, was in the process of formulating a new Master Plan at the time the Cannon Township Comprehensive Plan was prepared. Draft policies of Courtland Township, at the time the Cannon Township Comprehensive Plan was prepared, proposed low density residential development along its southern boundaries, with the exception of a small neighborhood convenience center at the 1O Mile Road/Myers Lake Road intersection where there is an existing gasoline station/party store. A major emphasis of the Future Land Use Strategy is to limit the previous trend of continuous lot splits and dispersed development which has negatively impacted the rural quality of the Township and the efficiency of the roadway network (see "Trends and Conditions" discussion in Chapter 2). Relationship to Neighboring Mun lei pall ties The Future Land Use Strategy was based, in part, upon existing and proposed land use patterns in those municipalities sharing borders with Cannon Township. Such considerations were fundamental in the interest of 4-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �INDIVIDUAL COMPONENTS OF THE FUTURE LAND USE STRATEGY Privately owned lands within the Cannonsburg State Game Area are classified within the Conservation Area in order to preserve the wildlife and environmental integrity of this resource, and preserve the Game Area's long term viability. The Conservation Area is situated primarily in the south central region of the Township where the Cannonsburg State Game Area, and associated wetlands, are located. The Cannonsburg State Game area is administered by the Michigan Department of Natural Resources for the purpose of managing wildlife resources and providing public hunting recreation opportunities. Increasing residential development within the boundaries of the Game Area will decrease land for wildlife habitats, increase public satety concerns between hunting and residential land uses, and limit the area available for hunting due to expanding buffer zones between designated hunting areas and residences and boundary lines. If because of land use conflicts hunting no longer remains feasible in the Cannonsburg State Game Area, the area could be closed and the public lands sold. The Township would then lose a tremendous open space and wildlife habitat "Jewel" that is central to the ecology and biological diversity of the Bear Creek Watershed. Following is a review of the principal components of the Future Land Use Strategy. These components, collectively, forrrulate the planned future land use pattern in the Township and generally identify the future land use pattern by land use type and include policies regarding each land use type. Conservation Of Special Natural Resources Overview This Plan calls for the preservation of the Township's common and special natural resources. The common natural resources of the Township include its groundwater, its surface water and its air. While these resources should be used to benefit and sustain human activity and wildlife, they should not be so exploited as to reduce their long term availability, or contaminated so as to present health hazards to Township residents. Special natural resources of the Township include both those resources which are· partia.i larty sensitive to degradation from unsound land use and development activities, and those resources which present particularly extreme constraints to land development. Special natural resources include wetlands, floodplains, hydric soils, woodlands, hillsides, and state game areas. - The Conservation Area also includes the many wetlands and hydric soils along the eastern periphery of the Township, along Bear Creek, and the Grand River floodplain area. These areas should only be used for residential and recreation land uses. Development densities within the conservation areas should not exceed one dwelling unit per 5 acres of developable land. This would result in an average density of one dwelling unit per 5-20 acres. Whenever possible, alteration of the natural landscape and development of new roads and structures in these areas should be avoided. These common and special natural resources are scattered throughout all areas of the Township and provide important environmental benefits including habitats for wildlife, flood control, groundwater recharge and discharge, and surface water and air purification. In addition, they provide special opportunities for passive recreation and play a critical role in the Township's rural character so strongly desired to be retained by residents. In addition, lands abutting the Cannonsburg State Game Area, Townshed Park and the new County Park at Pickerel Lake should be carefully developed so as to provide a low intensity buffer area around these public lands. A conscious effort should also be made to retain existing trees and other vegetation as a greenbelt. These measures will help ensure the existing public investment in these lands is protected, that the quality of the resources is preserved, and that existing public uses, including hunting in the State Game Area, are maintained. The Future Land Use Strategy calls for the conservation of all of these natural resources through both designated conservation areas in the Township and through conservation policies linked to other geographic use areas. Conservation Area A Conservation Area is depicted on the Future Land Use Map (Figure 4-1). It includes those areas of the Township characterized by floodplains, wetlands, hydric soils, resource-based County park facilities, and all lands, both publlcly and privately owned, within the boundaries of the Cannonsburg State Game Area. Future land use decisions must recognize the significance of these resources to the Township. Any loss in the quantity or quality of these resources must be considered permanent and, as such, sound and practical land use and site development practices aimed at 4-3 CANNON TOWNSHIP COMPREHENSIVE PLAN �preservation of these resources must prevail. In the alternative, and only when no other practical alternative exists, mitigation measures may be authorized where other public benefits of the land use are great enough. A principal consideration guiding residential development within the Township is the intention to allow for a variety of single family residential housing options, consistent with the character of the Township, in order to better address varying lifestyle preferences, economic considerations, and family orientation options including the elderly and young. Very few properties lie wholly within Conservation areas. In most cases there are significant amounts of upland, or other areas outside of the Conservation Areas. Development should occur on these portions of the property, rather than in Conservation Areas, where the option exists. Open Space Residential Area The Open Space Residential Area covers the vast majority of the Township and provides opportunities for residential development within an open space, rural character setting. An overall low, open spaced-based average development density of one dwelling unit per 2-5 acres will be encouraged throughout the vast majority of the Township due to the lack of extensive public sewer and water, and the generally poor soils for septics in much of the Township. Where open space zoning concepts are employed and large amounts of open space are protected through permanent deed restrictions or conservation easements, development density could increase, provided special zoning standards were met. These standards would focus on protecting the public from potential negative impacts associated with denser development. POLICY; Average development densities should not exceed one dwelling unit per 5 acres of developable land. Alteration of the natural landscape and development of new roads should be avoided. Land development in Conservation Areas should proceed only after receipt of appropriate Township and/or state or federal permits, and according to any mitigation measures required through the administration of federal, state, county or Township ordinances. Land uses requiring state and/or federal permits (especially for wetland or floodplain alterations) should not receive final Township approval until satisfactory evidence has been submitted verifying the acquisition of all other necessary permits. If the land can be reasonably used without alteration of the special natural resources (at densities otherwise permitted by local, state, or federal regulations) then it should be used in this manner. Anticipated average development densities (not necessarily minimum lot sizes) are expected to range from one dwelling unit per 2 to 5 acres, depending upon the particular conditions present and whether, in appropriate cases, the dwelling units (or lots) may be clustered. (See illustrations on next page). For example, where there are extensive woodlands, wetlands, steep slopes and other sensitive environmental features, a development density in the lower range per acre would be suggested . However, with proper site design to protect open space, and clustering of units on the areas without steep slopes, a higher range density could be appropriate. A special emphasis on site design should be placed on development along main roads and especially along M-44 in order to better preserve the rural attributes of this heavily traveled corridor. Residential Development Overview Residential development will continue to be the predominant developed land use throughout the Township. Permitted density of future residential development as established in the zoning ordinance, will be based upon the natural limitations and suitability of - the soils in the area for residential development (as represented by an applicant obtaining the necessary permits from the County Health Department), preservation of special natural resources, preservation of important open spaces, the compatibility with adjacent land uses, and the availability of adequate support services including, but not limited to: safe and convenient access, healthy water and septic waste disposal, and sufficient police and fire protection. The lack of public sewer in most of the Township dictates a low density residential development pattern. That extensive areas of the Township have severe limitations for septic disposal where development occurs on small lots, according to the Kent County Soil Conservation Service, further suggests such a development pattern. The Open Space Residential Area includes those lands in the Township currently being farmed. This Plan recognizes that farming plays an important role in the history and character of Cannon Township. It also recognizes that farming, as an industry, is a particularly difficult challenge in Cannon Township due to the limited extent of prime agricultural soils and the lack of extensive contiguous expanses of those prime soils which do exist. 4-4 CANNON TOWNSHIP COMPREHENSIVE PLAN �Average Density This Comprehensive Plan utilizes the concept of •average density• in the description of future land use patterns and intensity of development. It is a concept establishing a target density for large areas. It is not a regulatory threshold to be applied on a lot by lot basis. Development density at the parcel level is established by the Zoning Ordinance. Average density refers to the overall density of development within a geographic area, such as that area in a community which may be planned for •1ow density residentiar development. Average density is established by dividing the total acreage within the specified area by the number of dwelling units planned for the same area. Because this Plan is intended to examine land use impacts on a general scale and address broad land use policies, the Plan treats development densities in the same manner, and not on a minimum lot size basis. Within the text of this Plan, references to a particular •average density• of development, such as on an average of one dwelling unit per 1O acres, means the density that results by dividing the total acreage of the large area (including many lots) by the number of dwelling units planned for that area--it does not mean a uniform minimum zoning lot size of 1O acres. Many zoning districts may cover the area in question, each with their own density standard. The sum of the permitted dwelling units by zone should generally correspond to the average density targeted in this Plan. That is how the targeted average densities will be achieved. Development density on a parcel by parcel basis is then to be established in the Township's Zoning Ordinance. The illustrations below show the application of the average density concept to a square mile of land. Though both patterns of development vary significantly, including their respective lot sizes, the same number of dwelling units exist in each, thereby resulting in the same average density. Many different zoning patterns could give this result, as illustrated. 40 QCrH --- -- ,'~ L-----------~ s OCt. . 40 acres 40 acres 40 oc,es 40 acres ... . .. . .... .. ...___ ,,,,,,\ .. . .. ... .... ... ... .. . ... . .. . .. .. . ... . .. . .. .... .-. . .... . . .. 10 OCtft ' ' ' ' ' ' - SOClet r - - ~ - 1 0 unil apollfflenl bulldlnQ on 2 ocres OS 5 -4 4-5 CANNON TOWNSHIP COMPREHENSIVE PLAN ;?., UM CondOminU'n devetopment on 00 ocres �This Plan encourages the continuation of all current farming activities irrespective of their location as long as it is economically viable to do so, adequate public services for higher density development are not available, and especially where the land is characterized by prime agricultural soils. All typical farming activities , including the raising of crops and use of stables, silos, and barns, but excluding intensive livestock activities, would be recognized as legitimate land uses provided that they met Department of Agriculture requirements as ''generally accepted agricultural and management practices." Livestock operations of such intensity that the extent of animal waste and odors presents excessive impacts upon adjacent and area land uses and resource systems are not consistent with the current or future residential character of the Township. permitted gross zoning density is one lot per 2 acres) and to make each lot smaller in size, clustered into three to five groups to take advantage of the natural characteristics of the site. This will result in conversion of only 20 to 40 acres, thereby leaving 40 to 60 acres available for agricultural or other nondevelopmental open space use. In some situations, it may be desirable to require development via open space or cluster zoning (such as property exclusively in sensitive environmental areas), but in most cases this would be a voluntary option. The following guidelines are a framework for a new set of subdivision and site development (zoning) regulations for rural clustering for all of the land in the Open Space Residential Area. The intent of this Plan is that the conversion of farmland to residential use occur in a manner which: 1) consumes only portions of the farmland area necessary to accommodate new residential development; 2) provides for the continuance of adjacent farming activities; and 3) maintains a strong pattern of open space previously associated with current farmlands. 1) Disturbing areas adjacent to floodplains, stream buffer areas or wetlands. 2) Developing on steep slopes. 3) Building on hilltops and ridges when development will be highly visible. 4) Placing numerous houses with access drives along local and primary county roads or local collector roads. Open Space or Rural Cluster Zoning Guiding future residential development in an appropriate manner is the primary challenge of successful implementation of the Plan. The strategy proposed is the addition of a new option to both the Township's Zoning Ordinance and Subdivision Ordinance to permit and encourage carefully designed small open space developments to be established anywhere in the residential areas of the Township according to standards established in each ordinance. This will allow the creation of small lots (or alternatively, if done under the Condominium Act, to site new residential - structures) in a cluster, or series of small clusters, leaving the bulk of the property in permanent open space (achieved through a permanent deed restriction) . Careful regulation of development will ensure that the open spaces and other desirable features of the Township are retained. 5) Backing houses directly or visibly onto local and primary county roads or local collector roads. 6) Destroying existing tree stands or hedgerows, especially along rights-of-way and between housing and active agricultural areas. Reguice 1) Substantial buffering and screening for development near all public right-of-way on collectors and arterials. 2) Preservation or enhancement hedgerows and wooded areas. of existing 3) Appropriate setbacks and/or buffering between housing and existing or proposed active agricultural areas. This option would permit, for example, a landowner to create 40 lots from an 80 acre parcel (if the 4-6 CANNON TOWNSHIP COMPREHENSIVE PLAN �Protection and Use of Open Space Created by Clustering Use of open space zoning or cluster zoning in Cannon Township offers a very good opportunity for accommodating residential development while simultaneously preserving the quality of the environment, the natural features of the rural landscape and working agricultural land. However, when an open space zoning development is completed and its permitted density has been exhausted, there remains the question of how best to ensure that the remaining open land is permanently and viably preserved. When clustered lots are recorded, the remaining parcel would be identified on the plat or recorded with the County Register of Deeds as limited to agricultural, recreationaJ or related use. Covenants detailing restrictions on the clustered lots and the remainder could also be recorded at the same time. However, these remainders, permanently stripped of any future development rights, may not legally be the equivalent of the "open space" defined in the Zoning and Subdivision Regulation, although some of their purposes-most notably environmental and landscape protection-may be similar. · 1) The open space created by rural clustering will, in almost all cases, remain private property, whereas "open space" created by subdivision of a parcel is usually dedicated to the public or a homeowner's association and becomes a public responsibility. 2) The size of the open space created by rural clustering will result from application of performance standards to be Included in the zoning ordinance. · 3) The permanent stripping of development rights on the remainders created.by rural clustering means they can never be used for additlonal housing. Such land can be actively famied, used for woodlots, nurseries, pasture, or other uses related to farmland, or it may be used for certain recreation uses described in the Zoning Ordinance. These remainders must be recorded as lots or common lands whose uses do not include future homes, stores, offices, or other buildings unrelated to the principal use of the designated open space. 4) Remainders which meet the qualifications for such programs could be donated to an Agricultural Land Preservation Program, a local Environmental Trust, Historic Trust, or other custodians of environmental and landscape resources. The remainders would then be subject to the restrictions of these programs, giving them an even stronger degree of protection than exists me.rely by the absence of development rights. 5) In some cases the Township might wish to acquire the remainder as part of a public park, greenway or greenbelt. However, the Township is under no obligation to accept as dedicated open space any of the remainders created by rural clustering. Indeed, it is the Township's preference to see these remainders stay privately owned and managed in ways consistent with agricultural preservation and environmental purposes that are the prime reasons for encouraging clustering. 6) Remainders to be designated for local recreation or common green space can be entrusted to the responsibility of a homeowner's association. · 7) Unlike public open space which becomes a permanent responsibility of government agencies, the re- mainders created by rural clustering can be rented, leased or transferred to new owners, but such leases, rentals or sales cannot restore any _development rights. 4-7 CANNON TOWNSHIP COMPREHENSIVE PLAN �4) Safe location and design of common sanitary systems and storm water management structures that do not create nuisances. 5) Homeowner-managed recreation areas and common spaces within larger clusters. 6) Covenants or easements to permanently protect the undeveloped open space areas that remain after clustering is accomplished. land uses could be equally threatening, especially if surface runoff from adjacent areas is laden with pesticides, fertilizers, oils, and other polluting impurities. Reduced development densities are recommended along the lake shore areas as redevelopment occurs to better assure adequate on-site sewage disposal, minimize overuse of and safety hazards on the water, and to limit the disturbance of important aesthetic and ecological landscape elements. The present character of the land surrounding Cannon Township's inland lakes is nearly wholly residential. The Plan encourages the continuation of these uses but in a manner which more effectively recognizes the sensitive environmental qualities embodied in these resources. The Plan provides for future residential development along the remaining undeveloped portions of the Township's inland lakes at average densities not exceeding one dwelling unit per 1/2 acre. Such densities are more compatible with both abutting nonlakefront lands and the sensitive water resources than the development densities of existing lakefront lots. Most of these undeveloped lands are low, in or adjacent to wetlands, or otherwise sensitive to development and not suited for the higher density of existing lakefront lots. The Plan recognizes the higher density of many lots around the Township's inland lakes. It is the intent of the Plan to encourage lower density lakefront development where either: 1) currently vacant land is developed for residential purposes; or 2) existing developed land undergoes redevelopment, such as where several contiguous, developed , lots are purchased and razed, and a new structure constructed. POLICIES: Residential development should be limited by appropriate zoning to an average density of one dwelling unit per 2-5 acres with the variation based upon the extent that special conditions may prevail and the quality of the open space character of the site plan. For example, on flatter, well drained, "perkable" land, development density would not exceed 1 dwelling unit per 2 acres "by right. • Actual permitted lot size would be established in the zoning ordinance based on the presence or lack of sewers, type of road access, number of lots, amount of open space, and related factors. Residential development should not occur on a strip basis and should be appropriately sited, landscaped, and setback from all roadways. Opportunities and incentives should be provided within Township ordinances to encourage residential development according to the open space/cluster ~?nin_g principles discussed in this Plan and as specified m the zoning ordinance. Minimum lot sizes should be adequate to accommodate septic systems (where sewer is not available) as required by the Kent County Public Heafth Department. Residential development within the Open Space Residential Area, should be based upon ordinance provisions which limit the fragmentation of open spaces and Township-wide natural resource systems. The Plan encourages the renovation and/or redevelopment of those lakef rent residential areas which are characterized by deteriorating conditions of both a visual and/or structural nature. These conditions do not support the intended character of the Township, threaten the public health, safety, and welfare, and negatively impact the use, enjoyment and value of surrounding development. Redevelopment of these _acres should be particularly sensitive to the preservation of open spaces, provision of a "naturalized" shoreline, and compatible architectural styles. Wetlands and sensitive natural areas adjacent to the inland lakes should be maintained as part of the natural lake ecosystem. This Plan does not recognize commercial or industrial land uses in excess of those already present as being compatible uses along the shores of the lakes of Cannon Township. Inland Lakes Area Inland lakes in Cannon Township are both natural resources and sensitive areas which present particular challenges in regard to adjacent land use management. Lakes, to a large extent, act as magnets for a variety of land uses, most particularly residential. These highly attractive resources and their aesthetic, environmental, and recreational values are sensitive to degradation through shoreline erosion, septic field leaching, sediment discharge, and excess use of surface waters by water craft. Most of the lakes in the Township are already intensely developed and the carrying capacity of the lakes for safe surface water use and a nondegraded water quality are at risk if the remaining undeveloped adjacent shoreline areas a~e over developed. However, residential development 1s not the only threat to these lakes as both agricultural activities and more intensive commercial or industrial Keyhole , or funnel development, should not be permitted. Keyhole development is the use of a waterfront lot as common open space for waterfront access 4-8 CANNON TOWNSHIP COMPREHENS IVE PLAN �for dwelling units located away from the waterfront. This results in potentially greater lake use than would "normally" occur if the lot were used for its intended use, such as a single family residence. As surface water use increases, so does the potential for shore erosion from speedboats and water-skiers, loss in property values, oil and gas spillage from powerboats, increased noise, conflicts between lake users (sailboats, fisherman, swimmers, etc.), and increased lake maintenance costs. Such threats become that much greater when keyholing occurs with the digging of canals to increase lake frontage access to back lot residences. This form of development should be prohibited in the interest of preserving the water quality of the Township's lakes, protecting the public health, safety, and welfare, and preserving the lake and shoreline character of the Inland Lakes Area. goals and objectives within the Plan, as well as this location does. This area presents a very significant opportunity for quality development. A mixture of residential and limited neighborhood commercial development linked to the public land owned by the Township should be carefully planned. There is an exciting potential for this Village Area to evolve as the community services center of the Township and serve as the focal area for Township public services. Properly done, the Township could have a village center which helped give a clearer identity to the unique area known as Cannon Township. The Cannonsburg Village Area is also proposed to accommodate increased residential development and a small amount of commercial development. However, a greater emphasis will be placed on redevelopment and/or historic rehabilitation rather than the expansion of this existing community node. Expansion of the current limits of the urbanized area of Cannonsburg for residential land uses is not suggested over the next 20 years due to the lack of public sewer and water and the extensive special natural resources surrounding this area, including the Cannonsburg State Game Area and the Townsend Park Facility. Without existing public sewer or water, this node is limited as to the development densities that can be adequately accommodated. Redevelopment densities will be limited to the opportunities presented by area soils for septic systems. Still, the Cannonsburg Village area has established itself, historically, as an important community center, has evolved into a small urban node, and is provided access by three primary county roads. This Plan suggests the continuation of the role this area has adopted and the preservation of its unique historic character. POLICIES: New development and redevelopment along the Township's inland lakes should only be permitted according to development standards which address, at a minimum, consideration of a potable water supply, safe disposal of septage, water and land carrying capacities, water quality protection, preservation of open space, minimal additional intrusion upon the natural environment, and the provision of adequate public access where applicable. Village Area The Future Land Use Strategy establishes two Village Areas to accommodate residential development at average densities greater than those recommended elsewhere in the Township. Though the maximum average density of development within the Village Areas is anticipated not to exceed four dwelling units per acre, maximum net densities permitted will be based upon the adequacy of roads, sewers, water, stormwater, police and fire services. The portion of the Township surrounding Rockford is characterized by higher density residential development. It is the explicit intent of the Plan that this area not become an avenue for the continuous expansion of urbanization from the City of Rockford into the more interior areas of the Township, nor that it be used as a vehicle for annexing Township lands. The locations established for future residential development within the Village Area context include: the area in the vicinity of M-44 and Myers Lake Avenue, and the Cannonsburg community. M-44, a state highway, and Myers Lake Avenue, a county primary road, provides the transportation element necessary to support this higher intensity of residential development and associated emergency services needs. The relative appropriateness of this location for the Village Area is further supported by the current availability of public sewer, limited existence of significant special natural resources, predominance of accommodating soils, and the existence of both higher intensity development in the immediate vicinity and large tracts of undeveloped land. No other location within the Township supports this intensity of development, and the POLICIES: Residential development in village areas should be limited, by appropriate zoning, to an average density not more than 4 dwelling units/acre, provided the public facilities present, are adequate to accommodate the increased public service demands from new development or redevelopment. Specific needs to be considered should be sewer, water, road infrastructure, and emergency services. Paved roads must be present and private, on-site, ''package" sewer 4-9 CANNON TOWNSHIP COMPREHENSIVE PLAN �systems are not an acceptable substitute for public sewer if public sewer is accessible. Residential development within the Village Areas should recognize the current rural-like character of the Township and complement this character through building scale, materials, and style. Buildings and support facilities should be sited and designed to provide a village atmosphere which balances the denser development pattern with a sense of community, human scale, and the rural roots upon which it has evolved. Residential development in the Cannonsburg Village Area should be sensitive to the historic character and elements of the community. New development and land uses should recognize and respond to the particularly extensive natural resources in the area and the physical constraints and opportunities they present. Similarly, new residential development should not interfere with, nor be negatively impacted by, nonresidential activities and patterns in the area. Residential development in the Myers Lake Avenue/M-44 Village Area should recognize the traffic patterns in the area and the high visibility profile associated with traffic flows along M-44 and not exacerbate existing traffic movements. Residential development in the Rockford Village should be compatible with both the City of Rockford's small town character and the more nearby rural areas of the Township. Table 4-1 AVERAGE DENSITIES BY USE AREA AVERAGE DENSITY* USE AREA 1 unit/5-20 acres Conservation 1 unit/2-5 acres Ooen Soace Residential Lakes Residential 1 unit/1/2 acre M-44/Myers Lake Village 4 units/1 acre Area 3 units/1 acre Cannonsburg Village Area • Minimum lot size is established in the Zoning Ordinance and could be substantially less than this average density (see sidebar on page 4-5). COMMERCIAL AND INDUSTRIAL DEVELOPMENT The residents of Cannon Township have clearly voiced their general satisfaction with the limited extent of commercial and industrial facilities within the community and do not care to see indiscriminate expansion. The Village Areas, at the intersection of M-44 and Myers Lake Avenue, and the Cannonsburg commu- nity, are the only areas within which new commercial land uses are encouraged. There are no areas well suited for new industrial development and no areas are proposed . There is only one all-weather highway (M-44). and any industrial development would involve routing heavy trucks across the entire Township, increase the already high congestion level along M-44, and interfere with the intended rural-like character of the M-44 corridor. As discussed previously under "Residential Development," the M-44/Myers Lake Avenue node, and support services available in this location, supports the intensity of development characterized by commercial land uses. The Cannonsburg Village Area is not characterized by the infrastructure and services available to currently support extensive commercial development. This area has evolved within a village environment and establishes a foundation upon which future commercial land uses may be established, provided adequate on-site potable water and sewage disposal facilities are presented. These nonresidential land uses will co-exist with permitted residential development proposed for these Village Areas as well. In addition, new businesses will have to provide for an improved level of stormwater management. Measures should be implemented to address the increased quantity and rate of runoff and its impacts upon area flooding and degradation of the natural environment. Site development must also recognize and respect sensitive environmental areas and impacts on groundwater through measures designed to minimize impacts on these resources. The commercial development within these Village Areas is intended to be of a convenience and neighborhood services character. The symbols on Figure 41 denoting the Village Areas are intended to identify the general areas where nodes would develop, but are not necessarily tied to the exact spot upon which the symbols fall. Nor are they necessarily of the size or shape that may occur. This Plan does not foresee the need for these combined Village Areas to include more than 100,000 square feet of new commercial leasable area within the time frame of this Plan. This Plan calls for the Township's new commercial development to occur within these Village Areas. The Plan does, however, recognize that commercial development has occurred in other areas of the Township, most particularly along M-44 in the Bostwick Lake area, and discourages continuation of this pattern of strip development. While the Plan discourages this pattern of development, it recognizes the significance of this activity center within the Township both for its historic flavor and the resources in- 4-10 CANNON TOWNSHIP COMPREHENSIVE PLAN �vested in many of the commercial establishments. The Future Land Use Strategy supports the continuation of the existing Bostwick Lake area businesses. The Future Land Use Strategy does not support the expansion of exisiting strip commercial development on M-44. The long term continuation of these uses in their particular locations support the undesirable pattern of, and potential expansion of, strip development, as well as jeopardize the function and safety of M-44. POLICY: New commercial development should be permitted only in the identified Village Areas, and the limited existing commercial area just north of M-44 along Bostwick Lake, and where the following conditions exist: 1) there are adequate public services; 2) roads are paved: 3) access is regulated and designed to prevent traffic hazards; and 4) stormwater runoff is adequately controlled as to quantity and quality. Furthermore, it should be linked to public sewer and water where available. Private utility systems may be constructed if they meet all Township, county, state, and federal requirements; can be linked to a future public utility system; and their location does not conflict with the Public Services Strategy as presented in Chapter 5. No commercial development should occur except in commercially zoned districts unless it qualifies as a special land use and meets all requirements therefor in the zoning ordinance. Commercial development within the Village Areas should recognize the current rural-like character of the Township and complement this character through building scale, materials, and style. Buildings and support facilities should be sited and designed to provide a village atmosphere. Critical considerations in this regard should include limiting the height and bulk of buildings, encouraging traditional architectural styles, siting parking facilities - behind (possibly to the side of) building facilities, provision of strong pedestrian amenities and circulation pattern, provision of open spaces or "village squares," and similar fundamental ''village" components. All new commercial development should be designed so as to preserve open space and minimize intrusion upon the natural landscape. It is not the intent of this Plan to increase the commercial area of the Village of Cannonsburg. All industrial development must be sited in an industrially zoned district unless permitted as a designated special land use in another zone in the zoning ordinance (this may be a desired way to regulate future changes to existing nonconforming industrial uses). Public services and roads must be adequate to meet service demands before any existing industrial area could be expanded. New industrial uses must be designed so as to preserve open space and minimize intrusion upon the natural landscape. It is the intent of this plan that no new industrial areas be created beyond those already in use and appropriately zoned. PUBLIC LANDS Acquisition and development of lands for public use is typically a function of the extent to which a community provides its own public services. The provision of public services is dependent upon the availability of land resources from which the services originate, are maintained, and administered. The absence of extensive public services provided by the Towns hip including public sewer (provided by Kent County) and water, minimizes the need for Township-owned land. At present, public lands administered by the Township are limited to three cemeteries, two fire stations, the Cannon Towns hip Center and Historical Society Museum. Except for recreational needs which will be discussed below, this current and limited Township-owned land appears reasonable and adequate at this time. However, this need may change as the Towns hip grows. The Towns hip recognizes that purchase of public lands can involve high acquisition costs, impacts upon adjacent land uses, and public welfare issues associated with providing selected services and infrastructure on a site. POLICIES: The Township should only acquire and develop public lands where the proposed acquisition or development meets the following circumstances: 1) addresses the maintenance or enhancement of the public heahh, safety, and welfare; 2) is based upon the analysis of current and projected conditions and the resulting implications upon the quality of life and welfare of the Township; 3) the site characteristics accommodate the proposed public use; 4) the use will not unreasonably impact adjacent land uses and waters; and 5) measures are taken to minimize negative impacts upon adjacent land uses and waters. RECREATION LANDS Recreational lands in Cannon Towns hip are presently limited to several private facilities including ski areas and a goH course, the Cannonsburg State Game Area, and Townsend Park and Frederick Meijer Pickerel Lake Park, two county facilities. The small and scattered population of the Township creates difficulties for most private recreation facilities from a marketing standpoint, particularly when opportunities may be more promising in the more central areas of the Grand Rapids Metro Area. Local schools provide additional recreation facilities though they are not always as accessible to the public on a day-to-day basis during the school year. 4-11 CANNON TOWNSHIP COMPREHENSIVE PLAN �At the present time the Township does not operate any park or recreation facilities. As the Township and the Grand Rapids Metro Area continues to grow, the demand for recreation opportunities can be expected to grow as well. Such a scenario could have a direct impact upon Cannon Towns hip which is rich in untapped outdoor recreation resources. 1) Assure that the design, construction, operation and maintenance of land uses are in a manner harmonious with the character of adjacent property and the surrounding area. 2) Avoid inappropriate changes to the essential character of the surrounding area. 3) Avoid interference with the general enjoyment of adjacent property. While Cannon Township fully supports the value of having recreation opportunities within the community including the importance of individual and family quality leisure time and community image, the Township also recognizes land used for recreational purposes can impact adjacent and area-wide land uses as significantly (and in some cases more so) as other land uses. As a result, new public or private recreational land uses must be designed and operated so as to minimize negative impacts. 4) Improve the use or character of the property under consideration and the surrounding area in general, yet also be in keeping with the natural environment of the site. 5) Avoid negative impacts upon adjacent property or conditions which will be detrimental to the health, safety, or welfare of persons or property through the excessive production of traffic, noise, smoke, odor, fumes or glare. POLICIES: Cannon Township should strive to provide for increased recreational facilities, as funds may be available, through independent actions and/or through cooperation with the private sector, and adjoining municipalities, where new facilities are compatible with area land uses and the proposed facility is compatible with the natural site characteristics. 6) Assure availability of adequate essential public facilities and services, or evidence that the person responsible for the proposed special land use shall be able to continually provide adequately for the services and facilities deemed essential to the special land use under consideration. 7) Avoid demands on public services and facilities in excess of current capacity. SPECIAL LAND USES There are a growing number of land uses which, though they may be largely residential, commercial, or industrial in character, present unique or special circumstances in regard to land use management. These are typically regulated as special land uses in the zoning ordinance. Special land uses are uses which have characteristics which make them inappropriate in one or more zoning districts without being scrutinized through a review process according to standards to protect the integrity of permitted and adjacent land uses. These unique or special circumstances may be a result of traffic, noise, or visual or operational characteristics, which if unmitigated could result in significant public or private nuisance. Special land uses may include (but are not limited to) such land uses as day care facilities, junkyards, airports, gravel pits, or mobile home parks. Special land uses should be permitted in appropriate locations pursuant to specific standards and review procedures established in the zoning ordinance. Approval should not be indiscriminant and conditions should be imposed to minimize impacts on surrounding lands. These standards should help to accomplish the following: 8) Assure consistency with the intent and purpose of the Comprehensive Plan and Zoning Ordinance. POLICY: Special land uses in Cannon Township should be permitted only as provided for in the appropriate provisions of the zoning ordinance and pursuant to both general standards (like those above) and specific standards unique to that land use. SPECIAL CONSIDERATIONS The Future Land Use Strategy described up to this point establishes policies regarding the planned location of land uses throughout the Township within the planning period of this Plan, and policies regarding conditions upon which site development should occur in support of the proposed future land use pattern. There are, however, several critical considerations, as part of the Future Land Use Strategy, which are not specific to particular land uses but rather to particular areas of the Towns hip: the M-44/Cannonsburg Road corridors, the Bear Creek Watershed, and pedestrian/bicycle linkages. M-44 and Cannonsburg Road Corridors M-44 and Cannonsburg Road are fundamental elements of the Cannon Township fabric. Their signifi- 4-12 CANNON TOWNSHIP COMPREHENSIVE PLAN �cance within the Township is inescapable for four reasons: 1) these transportation corridors are the most heavily traveled roadways within the Township; 2) these corridors will continue to be the most traveled corridors in the Township throughout the time frame of this Plan and most likely well beyond; 3) these corridors, and the landscapes through which they pass, formulate the principal visual image of the Township among Township visitors and nonresident travelers; and 4) the vast majority of residents of the Township use one or both of these corridors on a regular basis. Because of both the critical functional and visual role these corridors play within the Township, the preservation of their rural and scenic qualities is paramount to successful implementation of the Future Land Use Strategy. Future growth and development within the Township must be guided by measures which will assure the efficient movement of traffic in a safe manner. An increase in the number of access points along these corridors, both for individual property access and for intersecting roads, will result in a corresponding increase in the potential for congestion and traffic hazards and interfere with the intended function of these corridors-the safe and efficient movement of traffic between population centers. It would also undermine the significant existing public investment in these roads. Limiting direct access upon these corridors, spacing access points at appropriate distances, and providing acceleration and deceleration lanes will be necessary to insure the functional integrity of these corridors as new land uses are established along these corridors. Similarly, future growth and development within the Township must be guided by measures which will preserve, if not enhance, the landscape's visual quality along - these corridors. To the extent that a sense of rural character is to prevail throughout the Township, it is, in large part, derived from the sense of rural character experienced when traveling along these principal corridors. The transformation of these existing "rural" corridors to urban corridors as a result of a lack of safeguard measures would impact the character of the Township well beyond that which is visible from these roads. Assuring that development along these corridors, to the extent that it may occur, is appropriately set back from the roadway and screened from view, is essential if the present character of these corridors is to be preserved. priate spacing between access points is assured, acceleration and deceleration lanes are provided, structures and parking facilities are screened from view, structures and parking facilities are set back an adequate distance to preserve and enhance the current character of these corridors, and the existing natural landscape along these co"idors is preserved. Bear Creek Watershed Cannon Township is committed to the preservation and enhancement of the integrity of Bear Creek and its associated watershed. As discussed in Chapter 2, the Bear Creek valley is one of the most dramatic features in Cannon Township. The valley embodies all of the special natural resources which capture the rural character of the Township including woodlands, wetlands, streams, hillsides, open spaces and scenic panoramic views. Development within the watershed has the potential to dramatically change the character and appearance of the watershed, including the water quality of Bear Creek and the rolling hillsides which frame this watercourse. Improper development practices can lead to the erosion of hillsides and the deposition of sedimentation into Bear Creek. Increased stormwater runoff can lead to flood conditions and the alteration and degradation of existing ecosystems. Improperly functioning septic fields within the watershed and the increased use of fertilizers and pesticides by new residential and nonresidential uses presents additional serious threats. Degradation of the watershed and Bear Creek is not limited to the effects on new "development" only. Agricultural activities within the watershed pose equally devastating threats as nutrient loading through fertilizers and livestock production can greatly impact the Creek's water quality, as can the use of agricultural pesticides. The value of the Bear Creek Watershed resource to the current and future residents and visitors of the Township is matched only by the Township's unique opportunity to protect the future water quality of the watershed and the ecosystems which exist throughout the valley. The majority of the Bear Creek Watershed area is within the boundaries of Cannon Township and, as such, provides the Township with the means to aggressively protect the future integrity of its components. POLICIES: New development and redevelopment along M-44 and Cannonsburg Road should only be permitted according to development standards which address, at a minimum, conditions whereby direct access onto these roads is limited and controlled, appro- POLICIES: All development within the Bear Creek Watershed, including new residential and nonresidential development and redevelopment, should be permitted only when a proposed project, at a minimum, clearly establishes measures which will: 1) greatly 4-13 CANNON TOWNSHIP COMPREHENSIVE PLAN �minimize erosion of the soils on-site both during and after construction; 2) prohibit increased sedimentation into Bear Creek and its tributaries; 3) preserve or enhance the vegetative cover on the site in accord with the dominant character of the watershed; 4) prohibit any increase in flood potential within the watershed, 5) prohibit changes in hydrological characteristics of the watershed's water courses; 6) prohibit the introduction of fertilizers and pesticides which, due to management practices, would be expected to have a significant, or cumulatively significant, negative impact upon the watershed; 7) preserve the natural vegetative cover along all drainage courses, including permanent and intermittent streams; and 8) prevent any thermal pollution of the creek. Also, the Township should develop regulatory programs to assure the necessary special review of proposed projects in the Bear Creek watershed. Linkages Pedestrian and bicycle linkages within and between residential neighborhoods, activity centers, and recreation facilities are important in fostering a unified community fabric and an atmosphere of cohesiveness and vitality. This is particularly true within Cannon Township where community facilities and population centers are not already situated in a compact fashion. New development within the Township should incorporate pedestrian and bicycle linkages between related land uses in the interest of convenience, enjoyment, energy conservation, and unification of dispersed land uses. These linkages should originate from residential neighborhoods and extend to existing and future recreational facilities as well as to commercial and community services centers. The Kent County Parks and Recreation department is planning to create a linkage between Townsend Park and its new Pickerel Lake facility. Strong consideration should be given to extending this linkage further north to M-44 and the Bostwick Lake area in light of the importance of the Ml-44 corridor and the M-44/Bostwick lake activity area. POLICY: The approval of all new land uses shall be based in part on the provision for pedestrian and bicycle linkages from and to adjacent and area-wide land uses to facilitate convenient and practical access. In addition, the Township will work with other public and private entities to provide other linkages as the opportunities present themselves. 4-14 CANNON TOWNSHIP COMPREHENSIVE PLAN �~~@~ lJ@W~0fX1DfP Kent County, Michigan 6 uu .-r. Figure 4-1 FUTURE LAND USE 0 Conservation ~ Lakes Residential Planning & Zoning Center, Inc. -• Village (Black clrcle1 show / gene,ollzed areas and not fixed boundorle.,) Bear Creek Watershed Boundary Open Space Residential SCALE February, 1994 302 South Wavertv Road 1:55,096 1 Inch • 4590 feet Lanalng. Michigan �Chapter 5 PUBLIC SERVICES STRATEGY INTRODUCTION AND PURPOSE individual public services components in response to existing conditions and anticipated needs. The Future Land Use Strategy discussed in Chapter 4 describes the desired pattern of land development throughout the Township through the establishment of land uses and densities for areas with common characteristics. The Public Services Strategy described in this Chapter identifies the manner and degree to which public infrastructure and services are to be provided within the Township to support the planned future land use pattern. Public services and related infrastructure include sewage disposal and potable water, roads and highways, police and fire protection, recreation, and general government services. Township-Wide Public Services Pattern The Public Services Strategy calls for a future public services pattern not very different than the current pattern in the Township. The vast majority of the Township is proposed to receive limited expansion of those services currently available. The extensive paved roadway network will continue to be the most developed and township-wide public service (though principally operated and administered by the County Road Commission). The Cannonsburg Village Area and the Myers Lake Avenue/M-44 Village Area will be the general focus of future public service improvements, although the entire M-44 corridor will receive future improvements as may be necessary to assure a continued level of service adequate for a state highway. As the character and feasibility of land development is directly impacted by the extent to which urban or public services are available, the Public Services Strategy works hand-in-hand with the Future Land Use Strategy and is a critical element of the Township's growth management program. INDIVIDUAL COMPONENTS OF THE PUBLIC SERVICES STRATEGY OVERVIEW OF PUBLIC SERVICES STRATEGY Following is a review of the principal components of the Public Services Strategy. These components, include both policies regarding services by geographic area and policies which address particular public services. Collectively, they formulate the manner by which, and conditions upon which, future improvements should be made regarding public services. Basis The Public Services Strategy is based on the principle of new development occurring concurrent with or after the public services necessary to serve it are in place. It is the specific intent of the Public Services Strategy to minimize the opportunities for urban sprawl and the leapfrogging of more intensive urban _ development into the areas of the Township planned for less intensive land uses. Service Areas The Public Services Strategy identifies the future limits of urban services, and associated urban development, within the Township at least until 2010. The Township is divided into three service areas, as illustrated on Map 5-1. Each service area prescribes a particular intended level of public services available to land uses within the area. These service areas have the following characteristics: The Public Services Strategy consists of two policy levels. One set of policies identifies, by geographic areas, the relative level of planned new or expanded services. To this end, the Public Services Strategy is based upon the intended future land use pattern in the Township. The expansion or introduction of public services is given greatest priority in those areas of the Township where the intended future land uses are to be of such intensities or densities that the availability of adequate public services is particularly crucial. Three levels of public services are established: 1) primary utility service area; 2) a future utility services area; and 3) a rural services area. 1) The Rural Services Area includes those areas characterized by a lack of public capital facilities (public sewer, water, etc.), which are planned for low density development that doesn't need these public services, and are intended to remain as such. In addition, they provide opportunities for rural and semi-rural living. The Rural Services Area covers the vast majority of the Township. The second level of policies addresses future decisions regarding improvements to the Township's 5-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �• ~~~ lJ@X'fiYJ~[}[] [P Kent County, Michigan 0 6 5 t<C • 4 ST. --c;;. 3 2 0 12 . 18 17 ! 13 16 0 0 <> I + ~u ~½ I\, ~ + ! ii ~ 0 2!CE .... • 24 0 .. -- . · 25 28 29 .30 # 0 ,· 0 0 + 0 ......c "°· t ~ ~ i VI 1; .31 32 ~ t) 33 ~ i 34 i ~ ... ~ N). Paved roads, public seNer. (possibly public water) are generally available or planned in the next five years. Mostly paved roads. possibly a 'package" or plamed by 2010. Planning & Zoning Center. Inc. sewer or water system. may be available Primarily paved country roads. no public sewer or water. Rural Services Area: -- ~ N ~ SCALE 1:55,096 Septemoor. 1993 302 South ~ . , t o ( Rood !ii Figure 5-1 Utility Service Area Future Utlllt~ Services Area: ~ ! TSN,R10 Primary UtUlty Service Area: 36 ~ 35 -- llnc:h•Mi90fMt l.onalng. Michigan �2) The Future Utility Services Area is a transitional area intended to accommodate only a small degree of urban growth and, as such, does not require extensive public capital facilities, and those that are required will be provided as the Township has the ability to do so and as a need for higher density development in this area is evident. The degree of urban growth anticipated within the Future Utility Services Area is not expected to exceed development densities of three dwelling units per acre. As such, development within this Area would not be contingent on the provision of both public sewer and water, although public sewer or a "package" treatment system would most likely be necessary. The Future Utility Services Area is planned to apply only to the area around Cannonsburg. boundary, and might otherwise be considered east of Ramsdell Drive along M-44 to the Township's eastern boundary, the Future Public Services Strategy discourages the extension of the Primary Utility Service Area to the Township boundaries. An intent of the Future Land Use Strategy is to preserve and enhance the rural aspects of the M-44 corridor. As primary entry points into the Township for residents and visitors, the initial M-44 experience, along the eastern and western Township limits, becomes that much more significant. Of course, the lack of designation of these areas as part of the Primary Utility Service Area does not prohibit a landowner from connecting to public sewer infrastructure if such infrastructure is present or were to be expanded. In fact, the Township encourages connection to public sewer. However, densities of development are determined by the respective zoning area. 3) The Primary Utility Service Area contains, or is anticipated to contain, all the necessary public capital facilities to allow opportunities for urban development. Development within the Primary Utility Service Area may be characterized by development densities not exceeding four dwelling units per acre in the Village Area and less elsewhere in the area, but still great enough that public sewer, water, and perhaps stormwater services are necessary. The Primary Utility Service Area is centered at the M44/Myers Lake Avenue intersection in association with the proposed Village Area. Present and future residents in the Rural Services Area can have confidence that it is the intent of this Plan that the rural attributes of their immediate surroundings will not be disrupted by urban type land uses and development densities, and their attendant infrastructure needs, at least during the planning time frame of this Plan. Projects approved via PUD, rural clustering or open space zoning procedures with large open spaces are not considered to be "urban type land uses and development densities" except as noted in the following paragraph. This Plan is premised upon no new development (more intensive than that previously described in the Rural Services Area) requiring any new public infrastructure in the Rural Services Area. Likewise, new development which offers to install and maintain its own on-site sewage treatment or community well on a "package system" or other basis approaching or exceeding levels of treatment achieved by municipal systems is not acceptable in the Rural Services Area. The cumulative impact of such development on roads and the pressure to convert nearby lands to similar more intensive use does not support the goals and objectives of this Plan, nor is it consistent with the intended future land use pattern, and is greater than the Township, County Road Commission, or related service agencies are able to accommodate at the same level of service as is provided to other areas of the Township. Development served by private "package systems" would be considered in the Future Utiltty Services Area if public sewer was not accessible, the "package system" was in compliance with all other policies in the Plan, the project is to be connected to a public sewer if it ever became available, and the development was consistent with zoning regulations of the area in which it is located. The boundaries of the Primary Utility Service Areas and the Future Utility Services Area are based upon a number of considerations. The Primary Utility Services Area boundary is established to include those lands which: 1) are currently characterized by extensive urban development; or 2) are directly adjacent to - extensive urban development and offer opportunities for additional urban development within a compact pattern; or 3) are currently characterized by, or are considered to be priority areas to receive, extensive public services. An intent in the identification of the Primary Utility Service Area boundary was not to include an excess of land which might then encourage urban development at an undesirable and less manageable rate. It is for this reason that the Primary Utility Service Area does not extend to 9 Mile Road to the north. In the northwest corner of the Township the Plan recognizes the current provision of public sewer from the City of Rockford. However, it is not the intent of this Plan to see this area of urbanization extend further into the Township. Though public sewer currently exists west of Blakely Road along M-44 to the Township's western 5-3 CANNON TOWNSHIP COMPREHENSIVE PLAN �It is important to note that the Primary Utility Service Area boundary around the Township's three principal lakes is not nearly as encompassing as the North Kent Sewage Disposal System's (NKSDS) Ultimate Service Area in the Township. The NKSDS's Ultimate Service Area covers the entire north half of the Township while the NKSDS's Initial Service Area corresponds more closely with the Primary Utility Service Area proposed by the Plan in the area of the lakes, though the Primary Utility Service Area is still more limiting. The Plan proposes a Primary Utility Service Area somewhat smaller than the NKSDS's Initial Service Area, and far smaller than the NKSDS's Ultimate Service Area, in order to better control and manage the rate of growth and development in the Township. The unplanned extension of public sewer can lead to tremendous development pressures and create a serious financial burden on the Township. The Plan takes a more conservative approach, knowing the service area boundaries can be amended if and when the need arises. If these circumstances exist, appropriate changes to this Comprehensive Plan should be made first. Such change must be managed so that the rate of land use change does not overtax the ability of the Township and County Road Commission to make the necessary improvements. The Road and Streets component of the Public Services Strategy seeks to assure that land development does not occur in a manner which will sacrifice the public health, safety, and welfare due to inadequate roadway infrastructure. Analysis The present roadway network of Cannon Township is fairly well developed. The roadway network generally follows the traditional section-based grid pattern although there are numerous sections, primarily in the middle third of the Township, which are not bounded by roads on all sides. See Figure D-8 in Appendix. Though the Township's roadway network is fairly well developed, continuous north-south movement across the Township is impossible due to the absence of particular road segments or the presence of water bodies including Silver Lake, Lake Bella Vista, and the Grand River. The Public Services Strategy recognizes the need for new zoning standards to assure that urban land uses located at the periphery of the Primary Utility Service Area provide adequate buffering to preserve the character and integrity of land uses in the adjoining Rural Services Area. M-44, a state highway and also referred to as Belding Road, is the backbone of the Township's roadway network and provides continuous east-west movement across the Township while also serving as a regional corridor. Cannonsburg Road, a county primary corridor, also provides continuous east-west movement across the southern third of the Township. Roads and Streets As growth continues in the Township, the M-44 corridor is particularly vulnerable to the loss of its primary function: the safe and efficient movement of traffic on a state highway. Land development, if not adequately regulated, will increase corridor congestion and safety hazards due to an increasing number of driveways, turning patterns, and associated access issues. These conditions will become exacerbated by the anticipated increases in traffic volumes as a result of growth in Cannon Township and area municipalities. No other road is traveled so heavily in the Township. This corridor, and its associated views and character, is the primary roadway experience for many in the Township and the only insight many travelers have of Cannon Township. Maintaining and enhancing the corridor's current character in the face of Township growth and development is critical. Overview - As the intensity of land development increases, so does a community's need for a roadway network able to accommodate the increased traffic demand. Commercial land uses attract retail and service trade and new high density residential areas house many more individuals and families with daily needs. These impacts are obvious. What is not so obvious is the enormous impact rural residential development has on rural roads. The additional rural residential development anticipated in this Plan, despite its low density, will result in higher traffic levels and will eventually increase the impact on these roads, ultimately requiring some improvements. Roadway infrastructure must accommodate this increased traffic demand at acceptable levels of service or risk congestion, vehicular and pedestrian hazards, and a general decrease in the public's health, safety, and welfare. Conversely, it must be recognized that an improved roadway network may well attract new or expanded intensive land uses which, in turn, place additional demand on the infrastructure network. Of the approximately 100 miles of County roadway within the Township, more than 80% are paved. Of the approximately 16 miles of gravel roadway in the Township, 1O are situated along the south and east Township boundaries. The balance includes mile 5-4 CANNON TOWNSHIP COMPREHENSIVE PLAN �segments throughout the Township, with a concentration in the Cannonsburg State Game Area. These gravel roads are particularly vulnerable to regular and persistent maintenance and repair. They are not intended to accommodate levels of traffic beyond the lowest service levels. The Township has been paving, on average, approximately one mile of gravel roadway per year. If this pattern continues, all public gravel roads within the interior areas of the Towns hip will be paved during the following five to ten years. roadway can accommodate, 10,000 vehicles per day is an often used guideline by the Kent County Road Commission. Thus, there appears to be excess capacity along all of the Township's principal roadway segments. However, merely a doubling of Township dwelling units, in association with an expanding regional population which uses the Township's roadway network, could use up much of this excess capacity. In summary, much of the Township's roadway network appears to be adequate for the current conditions in the Township. As the Township continues to grow and develop, however, additional pressures will be placed upon the roadway network. While many of the Township's roadway segments can easily accommodate this additional demand, other segments are more at risk, including M-44, Myers Lake Road, and Cannonsburg Road. Congestion and public welfare concerns are apt to increase and be further exacerbated by the future land uses proposed in this Plan, unless carefully designed to minimize transportation impacts. All of the paved roads in the Township which were constructed during the past 15 years were paved according to primary county road standards. These road segments include: 1) 1O Mile Road, west of Myers Lake Avenue; 2) Myers Lake Avenue, between M-44 and 1O Mile Road; 3) Cannonsburg Road; and 4) 5 Mile Road. The adequacy of the subgrade conditions of the other paved roadways in the Township is not assured. Aside from routine maintenance, particular concerns of the Kent County Road Commission in regard to future improvements to the roadway network in Cannon Township include: 1) improvements to the M44/Wolverine Boulevard intersection; 2) 10 Mile Road repaving; 3) Cannonsburg Road repaving; and 4) Myers Lake Avenue repaving, between M-44 and Cannonsburg Road. Pollcies The following policies are intended to guide Cannon Township officials on future decisions regarding improvements to the Township's vehicular circulation network and in response to new traffic demands associated with proposed land uses: 1) Cannon Township will strive to improve the Township roadway network, as financial resources become available, based upon the following guidelines: As of 1991 , traffic counts documented by the Kent County Road Commission do not identify road segments in the Township which have excessive counts in relation to the design capacity of the roadways. As might be expected, the most heavily traveled roads are the principal east-west corridors, including Cannonsburg Road, M-44, and 5 Mile Road. Of the northsouth corridors studied, Myers Lake Avenue, Ramsdell - Road, and Blakely Drive receive the largest traffic, with Myers Lake Avenue clearly the most traveled. However, all of the traffic counts taken in the last several years along principal corridors, except for Cannonsburg Road, have yielded traffic counts of approximately 3,000 or less in a 24 hour period . Cannonsburg Road is experiencing traffic counts of 6,000 vehicles per day or greater in some locations. While there are no established standards regarding the maximum preferred number of vehicles a two lane paved rural a. b. c. d. Protecting public safety. Roadway level of service. Functional classification of roads. The degree to which the improvement is needed to protect public health and safety or preserve or achieve full use of existing facilities. e. The degree to which a project represents a logical extension or improvement of existing roadways within an area of the Township according to its fntended use and services level. 5-5 CANNON TOWNSHIP COMPREHENSIVE PLAN �• @ & ~ ~ lJ@W~D{] [P Kent County, Michigan () 5 6 r----,----!i l<•s ST. r l 2 4 10 12 1 ~ 18 ~ 0 16 0 15 <) 1.3 0 3 g ~ + 20 e- • "' 2 0 ~ ICJIC~ .. '90. ""'~ -:- 3 0 22 1(1111[!,Jn:llt "'°· 2.i. ! J 0 .. ,. - 0 + s ~ t RO. :~ 28 27 ..o. 0 i \0 ~ ':l ~ .31 ~ J 29 .30 1: 8 32 ~ ~ .33 ~ .34 ! 35 .3 6 '; il"' T8N,R 10 . . . . . . I[ o------ LOS Unclasstffed • • • Pla"""'O 81 ·zo,,"'<I c-tw, Inc. ' 1 Y\ 'ii "°· Figure 5-2 All roadway segments are classffled as LOS A, except as noted below: - ·r 1 lll ,j ROADWAY LEVELS OF SERVICE LOS B .. - 1: N I - I ! ·.A I I SCA1E • • - Mo,,. 1992 J02 '°"'" ~ ~oad -- 1 1:55.096 nc:n • 4690 fMt ~ . MICNQcn �2) Each roadway segment within the Township shall be classified according to level of service standards, LOS A representing the most preferred condition and LOS F representing the most congested condition (see Figure 5-2). Cannon Township will rely on the most current standards established by the Grand Rapids Environs Transportation Study (GRETS) Long Range Transportation Plan to define individual levels of service. Standards established at the time of this writing are included in Table 5-1. LOS LOS A-C 8) All future structures along M-44 should be setback an appropriate distance from the road right-ofway, as defined in the zoning ordinance, to preserve the Township's rural character as experienced from the Township's primary transportation corridor. 9) All future structures fronting along a county primary or county local road in Cannon Township should be set back an appropriate distance, as defined in the zoning ordinance, from the road right-of-way to preserve the Township's rural character as experienced from these roadways. Table 5-1 LOS STANDARDS V/C Ratio* Characteristics 0 - 0.99 Free flow conditions LOS D 1.00 -1.24 Stable flow, considered acceptable level of congestion LOSE 1.25 - 1.49 Unstable flow, identified as a capacity deficiency LOS F minimize negative impacts of such development including but not limited to poorly sited and/or designed access, too many points of access, and the impact of new development upon the visual character of the roadway corridors. 1.50 + Sewer and Water Overview To a large extent, rural communities rely upon onsite sewage disposal, via septic systems, and private wells where soils are accommodating and groundwater resources are accessible and of adequate quality. Where area soils present significant limitations to onsite sewage disposal, septic systems may still be appropriate when specifically engineered to negate the site limitations or where development densities are minimized. However, improperly operating septic systems can contaminate potable groundwater resources, inland lakes and streams, and pose public health threats to those using the contaminated surface. Saturated, identified as a capacity deficiency 'Number of vehides using road segmentlcapaaty of road segment 3) The maximum recommended levels of traffic for each roadway segment will be based upon the level of traffic which a roadway segment can comfortably accommodate according to LOS C. The Township shall coordinate with the Kent County Road Commission and Grand Rapids and Environs Transportation study to periodically update the level of service applicable to each roadway segment. As land development densities increase, so does the need for public sewer and water. Industrial, commercial, and higher density residential land uses generally have greater sewage disposal and water (potable and otherwise) needs than can often be met by traditional on-site facilities. Failure to provide adequate sewer and water facilities to these land uses can lead to severe health and environmental consequences while the premature provision of these services can lead to land development before other necessary public services are available and in locations where it may be inappropriate. 4) Proposed land uses and site development projects larger than a single family home on an individual lot will be analyzed in regard to traffic impacts and roadway improvements. 5) No new land uses (other than single family homes or individual lots) or site development shall be permitted which will reduce the level of service on adjacent roadways below LOS C, except with regard to State Highway M-44. 6) The Township shall strive to achieve a balanced transportation/land use system which includes an adequate number of roads and streets of appropriate capacity to accommodate land use traffic patterns. The Sewer and Water component of the Public Services Strategy provides policies and standards to guide the use and applicability of on-site sewage disposal and potable water sources and the provision of public sewer and water facilities to selected areas and land uses of the Township in conformance with the Fu- 7) The Township will develop standards to regulate new development along roadway corridors to 5-7 CANNON TOWNSHIP COMPREHENSIVE PLAN �ture Land Use Strategy and in the interest of the community's health, safety, and public welfare. sewage. Of the contracted 2 million gpd, the Township has sold approximately 350,000 gpd to Courtland Township to the north and approximately 450,000 gpd to the Lake Bella Vista development. Of the remaining 1.2 million gpd capacity, approximately 450,000 gpd are placed into the system by area residences and businesses. Based upon a standard of 350 gallons of sewage produced each day by the average residence, the remaining unused capacity balance of approximately 800,00 gpd would accommodate approximately 2,250 new residences with public sewer. This number would be lower to the extent that commercial development were to use some of that capacity. The draft Master Plan for Metropolitan Water and Sewer Services, prepared for the Grand Valley Metro Council in October of 1991, notes that the average 1990 wastewater flow in Cannon Township was approximately 260,000 gpd, suggesting a far greater existing capacity (by contract) to accommodate future development. Analysis According to the Soil Conservation Service, more than 95% of the Township's surficial soils present moderate to severe limitations to septic systems. Those soils which are more supportive of on-site sewage disposal are generally fragmented throughout the Township except for the south central area of the Township where such soils are nearly nonexistent. Despite these natural limitations, if the parcel is large enough, the Health Department can usually find a place that will pass a ''perk" test. Additional engineering measures may be needed on the system design to meet existing standards (such as a mounded system and/or areas for several replacement drainage fields, etc.) . These conditions highlight the critical relationship between land use, development densities, and on-site sewage disposal and potable water. Because of the considerable Township-wide limitations toward septic systems and the Township-wide use of this type of sewage disposal process, the public health, safety, and welfare is always at some degree of risk. - However, while there is considerable contracted sewer capacity, it is uncertain as to the extent which individual sewer lines, and segments of lines, including those in the Myers Lake Avenue/M-44 Village Area, have additional capacity to accommodate future new demands. Similarly, it is not clear what limitations may exist due to the characteristics of the pumping stations in the Township or with the infrastructure in Plainfield Township, through which the sewage from Cannon Township flows on its way to the City of Grand Rapids sewer treatment system. This threat to the public health will only increase as the Township grows and develops unless specific measures are taken. These measures must address the assurance of adequate on-site sewage disposal practices and must extend further to the provision of public sewer and water in certain areas. Public sewer within the Township is primarily situated along M-44 and associated lake residential developments, and Myers Lake Road north of M-44 which provides sewer service to abutting properties and Courtland Township. Most of the Myers Lake Road sewer is a force main. While hooking up to a force main requires special engineering practices, such hook-ups have generally been permitted throughout the County by the Kent County Department of Public Works. Public water service does not exist within the Township. However, in the areas in which higher density residential and commercial development are anticipated, availability of potable water and adequate sewage disposal becomes a principal planning consideration. The potential for higher density development within the Primary Utility Service Area, within which the Myers Lake Avenue Village Area is situated, is fundamentally dependent upon the availability of public sewer and eventually public water. In order to accommodate future development along the existing sewer lines without exceeding contracted for capacity and so as to permit some measure of equity in access to the system, it will be important for Township Engineers to more specifically establish present and excess capacity per line segment of the sewer line. This must be done before any significant development occurs in the Myers Lake Avenue/M-44 Village Area, and depending on the extent of that development, the amount of capacity along other line segments may be diminished. Such an engineering analysis could be done incrementally as each new tapin or project proposal were analyzed, or system-wide in the near future. It should include an inventory of line characteristics and conditions as well. A master inventory of users and excess capacity should be maintained as each new project comes on-line. It would seem most practical that the provision of public water in the Township, within the planning period of this Plan, must evolve from within the Township. Up to this point in time, there have been no discussions between the Township and area municipalities regarding the extension of water service into the Towns hip. Further, Cannon Township is part of the North Kent County Sewage Disposal System and is a service contracted with Kent County, through the Department of Public Works , for up to 2 million gallons per day (gpd) of 5-8 CANNON TOWNSHIP COMPREHENSIVE PLAN �such an extension, possibly from Plainfield Township or the City of Rockford, would be both geographically and perhaps financially impractical as the area of most need is central to the Township-the Myers Lake Avenue/M-44 Village Area. Also, as of 1991, Plainfield Township is operating under a Michigan Department of Public Health moratorium on additional public water system hook-ups. Two private association water wells have been constructed in the general area of the Myers Lake Avenue Village Area (Silver Lake and Lake Bella Vista residential developments) and suggests the appropriateness of this alternative for consideration at the Myers Lake Avenue/M-44 Village Area as well---or perhaps a new public/private water system could be constructed in this area. eluding locational factors, cost considerations, administration, and project phasing. 7) All future proposed developments which are intended to receive public sewer service should not be approved if clear documentation has not been prepared demonstrating adequate capacity, within the infrastructure and Township sewer service contract, to accommodate the increased demand. Stormwater Management Overview As the land surface is covered by buildings, parking lots and other impermeable surfaces, the quantity of stormwater runoff increases. The soils and vegetated landscape which previously absorbed and slowed much of the water associated with storms are gone. Unless specific preventive measures are taken, these conditions encourage increases in runoff flow, soil erosion, sedimentation and pollution of area water resources, and increase flood potential. Though these conditions originate from site-specific circumstances, their impact can extend to the entire community and communities beyond if within the same watershed. Inadequate management of stormwater produced due to land development and urbanization, threaten the public health, safety, and welfare through life threatening flood conditions, contamination of groundwater resources, deterioration of water-based recreation facilities, and damage and loss of property values. In contrast, stormwater management aims to minimize flood conditions, and ensure the quantity and quality of runoff which is collected and ultimately discharged into the watershed system (streams, rivers, wetlands, lakes, etc.) is adequate. Policies Cannon Township will be guided by the following policies in striving to assure adequate sewage disposal and potable water in the Township: 1) All on-site sewage disposal and potable water facilities shall be constructed and maintained in accordance with the requirements and standards of the Kent County Public Health Department and Michigan Public Health Department as well as those of other applicable local, county, state or federal agencies. 2) No land uses or land development projects will be permitted if any applicable regulations regarding on-site sewage disposal and potable water facilities can not be met and public sewer and water services are not available. 3) Private water systems shall be constructed according to applicable Township regulations and ordinances to assure compatibility and minimal inconvenience, with future possible interconnection with a Cannon Township or other municipal system. Analysis Though stormwater management should be a concern of all communities (and increasingly is because of federal and state regulations), Cannon Township presents particular challenges in this regard. Though quite rural in character with limited intensive development, conditions exist which put the Towns hip at a higher stormwater risk than most rural communities. One such condition is the anticipated growth and development to occur in the Township in future years. If the Township were to grow in the next ten years at a rate equal to haH the growth rate it experienced between 1980 and 1990, it will result in an additional 750 dwelling units. This and the additional commercial development which may occur in the coming years has the potential to threaten existing hydrological systems in particular areas of the Towns hip. Alteration of such systems may have public health, 4) All land uses and land development projects within the Primary Utility Service Area must be serviced by public sewer and water infrastructure if the infrastructure is present. 5) The provision of public sewer and water shall be based upon conformance with level of service standards adopted by Cannon Township and/or where adopted by those municipalities individually or jointly providing the service to Cannon Township. 6) Upon adoption of the Comprehensive Plan, the Township should consider a study to determine the preferred option regarding the limited introduction of public water into the Township, in- 5-9 CANNON TOWNSHIP COMPREHENSIVE PLAN �safety, and welfare implications. This is particularty true in the proposed Village Areas of the Township where a more intensive land use pattern is provided for (Primary Utility Service Area) and where there are areas of erodible soils and steep slopes. The generally rolling topography in the Township, while scenic, greatly facilitates soil erosion and sedimentation when soils are exposed. Sedimentation threatens the wetlands and inland lakes in the Township. as the demand for these services increase, so does the need for support services administration and capital and the need for property and buildings from which these services are administered. The Support Services and Buildings component of the Public Services Plan is intended to assure that fire and police protection services, and associated land and buildings, are available to provide for both the existing and future welfare of residents and property within Cannon Township. Policies The following policies will guide the Township in adequately controlling the quality and quantity of stormwater runoff associated with the introduction of new land uses. 1) Proposed land uses will not be permitted if and where the level of service currently provided by existing stormwater management infrastructure and/or existing drainage patterns is decreased (increased threat of flooding, erosion, etc.) unless necessary improvements to such infrastructure or satisfactory alternatives are first made. 2) The current level of service may vary from one site to another but will be generally defined as the rate, total volume, and quality of redevelopment stormwater runoff. 3) All new and existing land uses must comply with all local, county, state, and federal regulations regarding stormwater management and soil erosion, including those regulations of and administered by the Kent County Drain Commission. Support Services and Buildings Overview Support services, as referred to within this Plan, includes all the public services a community may provide to its residents above and beyond sewer, water, roads and streets. In particular, these services include police and fire protection and general government services such as tax assessment, cemetery care, and governance services. The reference to these services as support services is not intended to suggest that they are of secondary importance but simply that they are of a different type than sewer, water, and roadway services. As community growth and land development increases, so does the demand for support services. In particular, police and fire protection must be extended to more individuals, families, and properties. Similarly, Analysis Cannon Township currently relies on the Kent County Sheriff's Department and the State Police for police protection. As the Township relies on other agencies for police protection, the Township itself does not maintain any land or capital facilities for these purposes. The extent to which the Township can rely on the Sheriff's Department and State Police for adequate police protection in the future will be dependent upon the Township's future growth. In light of the close proximity between the existing fire stations and the proposed population centers, as part of the Future Land Use Strategy, additional fire stations do not appear necessary. However, due to lack of public water in the Township, additional pumper/tanker vehicles may be needed to provide for an improved fire rating and increased public health, safety, and welfare. Future growth in the Township may jeopardize current levels of service as emergency conditions will arise more frequently, placing additional demand on the offices and agencies providing these services. However, there are actions the Township can take to better assure adequate future police and fire protection. For the population size and density of Cannon Township, existing levels of service for fire protectior:i are substandard for some areas of the Township. The exception is the Lake Bella Vista and Silver Lake Condominium areas. A special effort should be made to increase level of service for fire protection particularly in the rest of the Primary Utility Service Area as new development occurs. Better service to the more rural areas should also be a priority. Policies The following policies will guide the Township in its pursuit of maintaining, and as necessary, improving 5-10 CANNON TOWNSHIP COMPREHENSIVE PLAN �the level of service for general government, police, fire and emergency services: crease with population growth and available land resources for recreation decrease as residential and other land uses consume greater amounts of what was previously open space and potential outdoor recreation land. Recreational lands must be purposefully pursued and planned for, as with any other principal land use, if these uses are to be appropriately located within the community and provide the services in demand. 1) All new public and private water systems should be constructed according to standards adopted by Township resolutions and/or regulations to assure that fire protection infrastructure is provided and designed according to a uniform set of standards to assure ease of use of such infrastructure during emergency conditions. 2) The Township should ensure through new public facilities and/or regulations that future project approvals in the Primary Utility Service Area (and especially in the proposed Myers Lake A venue/M-44 Village Area) receive fire protection services at least at the ISO fire rating 5 level or better. 3) The Township should consider the development of a system of wells, water storage facilities, and additional fire fighting equipment to improve the current fire rating in the Rural Services Area areas of the Township. 4) The Township should continue to monitor police protection needs and service provided by the County Sheriffs Department, and State Police and if necessary, explore the development of a service agreement with one or more area police protection agencies for a higher level of service. 5) The Township should continue to monitor other emergency services needs, such as ambulance assistance, and explore the development of a service agreement with one or more area agencies for a higher level of service. The Recreation component of this Comprehensive Plan charts a basic strategy for identifying and addressing the recreation needs of the Township. This strategy becomes the tool for identifying future recreation lands and the recreation services associated with these lands. However, it is recognized a more detailed analysis and plan is necessary to qualify for state or federal assistance with future recreational facility development. Analysis Cannon Township is limited in the area of varied recreational resources within its municipal limits. Townsend Park, a County facility of approximately 150 acres, is the only free, year-round, public facility in the Towns hip that otters a range of activities to area residents and visitors. While recreation facilities within the Township include the Cannonsburg State Game Area, a private golf course, and commercial ski facilities, there are no public recreation lands administered by the Township for the particular needs of area residents. Township residents do have limited access to the most fundamental of public recreational facilities, school recreation facilities. 6) The Township should continue to meet the basic governance needs of its citizens in existing facilities, until there is a demonstrated need for more service or a larger meeting facility, and adequate financial resources are available to meet that need. Recreation Overview Cannon Towns hip recognizes that the health of its residents is, in part, impacted by the quality of opportunities available for spending available leisure time. The Township further recognizes that a critical consideration in this regard is the type of recreational facilities nearby and their availability to the residents of the Township. Demands for recreational opportunities in- While the extent of recreational facilities in the Township is limited, the degree to which the lack of these facilities reflects a condition of inadequacy is unclear at this time. The reason for this lack of clarity is that adequacy is, in part, determined by the attitudes of the Township residents in regard to their particular recreation needs and likes. Up to this time, a survey of resident attitudes on the amount of recreation opportunity in the Township has not been pursued. The Michigan Department of Natural Resources has developed standards which identify the minimum number of suggested recreation facilities, by facility type, based upon a community's population. These standards are presented as guidelines and not as absolute "hard and fast rules." Standards applicable to a community the size of Cannon Township suggest that, on a Township-wide basis the recreation opportunities in the Township are generally adequate for the current population, the amount of local park land acreage is 5-11 CANNON TOWNSHIP COMPREHENSIVE PLAN �far below what is recommended; 1O acres of local park land for every 1,000 people. This standard suggests the need for approximately 80 acres of local park land for the Township's current population. While the Township includes two County park facilities, they are programmed for natural resource based passive activities and do not necessarily meet the day-to-day needs typically addressed by locally administered park lands (playgrounds, ball fields, basketball courts, tennis courts, etc.) particular recreation needs expressed by its residents. 3) To the extent that specific recreation needs are identified, the Township should pursue the development of a MDNR-approved five year action plan which will provide a specific action plan aimed at expanding needed Township recreation facilities and enable the Township to compete for state and federal recreation development monies. The Township should apply for state and federal recreation grant monies provided the Township has the necessary funds to maintain such facilities after their construction. While these standards suggest inadequacies, the public's view is not clear. The rural character of the Township may address recreational needs at individual homes, or many current needs may be met through Grand Rapids Metro Area recreation programs. However, not all Township residents live or have access to large land parcels, woodlots, and similar potential outdoor recreational opportunities. What is most clear is the difficulty in accessing facilities in the Township. Townsend Park, the facility offering the widest range of year-round opportunities, is far from the principal population centers in the Township. Access to this facility is not convenient for the majority of Township residents; either a vehicle is required or bike transportation on nondesignated bike routes (roads without proper bike transportation facilities) is required. The major recreation issue facing Cannon Township today may well be one of accessibility, or "close to home" facilities, rather than the scope of facility types available. Of course, as the Township continues to grow, the latter concern will also become more of an issue. 4) The Township should adopt incentives to encourage the provision of open space and recreation areas within future development projects. 5) The Township should consider, as part of its recreational needs program, the development of a system of pedestrian trails and walkways, and bicycle paths, to link various recreation and residential areas. 6) The Township should encourage ease of access to future recreation facilities though the pursuit of a linked open space system, siting recreation lands with recognition of existing and future primary population centers, and facilitating movement to and within future recreation facilities for motorists, bicyclists, pedestrians, and the physically disabled. 7) The Township should improve and coordinate recreation efforts with all levels of government (especially schools), with the quasi-public sector, and the private sector to provide expanded and coordinated recreational opportunities. On the whole, the Township may not be meeting a significant degree of its citizens recreational needs and actions should be initiated to find out, and, if so, to identify opportunities available to the Towns hip to ad- dress the condition. Policies Intergovernmental Coordination The following policies will guide the Township in its pursuit of an improved recreational environment: Overview 1) The Township should develop a recreation needs program designed to identify the recreation needs of the community, based upon a number of considerations including public input by area residents, anticipated population growth and population centers, and recreation planning standards. 2) The Township should strive to provide recreation facilities in a manner which recognizes the recreation standards of the MDNR and the One-hundred years ago, travel between communities took several days by stagecoach. The activities of one community had little impact upon the quality of life of other communities. In contrast, we now live in an environment of microcomputers, vehicular and mass transit, telecommunications, and urban sprawl. We often live in one community, work in a second, shop in a third, and our children attend school in still a fourth (and we travel between these places all in the same day). Roadway corridors, employment centers, and retail trade centers link the activities of one community to the next and beyond . Similarly, the growth and de- 5-12 CANNON TOWNSHIP COMPREHENSIVE PLAN �velopment patterns of an individual community can easily and directly impact growth and development in adjoining and nearby communities. As a result of this regional pattern of daily life and interconnected activities, a community does not exist unto itself but is intrinsically linked with the activities of communities beyond its borders. This dictates the need for communities to cooperate and coordinate community planning and public service endeavors if maximum benefits are to be realized. Community planning is a public service and the Intergovernmental Coordination component of the Comprehensive Plan establishes the framework within which Cannon Township will realize the benefits of coordination with area municipalities and agencies as part of its day-to day and long range planning efforts. Plainfield Township, one of the most urbanized townships in the County. 6) Numerous day-to-day activities of the Township are directly impacted by non-township offices including the Kent County Road Commission, Drain Commission, and Public Health Department. Policies Analysis While intergovernmental coordination should be a goal of all communities, this is particularly true for Cannon Township. Due to the Township's geographic location, the Township exists within a web of regional forces which must be recognized and addressed through coordinated planning with area municipalities and agencies. The following circumstances illustrate the regional forces and implications which face the Township: 1) Cannon Township is within the Grand Rapids Metro Area and is directly impacted by Area patterns of transportation, employment, and housing. 2) Cannon Township is a bedroom community, relying on area urban centers for employment and retail services. 3) Cannon Township is directly in the path of expanding urban sprawl from the Grand Rapids Metro Area. 4) The rapid Metro Area growth and inter dependencies between city and suburb have spawned the state's first and very innovative Metropolitan Council to address these issues and to help ensure the entire Metro Area remains strong. 5) Cannon Township is surrounded by communities experiencing strong growth, including 1) Cannon Township should develop a program whereby all adjacent communities and the County are provided the opportunity to comment on amendments to the Township's Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, capital improvements plan, and related ordinances and programs of the Township which may have impacts on services or land use decisions of adjoining jurisdictions. 2) Cannon Township should provide the opportunity for comment by adjoining jurisdictions on any development project within one half mile of the edge of the Township and should formally request area municipalities to permit Township comment on any development project within one half mile of their borders. 3) Cannon Township should pursue the development of a intergovernmental coordination committee, composed of area municipalities and county agencies, aimed at addressing comprehensive planning issues including the impacts of land development and coordinating planning and zoning programs. 4) Cannon Township should pursue the coordination of public serves to serve the Township and surrounding areas in the most practical and economically feasible fashion and in accord with the policies previously set forth. 5) Cannon Township should continue to monitor the development of Grand Valley Metropolitan Council and should assist with information sharing on any of its planning projects and formally consider membership as its role and function are more clearly identified. 5-13 CANNON TOWNSHIP COMPREHENSIVE PLAN �Appendix A LOCATION AND GEOGRAPHY Cannon Township is located in Kent County, Michigan on the northeast fringe of the Grand Rapids metro area. Plainfield Township lies to the west, Ada Township to the south, Grattan Township to the east, and Courtland Township to the north. In addition, the City of Rockford abuts the northwest comer of Cannon (see Figure A-1 and A-2). Figure A-2 The Township is typified by rolling and wooded terrain interspersed with open, agricultural areas and surface water resources. Bella Vista, Silver, and Bostwick Lakes are popular residential and recreational areas. A large portion of Cannonsburg State Game area is located in the south-central portion of the Township. Bear Creek traverses the Township in a generally east/west direction, providing a natural greenway through sections 20 and 27-30. The Grand River cuts across the southwest portion of the Township in sections 30 and 31 (see Figure A-3). Residents of Cannon have relatively easy access to the Grand Rapids metro area, where much of the work force finds its employment. Highway M44 runs east\west and nearly cuts the Township in half before it turns southwest toward Plainfield Avenue which runs into the heart of the metro area. U.S. 131 lies approximately 3 miles from the Township's northwest comer. Figure A-3 Figure A-1 A-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �Appendix B HISTORY Note: The following information is derived directly from the Cannon Township's Historical_ Society publication, Cannon Township: 1837-1983. again secretly buried, and to this day has not been found. In 1889, fire struck Cannonsburg Village. Despite valiant efforts from residents, almost the entire village was destroyed. The fire was believed to have started in a faulty chimney, then it quickly spread through the wooden structures of the day. Because the village was isolated (no telegraph or train) and far from Grand Rapids, no help was available from neighboring communities until it was too late. The majority of historic Cannonsburg Village was destroyed by this ·oevil fire. • Prior to the influx of Caucasians into Cannon Township, the area was populated with Chippewa and Ottawa native Americans. Even then, the area's natural amenities-woodlands, rolling terrain and water resources-were a great attraction, as evidenced by the abundance of native American artifacts and trails in the area. In addition to natural amenities, local waters were thought to have mystical power. Native American legends tell of magical healing powers in the springs which are the headwaters of Bearcreek. Another small settlement in the Township centered around Bear Creek and the Imperial flouring mills in the southwest comer of section 30. This area was called Buena Vista and had its own post office (Chauricey). Because of fires and its relative isolation, however, Buena Vista never developed into a village. As with many communities in Michigan, Cannon Township was settled by hardy travelers migrating west in search of fertile land and abundant natural resources. Earty settlers gathered near Silver and Bostwick Lakes for fishing, planted orchards on the rolling terrain, and tilled fertile soils for row crops. The first formally recorded farm was entered in the books by Andrew Watson in 1837. In 1850, the Township boasted churches; a store; grist, carding, saw and cider mills; cooper shop; two wagon shops; three blacksmith shops; and a hotel. By 1861, a two-story school building was in place, employing two teachers. By 1876, a cattle dealer, lumber dealer, shoe and boot stores, hardware and two doctors were added to the complement of Village businesses. Despite economic activity and the aspirations of the community, land surveyed and platted in the area for a railroad never developed as such. Instead, the railroad line went through Ada Township. Cannon Township was originally part of Plainfield Township but sought separation in 1845. The first official town meeting was held in 1846. Residents formally adopted the name Cannon in honor of its priricipal village. The legislature needed to be corrected, however, because they thought of the area as Churchtown Township. Earty on, the land provided timber for the developing Township. Homes, bridges, roads, schools and businesses began to assemble into the village of Cannons-burgh (Cannonsburg), founded in 1842 by L.G. Cannon. New development centered around the main thoroughfare which was previously a native American trail. Development would come to Cannon despite the loss of the railroad line. Resort development around Silver and Bostwick Lakes began around 1915 and eventually evolved into significant year-round residential neighborhoods. Agriculture remained as a major element of township life. Most of the earty settlements existed primarily to serve farmers, each having their own feed mill or country store. Farming in the early 1900's was still done with oxen and horses until the introduction of tractors in the early 1930's. When the Village was dedicated, its namesake conferred a cannon to the town's people. The cannon was frequently used during celebrations until village fathers decided to lay it to rest, secretly burying it. A group of young men, though, insistent that it be used again, found the cannon and brought it to the next traditional 4th of July celebration. When its use resulted in a tragic accidental death, the cannon was Industrial automation effected the development of Cannon Township, as it did with nearty every other community in the nation. By the late 1950's, agriculture was almost completely automated, small farms of the late 1800's and earty 1900's consolidated to larger 8-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �operations. Services were provided to the area at a more centralized location (Cannonsburg) and residents of Cannon Township became less economically and geographically isolated from the Grand Rapids area. lation grew like never before from migration into the area by people seeking country living. In 1950, the Township's population was 1,600; made up primarily of people involved in agriculture, or serving agriculture. In 1990, the population was 7,928; made up primarily of persons who lived in the township, but worked elsewhere. The last of the rural school districts closed around 1951 when the current school districts took over educational services. Cannon Township has a rich history tied to its churches, farms and businesses. More detailed historical accounts of specific families, businesses and farms can be found in the Historical Society's 112page document. As time passed, improved transportation routes and outward development of the Grand Rapids metro area spurred growth in Cannon Township. The popu- B-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �Appendix C PHYSICAL PROFILE - NATURAL FEATURES croppings of bedrock. The proximity of the bedrock to the surface of the ground does not impose limitations for normal excavating or construction. CLIMATE The effect of the Great Lakes on weather in Kent County is considerable and more noticeable than in most other parts of Michigan. Parts of the County receive significantly more snowfall than the central and southeastern parts of the state. Snowfall averages 76 inches per year. Precipitation averages 36.37 inches per year, and 58 percent of the annual total is received during the April-September period. Cloudiness is most prevalent in the fall and early winter months, and is least during the late spring and summer. Average daily maximum temperatures range from 28.8 degrees in January to 82.8 degrees in July. Below in Table C-1 is temperature and precipitation information for Kent County. The surface geology of Cannon Township resulted from glaciation. When glacial retreat was uniform, rocks were deposited in an even fashion across the landscape. Gently rolling till plains, which make up most of the Township, was the general landform produced by that process. Three more distinct landforms resulting from glaciers are moraines, outwash channels, and kettles. Moraines are hills which divide the drainage basins, or watershed areas, of Cannon Township. In addition to defining drainage patterns, moraines are highly porous and provide natural intake points for water to percolate into the groundwater table. Table C-1 - Climatic Information Temcerature Month Januarv FAhruarv March Anril MM, June Julv Aunust Seot October November December YEAR Avenqa Daily Maximum t• Fl 28.8 30.7 41 .8 56.5 69.3 78.5 82.8 80.6 72.7 Average Daily Minimum 1• Fl 14.4 14.3 24.7 35.3 45.3 55.1 59.8 57.7 60.0 50.8 39.8 45.6 33.5 58.I 30.9 20.4 37.4 Preci citation Average Monthly Total llncheal 2.03 1.39 2.79 3.68 2.88 4.33 3.11 3.49 3.46 2.75 3.26 3.12 31.37 Average Outwash channels were once watercourses resulting from glacial meltwater. The valley along Bear Creek is an example of an outwash channel. Snowfall (lnchn) 22.8 10.9 12.0 3.4 0 0 0 0 0 0.7 Following glacial retreat, large blocks of ice occasionally broke from the glacier and became embedded in the depositional debris. As those ice blocks melted, depressions called kettles were formed. Kettles which form small lakes are natural reservoirs for the containment of surface water. Because they are usually shallow water bodies, they are easily susceptible to water pollution caused by development adjacent to their shores. Cannon Township has numerous small kettle lakes. 8.8 . 17.6 7fl.O TOPOGRAPHY GEOLOGY The relative elevation of an area has an impact upon drainage patterns, private costs of development, and public costs. Substantial areas of Cannon Township have slopes of 12 percent or more. These slopes place limitations on development. Generally, slopes exceeding 7% should not be developed intensively. while slopes of 12% or more should not be developed at all because of increased soil erosion and surface water sedimentation. Careless hillside development can also lead to increased costs for providing various public utilities and services. Roads, sewers, and water lines require special engineering and construction in such areas. Cannon Township is located on the boundaries of two bedrock formations; Marshall, and Michigan; which are the first to be encountered beneath glacial deposits. Approximately half of the Township (northeast) is underlain by the Michigan formation, while the remainder (southeast) is undertain primarily by the Saginaw formation. The Michigan formation appears again under Section 36 in the southeast comer of the Townsh~. The thickness of glacial deposits overlaying the sandstone and shale bedrock ranges from 50 feet in the southwestern comer of the Township, to 375 feet in the northeastern comer. Glacial deposit thickness increases from southwest to northeast across the entire Township. There are no outC-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �The absolute topographic relief in Cannon Township varies from a maximum elevation of 1,000 feet in Section 1 to a minimum of 605 feet in Sections 30 and 31, at the Grand River. Preservation of the existing character of steep sloped areas in Cannon Township is especiaJly important because of the proximity of those areas to watercourses, especially Bear Creek. Excavation and removal of vegetation for development would significantly increase runoff and sedimentation of lakes and streams and woukf ultimately undermine the attractive and distinctive character of the Township. Steep sloped areas are shown in Map C-1. conveniences such as garbage disposals, clothes washers, and detergents were introduced. In addition, lawns were fertilized and mowed, and more roads and driveways were built near the lakes, exposing bare ground surfaces. Use of detergents, removal of vegetation from the landscape, use of fertilizers, and increased densities near lakes has ultimately resulted in diminished lake water quality. Most inland lake water quality problems are largely the result of inappropriate land use practices. Dense lakefront development often results in contamination of groundwater from · septic systems located in high water table areas, which are commonly found on the shores of lakes. This groundwater often migrates into the surface water, resulting in an acceleration of aquatic weed and algae growth. Though the three biggest, and most populated, lakes in the Township are characterized by public sewer service, the numerous smaller lakes are particularly susceptible to this type of degradation. Lakes that have steep slopes adjacent to them usually have problems with erosion and sedimentation on their shores rather than problems associated with high water table. INLAND LAKES A list of the lakes of 5 acres or more in size in Cannon Township appears in Table C-3. The combined surface area of these 9 lakes is nearly 780 acres. The largest lakes are found in the northern portion of the Township. Bostwick Lake, which covers 217 acres, is the largest lake within the Township. Inland lakes in Cannon Township are shown on Map C-2. Table C3 - Lakes 5 Acres or Larger I.aka Locaaon Ara (acreel Bostwicl< Lake Silver Lake . Lake Bella Vista Pickerel Lake Ratlaan Lake Sunfish Lake Hvser Lake Little Bostwicl< Austin Lake Sections 11 14 Sections 9 10 Sec:tlons8 9 Section 14 Section 38 Section 15 Sections 28 33 Section 14 Section 34 Dredging and filling activities along most lakeshores are regulated by the Department of Natural Resources through the Inland Lakes and Streams Act of 1972. The County Drain Commissioner, through the provisions of the Soil Erosion and Sedimentation Control Act of 1972, has authority to review land development and land uses regarding soil erosion and sedimentation issues, and prescribed conditions, to minimize such conditions. 217 215 203 56.9 56.0 10.6 8.5 8.8 5.0 The shores of lakes, especially in Kent County, are very popular for land development. They attract new development more than any other natural feature and often have a very high market value. Consequently. lakefront development is often built at a high density. Many lake lots in Cannon Township were created decades ago and are less than 50 feet wide. Faulty septic system siting and storm water runoff are major concerns because small and shallow lakes are susceptible to pollution from runoff and migrating groundwater that has been contaminated. DRAINAGE Cannon Township lies entirely within the major drainage basin of the Grand River. Within this area are several smaller sub-watersheds including Bear Creek, Rum Creek, Barkley Creek, Egypt Creek, Seely Creek, and Waddell Creek. Watershed boundaries are shown in Map C-3. Two areas of the Township do not contribute to stream watersheds except in periods of heavy rainfall. One area drains into Bostwick, Little Bostwick, and Pickerel Lakes. The other drains into Hyser and Austin Lakes. The lakes in these non-contributing areas are very susceptible to deteriorating water quality resulting from intensive development. This applies to development in the entire non-contributing area and not merely to activities along the lake shorelines. The cumulative effects of lakeshore development have intensified state-wide since the 1950's. Lakeshore homes previously were used only for weekends and vacations. After interstate highways were built, the lakes became more accessible and lakeshore homes became desirable as permanent homes. Significant wetland areas can be found along Bear Creek in the eastern part of the Township. Bear Creek Along with new lakefront homes and existing lakefront homes being converted to permanent residences, C-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �would likely be profoundly impacted by alteration of the associated wetland areas. The ability of the wetlands to store floodwaters and filter sediments is critical to maintaining water quality and minimizing flood damage along this stream. Each soil type has unique characteristics which pose opportunities for some uses and limitations for others. The most important characteristics making the soil suitable or unsuitable for development are limitations on dweUings with basements, limitations on septic tank absorption fields, and suitability for farming. The degree of soil limitations reflects the hardship and expense of developing the land. Soil limitations can be classified into three categories: Natural drainage systems perform important drainage and water storage functions that would otherwise have to be provided by costly public works projects, and thus they should be preserved. Streams and watersheds having flow characteristics that have been adversely altered can also contribute to flooding or flow problems downstream. Additionally, increased runoff and sedimentation from adjacent development can cause irregular flow and choke a watercourse's connection with groundwater formations, adversely affecting groundwater resources. Slight: Relatively free of limitations or limitations are easily overcome. Moderate: Limitations need to be considered, but can be overcome with good management and careful design. Severe: Limitations are severe enough to make use questionable. A modern soil survey was completed for Kent County by the USDA Soil Conservation Service in 1983. The soil types present in Cannon Township are shown on map C-5 and Table C-4. Soil types found in Cannon Township are essentially glacial deposits acted upon by soil formation processes such as wind and water. As a result of glaciation, soil types vary substantially from site to site in Cannon Township. This, coupled with the fact that soil depths on soils maps in the USDA soil survey range on the average of 3-5 feet, make conclusive and accurate delineation of areas with severe limitations difficult. FLOODPLAINS Areas adjacent to creeks, streams and rivers are susceptible to periodic flooding that can cause extensive damage to buildings and can pose a substantial threat to public health and satety. The Federal Flood Insurance Program has established guidelines for use and development of floodplain areas. Those regulations indicate that development in floodplains should be restricted to open space, recreationa_l or agricultural uses. Installation of public utilities and permanent construction for residential, commercial or industrial uses should not occur in floodplain areas. Limitations for Septic Systems 100 year flood boundaries have been mapped for Cannon Township by the National Flood Insurance Program. Those boundaries are denoted by the shaded areas on Map C-4. Those areas would likely be inundated during an Intermediate Regional Flood (100 year flood}. The floodplain areas in Cannon Township are relatively small because the Township is not traversed by any major watercourses, and has hilly terrain which facilitates runoff drainage. According to the USDA Soil Survey of Kent County, substantial portions of Cannon Township have surficial soils that impose severe limitations on septic tank absorption fields. These soils are generally concentrated in large groups, with some smaller units scattered, and comprise 54% of the Township's total land area. Soils with moderate limitations for septic systems comprise 34% of the Township's land area, and soils with slight limitations cover 8%. Soils pose severe limitations for a variety of reasons, including steep slopes, wetness, and slow or excessive permeability. SOILS The resource use or development capacity of a specific parcel of land is largely dependent upon the characteristics of the soils present on the site. This is especially true of an area such as Cannon Township. The Township was initially a sparsely populated agricultural community and is now a rural residential community which relies upon groundwater and on-site wastewater treatment-public sewers service only a portion of the Township . Substantial areas of soils in Cannon Township have severe limitations for residential and urban development. Some parts of Cannon Township that are likely to experience future growth, especially south of Belding Road, have moderate to severe limitations for on-site septic systems. Map C-6 shows the septic system limitation areas for the Township. This map suggests that municipal sewers are necessary to accommodate intensive development in certain portions of the Township. Surficial soils with moderate and slight limitations also appear on Map C-6. C-3 CANNON TOWNSHIP COMPREHENSIVE PLAN �The degree of soil limitations reflects the hardship and expense of developing that land for a particular use. Those soils classified as severe have varying degrees of development potential based on the nature of the limitation. Soila with severe limitations for septic systems can be broken down into the following cate- to prevent wastes from reaching water supplies. For most soil types that means densities of more than one and one-half dwellings per acre. With less dense development and soils without extreme limitations for septic systems, sewage can be disposed of safely by individual private systems. gories: Standards for Septic Systems A. Sandy, moderate to rapid penneability. The Kent County Health Department has established standards for septic systems. These standards apply somewhat different site characteristics when determining the degree of limitations for septic systems, compared to the Soil Conservation Service approach, which focuses on soil types and slope. Applications for a septic permit will be rejected by the Kent County Health Department if: B. Rapid permeability, wetness and high water table. C. Wet, ponding, heavier (clay) soils, slow permeability. 0. Very wet soils, organics, wetlands, floodplains, unable to support septic fields. • The estimated percolation rate is less than 60 minutes per inch of fall. Soila in categories B, C and D are not able to support septic fields because of extreme wetness. Soils in category A are classified as seYere by the Soil Conservation Service, but in most cases, sites with these soils can be modified to make septic systems feasible, depending on specific local conditions. • Where there exists less than 4 fe·et of soil from the bottom of the system to the seasonally high water table. Variances may be granted for existing structures where sewage disposal system repairs, corrections, and/or alterations are necessary (in the opinion of a Health Officer). Because of the diversity of soils found within most areas in Cannon Township, conditions on a particular site may be completely different from what the soil maps indicate. Even though the site may appear to have severe limitations for development, there may be small areas where development is suitable because the soils with severe limitations are undertain by suitable soils within 12 feet of the ground surface. Such an occurrence would be an important consideration in determining site suitability for an on--site wastewater disposal system. Therefore, the limitations maps are meant to serve only as a guide, and on-site inspection will be necessary in most cases to establish site-specific information. Where the upper soil profile is considered unsuitable for the installation of a sewage disposal system, a •deep excavation• or •cutcJown system• may be acceptable if: • Permeable soils encountered are within 12 feet of the ground surface and are not confined to an area less than 2400 square feet, except when the site is oth~rwise unsuitable. • Water-bearing formations found within the 12 foot range are not artesian. Some densely developed areas of Cannon Township have experienced problems resulting from soil characteristics. Densely populated lakeshore developments pose some very difficult problems for on-site wastewater treatment systems. In some cases, soils have high permeability and groundwater levels, so human waste does not have adequate filtering prior to contact with surface and groundwater sources. Other lakeshore developments have been built on low, poorly drained soils rich in organic materials. Bostwick, Silver, and Bella Vista, and Sunfish Lakes are served by public sewers, but other smaller lakes in Cannon Township are not. • There is sufficient information to substantiate that contamination of existing or future water wells will not occur. • No less than 3 feet of permeable soils exist below the unsuitable soils. • The unsuitable soils above the permeable soils are not saturated (muck, peat, marl, etc.). Basement Limitations Limitations for dwellings with basements are shown on Map C-7. Some surficial soils are rated by the Soil Conservation Service as having severe limitations on basements because of excessive Municipal sewer systems are necessary when residential densities exceed the inherent ability of soils C-4 CANNON TOWNSHIP COMPREHENSIVE PLAN �wetness, low strength, excessive sk>pe, or shrink-swell potential. Severe limitations are not concentrated in any particular areas, but are scattered throughout the Township. Soils unsuitable for construction of dwellings with basements cover 38% of the total land area of the Township. the question as to the appropriateness of stringent farmland preservation measures. WOODLANDS The wooded areas of Cannon Township are predominantly hardwoods, with several large areas of aspen and birch, and some small areas of conifers. There are .several large (800-2000 acres) contiguous tracts of woods in the Township, particularly along the uplands surrounding Bear Creek. In addition, wooded areas are scattered throughout the Township in patches of 150 acres or less. Woodlands are shown in Map C-12. The most suitable surflciaJ soils for development, with respect to both septic system and basement limitations, are depicted in Map C-8. Hydric Soils Hydric soils are another limitation on development. They are very poorly drained, saturate easily and retain large quantities of water. They are generally unsuitable for structures. The Soil Conservation Service defines hydric soils as : The importance attached to woodlands is a function of their demonstrated ability to stabilize slopes, retard erosion, conserve water quality and quantity, maintain local micro-climates, filter the atmosphere, decrease noise· levels and provide wildlife habitats. Mature trees represent a valuable resource in maintaining the aesthetic character of Cannon Township. Future development should recognize the importance of existing tree . cover. Wooded areas in Cannon Township should be managed to insure their long term existence and t_o help preserve the rural character of the Township. •A soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part.• If artificially drained, hydric soils can be suitable for farmland use. Map C-9 shows where these soils are. In Cannon Township, most of the hydric soils are found near watercourses and conespond to present or former wetlands. Hydric soils represent 13. 7% of the Township's total land area. Residential, commercial and industrial development in areas containing hydric soils should be discouraged. WETLANDS _ Prime Farmland Prime farmland soil types have been identified by the Soil Conservation Service as those best suited for food production; they require minimal soil enhancement measures such as irrigation and fertilizer. Some soils are considered prime farmland only if they are drained. Unique farmlands are based on certain soil types as well as other factors, such as landscape position (proximity to water supply, orientation to sunlight, slope, etc.), moisture supply, and present management practices. Prime. farmland soils are shown on Map C-10. Unique farmland and lands enrolled in the Farmland and Open Space Preservation Program (PA 116 of 1974) as of August, 1991 , are depicted on Map · C-11. A total of 1,054 acres in Cannon Township is enrolled in the PA 116 program. Prime farmland soils comprise approximately 15% of the area of Cannon Township, and they exist in several large contiguous areas as well as in small pieces. Though they are concentrated in several areas of the Township, expansive and contiguous areas of prime farmland soils do not generally _exist and raises Wetlands include marshes, swamps, and the areas between dry land and open water. These are areas typified by poor drainage and standing water. They are important community resources for several reasons. Wetlands provide a filter to keep inorganic materials out of the water supply, act as a sponge to retain water during dry periods and hold water during floods. One acre of marsh is capable of absorbing 300,000 gallons of water. Wetlands provide this holding capacity inexpensively. If destroyed they can be replaced only with expensive structural public improvements. Wetlands also function as critical wildlife habitats. A small portion of Cannon Township (8.7%) can b4tt characterized as wetland. These wetland areas are primarily associated with the river channels and lakes located within the Township. Some of the wetlands exist in a relatively large, contiguous area along Bear Creek in the eastern mile of the Township. The remainder are found in small areas. Some wetlands, such as fens or meadows, do not look very wet and may not be wet a large part of the year. Most of these areas are seasonally flooded-usually in the spring and fall, and in the summer they are often without standing water, although the organic soil usually stays near saturation. · C-5 CANNON TOWNSHIP COMPREHENSIVE PLAN �Because wetlands are a valuable natural resource, they are protected by Public Act 203 of 1979, the Goemaere Anderson Wetland Protection Act. PA 203 requires that permits be acquired from the Michigan Department of NaturaJ Resources (DNR) prior to altering or filling a regulated wetland. The Wetland Protection Act defines wetlands as: •land characterized by the presence of water at a frequency and duration sufficient to support and that under normal circumstances does support wetland vegetation or aquatic life and is commonly refe"ed to as a bog, swamp, or marsh and "is contiguous to the Great Lakes, an inland Jake or pond, or a river or confined glacial drift aquifer, which is separated from the ground surface by a ·confining• layer of clay or rock. Some wells draw from the unconfined aquifer, which is more vulnerable to contamination from the ground surface. Map C-14 identifies water well locations and the static water level of unconfined glacial draft aquifers. The static water level is the distance (in feet) below the ground at which the acquifer begins (the bottom of the acquifer). Map C-15 identifies the relative risk of groundwater contamination throughout the Township. The numbers representing the relative risks were derived from the Aquipro groundwater model developed at Western Michigan University. Vulnerable areas do not seem to be concentrated in any one location, but are scattered throughout the Township. stream.• Groundwater is an unseen resource and is therefore particularly vulnerable to mismanagement and contamination. Prior to the 1980's, little was known about groundwater contamination in Michigan, and some important facts have recently been revealed. Regulated wetlands include all wetland areas greater than 5 acres or those of any size contiguous to waterways. Wetlands which are hydrologically connected (I.e., via groundwater) to waterways are also regulated. Activities exempted from the provisions of the Act include farming, grazing of animals, farm or stock ponds, lumbering, maintenance of existing nonconforming structures, maintenance or improvement of existing roads and streets within existing rights-of-way, maintenance or operation of pipelines less than six inches in diameter, and maintenance or operation of electric transmission and distribution power lines. The leading causes of groundwater contamination in Michigan are from small businesses and agriculture. More than 50% of all contamination comes from small businesses that use organic solvents, such as benzene, toluene and xylene, and heavy metals, such as lead, chromium, and zinc. The origin of the problem stems from careless storage and handling of hazardous substances. On paved surfaces where hazardous materials are stored, substances can seep through or flow off the edge of the pavement. Materials can also get into floor drains which may discharge to soils, wetlands or watercourses. Permits will not be issued if a feasible or prudent alternative to developing a wetland exists. A map of wetlands based on the DNR's land uselcover inventory are illustrated on Map C-13. Some areas of hydric soils not shown as wetlands would likely be classified as wetlands if they were not artificially drained. Many common materials used by homeowners are highly toxic and can also contaminate groundwater supplies, even when used in small quantities. Groundwater protection is everyone's responsibility, and prevention of contamination is the most effective way to protect groundwater supplies. GROUNDWATER Wells within Cannon Township supply all of the water for residential, commercial and industrial uses in Cannon Township. Most of these wells draw from the C-6 CANNON TOWNSHIP COMPREHENSIVE PLAN �CANNON TOWNSHIP Kent County, Michigan STEEP SLOPES • • Over C-1 127. slope 6-12" slope Data Source: USDA Soil Survey of Kent county, Michigan August, N Scale 1: 43, 400 1 inch ... 3, 615 feet Planning & Zoning Center , 302 S . Waverly Ad . Lansing, Michigan 48917 11n . 111171 aae-o!!ae I nc. 1991 �MAP C-1 STEEP SLOPES Explanation and Key Points: Areas in gray are ve_ ry steep hillsides (over 12% slope) which pose substantial limitations to safe development and typically should not be built upon or exposed because of extremely high erosion potential and high public service costs. They represent a significant portion of the Township's land area. Substantial concentrations of steep slopes are found near Bear Creek, where upland areas slope down towards the channel. The patterned areas are hillsides with moderate slope (612%). These areas also pose moderate to severe limitations on buildings, septic systems, and public services. Some of these areas provide visually attractive sites for residential development, however development should occur only when adequate measures are taken to protect the hillsides from erosion and other negative effects of development. Both slope types shown on Map C-1 combined comprise approximately half of Cannon Township's total land area. Methodology: The Soil Survey of Kent County contains a table, listing each soil type in the County and its slope. Using a computerized mapping system and a digital USDA soil survey map of Cannon Township, soil map units defined as having steep slopes were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Kent County, Michigan Digital UDSA Soil Survey map of Cannon Township �MAP C-3 WATERSHEDS Explanation and Key Points: _ A watershed is an area which drains into a particular river, lake, or stream. Thus the Bear Creek watershed is the area where ail rain falling within its bounds ultimately flows into Bear Creek. The boundaries between different waters~eds are called divides, and typically fall on ridges or high points. Map C-3 shows that Cannon Township is dominated by the Bear Creek watershed. There is also an area in the northeast quadrant of the Township, containing Bostwick, Little Bostwick, and Pickerel Lakes, which does not drain into any river or creek watersheds except in periods of high water. This area is called a non-contributing area because most of the water it receives remains within its boundaries. This is especially significant because all runoff produced in this area from rainfall, fertilizers, parking lots, farms, or businesses will go into the lakes. The water quality of lakes in this area is thus highly dependent on land use and development. Methodology: Planning consultants met with personnel from the Michigan Department of Natural Resources (MONA). The Lakes and Streams Unit, Land and Water Management Division, maintains a file of watershed areas in the state. Following a brief discussion of the watersheds in the Township, the information was transferred to a computerized mapping system and a pattern-filled map was generated. Source: Michigan Department of Natural Resources, Land and Water Management Division, Lakes and Streams Unit �) + CANNON TOWNSHIP Kent County, Michigan C-3 WATERSHEDS + + 0 18 17 15 ,-- ,/ + ,,,,," I I ,-' 2011:!.,...........,. . . . ( ,~ ' 2f',,., '' ',,......... I I \ \0 I I ___ , ' - I I •~ • • •~ Bear Creek Barkley Creek Rum Creek Seely Creek Grand River Egypt Creek ~ Waddell Creek m Non-Contributing - ---,... ' ... ... 3CI I I 29 •,,.. . ,--:. ,-, I ',,\ - ~-\,, _____ ,_ , I I I ',.._, __ .. -t - I I I I '• ;28 ''"---, I I I I ,,' I ,' '\ i,-, I ~~ ' ,_ ', + ~~ ~ -~ """ ~ - ' ' __, -- ------... ,, .., "" """" -.. \ ~:>OOOC ,A, ~ I (".)( ~ ~ .r.,r,.. 'VYY 0 >< )0( ,Y ' :)0 ·~ """ :)0 (J ">('l,j ~ I I A.1') w 26 '• ··-.,·, I I ,I I I I I I . I ~ + ~-, ' ,• ,-, ,.... :,""'' """tl -......... J I I ' ~t:::) ,/ 38 :_ I + --... , .. Cata Source: Michigan Department of Natural Resources pW/4W/4¥r;w/4¾MlffNM/4W'd4PtMt ~HHUHUHH&/4'/4~ o 3. 615 7, 230 10, 845 feet { \ + Scale 1 inch• 3,615 feet 1: 43, 400 Planning & Zoning Center, 302 S. Waverly Ad. Lansing, ph. Michigan 48917 (817) 888-0SM Inc. August, N 1991 �CANNON TOWNSHIP 10 MILE All [) .... , ... , 4 Kent County, 1 2 BLISH DRIVE Michigan I I I C-4 FLOODPLAINS '---, '- ... , ' \ 9 MILE RD. I I 0 I \ ,.j > < Q I ~ I J co ...>IC n '-, ',I ... 10 9 .,. \ > < • Area inundated year flood by 100 ,. 'I • I ,1 I I I :,, ,' 118,) :,,,,' I 16 17 I Ill > < . ,,--- ,,,,,,- Ill , ,,, I "' J I ]: Ill i t----------• 22 , ,-' 20/L,----,,, ,.,.,""(./' KREUTER RO. ... I KREUTER RO. 23 I 24 I I 'O I I I I ---...---,.-, I I 29 ',, ', --:. ,_ I '', \ I - ', ... ~ a.. I I I I ' I r -,_ ............ -- -, I I !I MILE ...... _---- ..... ·- RD. } . ... ' 1 _, ... - ... ,_,.. __ > < :I< 32 > ~ Data Source: I I ",-. -,'........ I I . ' i 35 Ill I I ., : > > .............. .. '· 33 z ~ "'w -- .................. _. National Flood Insurance Program , : I : ... : ~ 1 ., ,I II• , ,' 4 MILE RO. '• 36 I : : ', u g - p*W///J ¼#4 ,-,_"tl ___ _ ,,, I ~ ,,,, , / <[ .. TBN, R10W FEMA, August, I I •Ill I ,, ) --- ... ,_ I I Ill E ... /28 ,,' I &i/24 o Scale fM4@¾ ~ 41/4Wl#AfMMw/4'#/4'/4'//4 7, 230 3, 615 1 inch= 3,615 feet 1: 43, 400 Planning & Zoning Center, 302 S. Waverly Rd. Lansing, Michigan 48917 ph. 10, 845 feet (!117) 8811--0!la!I Inc. N 1991 �MAP C-4 FLOODPLAINS Explanation and Key Points: The shaded regions on Map C-4 are floodplain areas associated with rivers, streams, and lakes. These regions represent areas that would be inundated by a 100 year flood (happens approximately every 100 years). The map shows that Cannon Township has very little floodplain area beyond the shorelines of water bodies. However, some areas west of the shoreline of Silver Lake and west of the shoreline of Bostwick Lake are subject to flooding, as well as areas along Bear Creek. Methodology: The floodplains in Cannon Township are mapped by the Federal Flood Insurance Program. A map was obtained from the Federal Emergency Management Agency, the information was transferred to a computerized mapping system (digitized), and the pattern filled map was generated. Source: Federal Emergency Management Agency (FEMA) �MAP C-5 SOIL NAMES BY TYPE Map s I I oll Soil name I I I 2B 3B 4B 5 6 7 9B 10 llB llC 12B l2C 13A 14 15 16 17B l7C 17D l7E 18B l8C 19A 19B 20 22B. 22C 23A 24A 25B 25C 25D 25E 26 27B 28 29B 29C 29D 29E 30B 30C 30D 31 32 36B 36C 36D 36E 36F 37B 38 39B 39C 40B 41B 42B 43 44 45B 45C 45D 45E 45F 46B 47 !Oakville fine sand, moderately wet, 0 to 4 percent slopes-------------------------lCovert sand, 0 to 4 percent slopes------------------------------------------------lPerrin gravelly loamy sand, 0 to 4 percent slopes---------------------------------~lgansee loamy fine sand----------------------------------------------------------J-Glendora loamy sand---------------------------------------------------------------lCohoctah loam---------------------------------------------------------------------!Rimer loamy fine sand, 0 to 4 percent slopes--------------------------------------,Landes loam-----------------------------------------------------------------------lOwosso-Marlette sandy loams, 2 to 6 percent slopes--------------------------------lOwosso-Marlette sandy loams, 6 to 12 percent slopes-------------------------------lTustin loamy fine sand, 2 to 6 percent slopes-------------------------------------lTustin loamy fine sand, 6 to 12 percent slopes------------------------------------lMetamora sandy loam, 0 to 3 percent slopes----------------------------------------lShoals loam-----------------------------------------------------------------------lSloan loam------------------------------------------------------------------------lCeresco loam----------------------------------------------------------------------lChelsea loamy fine sand, 0 to 6 percent slopes------------------------------------lChelsea loamy fine sand, 6 to 12 percent slopes-----------------------------------lCbelsea loamy fine sand, 12 to 18 percent slopes----------------------------------!~~;!!~~l~=.f~n~osr~r~=n~os!~~::~~=-~~~~~~::::::::::::::::::::::::::::::::::: lGlynwood loam, 6 to 12 percent slopes---------------------------------------------lBlount loam, 0 to 2 percent slopes------------------------------------------------lBlount loam, 2 to 6 percent slopes------------------------------------------------lHoughton muck---------------------------------------------------------------------lOshtemo sandy loam, 0 to 6 percent slopes-----------------------------------------lOshtemo sandy loam, 6 to 12 percent slopes----------------------------------------lThetford loamy sand, 0 to 3 percent slopes----------------------------------------lAbscota loamy .s and, 0 to 3 percent slopes-----------------------------------------lOakville fine sand, 0 to 6 percent slopes-------------------------~---------------IOakville fine sand, 6 to 12 percent slopes----------------------------------------lOakville fine sand, 12 to 18 percent slopes---------------------------------------lOakville fine sand, 18 to 45 percent slopes---------------------------------------lAdrian muck-----------------------------------------------------------------------lWasepi loamy sand, 0 to 4 percent slopes------------------------------------------lGilford fine sandy loam-----------------------------------------------------------lPlainfield sand, 0 to 6 percent slopes--------------------------------------------lPlainfield sand, 6 to 12 percent slopes-------------------------------------------lPlainfield sand, 12 to 18-percent slopes------------------------------------------lPlainfield sand, 18 to 45 percent slopes------------------------------------------lSpinks loamy sand, 0 to 6 percent slopes------------------------------------------1S,Pinks loamy sand, 6 to 12 percent slopes-----------------------------------------/'Spinks loamy sand, 12 to 18 percent slopes----------------------------------------1-Wallkill silt loam----------------------------------------------------------------lPalms muck------------------------------------------------------------------------lMarlette loam, 2 to 6 percent slopes----------------------------------------------iMarlette loam, 6 to 12 percent slopes---------------------------------------------iMarlette loam, 12 to 18 percent slopes--------------------------------------------lMarlette loam, IS to 25 percent slopes--------------------------------------------!Marlette loam, 25 to 45 percent slopes--------------------------------------------(capac loam, 0 to 4 percent slopes-------------------------------------------------lParkhill loam---------------------------------------------------------------------lArkport loamy very fine sand, 1 to 6 percent slopes-------------------------------lArkport loamy very fine sand, 6 to 12 percent slopes------------------------------lMatherton loam, 0 to 4 percent slopes------------ ---------------------------------lKibbie loam, 0 to 4 percent slopes------------------------------------------------t'l'edrow loamy fine sand, 0 to 4 percent slopes-------------- -----------------------rGranby loamy fine sand------------------------------------------------------------iEdwards muck----------------------------------------------------------------------iPerrinton loam, 2 to 6 percent slopes---------------------------------------------iPerrinton loam, 6 to 12 percent slopes--------------------------------------------lPerrinton loam, 12 to 18 percent slopes-------------------------------------------iPerrinton loam, 18 to 25 percent slopes-------------------------------------------iPerrinton loam, 25 to 40 percent slopes-------------------------------------------i'Ithaca loam, l to 6 percent slopes------------------------------------------------iPewamo loam-----------------------------------------------------------------------1 I �.J ) S~il Map Units Southern 1/2 C-5 �Soil Map Units Northern 1/2 C-5 14 I 2~C �MAP C-5 SOIL NAMES BY TYPE Continued Map s I I Soil name 01: I I 488 48C 480 49B SOB soc SOD 518 SlC 52 548 54C 568 56C 560 58 598 59C 590 62A 62B 62C 620 62E 63 648 64C 668 66C 660 66E 678 67C 670 688 68C 69 73 74 75 76 77 78 79 80 818 81C 810 828 82C 820 838 848 85 868 87B 89E I iMetea loamy sand, 2 to 6 .percent slopes-------------------------------------------lMetea loamy sand, 6 to 12 percent slopes------------------------------------------lMetea loamy sand, 12 to 18 percent slopes-----------------------------------------lSelfridge loamy sand, 0 to 4 percent slopes---------------------------------------iWoodbeck silt loam, 2 to 6 percent slopes------------------------------------~----iWoodbeck silt loam, 6 to 12 percent slopes----------------------------------------lWoodbeck silt loam, ·12 to 18 percent slopes---------------------------------------iOakville fine sand, loamy substratum, Oto 6 percent slopes-----------------------lOakville fine sand, loamy substratum, 6 to 12 percent slopes----------------------l8elleville loamy sand-------------------------------------------------------------iTuscola silt loam, 2 to 6 percent slopes------------------------------------------iTuscola silt loam, 6 to 12 percent slopes-----------------------------------------:scalley sandy loam, 2 to 6 percent slopes-----------------------------------------:scalley sandy loam, 6 to 12 percent slopes----------------------------------------jScalley sandy loam, 12 to 18 percent slopes---------------------------------------iNapoleon muck---------------------------------------------------------------------lOkee loamy fine sand, 1 to 6 percent slopes---------------------------------------lOkee loamy fine sand, 6 to 12 percent slopes--------------------------------------iOkee loamy fine sand, 12 to 18 percent slopes-------------------------------------lTekenink fine sandy loam, 0 to 2 percent slopes-----------------------------------iTekenink fine sandy loam, 2 to 6 percent slopes--------------------------------~--lTekenink fine sandy loam, 6 to 12 percent slopes----------------------------------lTekeninlt fine sandy loam, 12 to 18 percent slopes---------------------------------'Tekenink fine sandy loam, 18 to 40 percent slopes---------------------------------!urban land-Cohoctah complex-------------------------------------------------------lGrattan sand, 0 to 6 percent slopes-----------------------------------------------iGrattan sand, 6 to 12 percent slopes----------------------------------------------iBoyer loamy sand, 0 to 6 percent slopes-------------------------------------------iBoyer loamy sand, 6 to 12 percent slopes------------------------------------------lBoyer loamy sand, 12 to 18 percent slopes-----------------------------------------lBoyer loamy sand, 18 to 40 percent slopes-----------------------------------------lKalamazoo loam, 1 to 6 percent slopes---------------------------------------------lKalamazoo loam, 6 to 12 percent slopes--------------------------------------------iKalamazoo loam, 12 to 18 percent slopes-------------------------------------------:saylesville silt loam, 2 to 6 percent slopes--------------------------------------lSaylesville silt loam, 6 to 12 percent slopes-------------------------------------!Colwood silt loam----------------------------------------------------------------lSebewa loam-----------------------------------------------------------------------lDumps-----------------------------------------------------------------------------IUdorthents, loamy-----------------------------------------------------------------lUdipsamments, nearly level to steep-----------------------------------------------lPits, gravel----------------------------------------------------------------------lUrban land------------------------------------------------------------------------rHoughton muck, ponded-------------------------------------------------------------lUdorthents, nearly level to steep-------------------------------------------------lUrban land-Spinks complex, 0 to 8 percent slopes----------------------------------iUrban land-Spinks complex, 8 to 15 percent slopes---------------------------------iUrban land-Spinks complex, 15 to 25 percent slopes--------------------------------lUrban land-Perrinton complex, 0 to 8 percent slopes-------------------------------iUrban land-Perrinton complex, 8 to 15 percent slopes------------------------------lUrban land-Perrinton complex, 15 to 25 percent slopes-----------------------------lMarlette loam, moderately vet, 1 to 5 percent slopes------------------------------lDixboro loamy fine sand, 0 to 4 percent slopes------------------------------------iLaason fine sandy loam------------------------------------------------------------iTeasdale fine sandy loam, 0 to 4 percent slopes-----------------------------------lPipestone sand, 0 to 4 percent slopes---------------------------------------------lMarlette-oaJtville-Boyer complex, 15 to 60 percent slopes--------------------------1 Water, less than 40 acres in size--------------------------------------------1 Water, greater than 40 acres-------------------------------------------------1 I I I I Total-------------------------------------------------------------------- I * Less than 0.1 percent. Source: Soil Survey of Kent County, Michigan �MAP C-6 LIMITATIONS FOR SEPTIC SYSTEMS Explanation and Key Points: The map graphically represents soil limitations for residential septic systems. Limitations from slight to severe are shown, with severe limitations having the darkest pattern (heavy grid pattern) and slight limitations having no pattern (white). Lakes are shown in black. Areas with severe limitations for septic systems comprise approximately haJf of the Township's land area. These areas are considered to have severe limitations because of high water table, excessive slope, wetness, very high penneability, or very slow penneability. As a result, significant portions of Cannon Township may be unsuitable for development on parcels smaller than one and a half acres without public sewer systems. Areas shown as having moderate or slight limitations are suitable for devetopment at somewhat higher densities without public sewer systems. Methodology: The UDSA Soil Survey of Kent County contains a table, listing each soil type in the County and its limitations for septic tank absorption fields. The soil survey table was used directly, although local health department policies for issuing septic system permits vary considerably within Michigan. The USDA soil survey is only used for general purposes by the Kent County Health Department. The soil survey has some serious drawbacks for specific applications; first, being that it only accounts for the soil that is within the top five (5) feet of ground surface. The Kent County Sanitary Code, which is very similar to the regulations of the Michigan Department of Public Health, allow for more flexibility; soils as deep as twenty (20) feet can be utilized. An example of this is a recent development near the intersection of Young Avenue and 1O Mile Road. The map has this area designated with severe limitations, but on-site field evaluations revealed the area to have sand at fourteen to fifteen feet, which meets the requirements for on-site sewage disposal. For an overall picture of the Township, use of the USDA Soil Survey can be helpful, along with any other applicable infonnation. However, when it comes to specifics, each lot needs to be evaluated on a case by case basis. Using a computerized mapping system and a digital USDA soil survey map of Cannon Township, soil map units defined as having slight, moderate, and severe limitations for septic systems, with respect to the classifications in the soil survey, were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Kent County, Michigan Digital UOSA Soil Survey map of Cannon Township Kent County Health Department �CANNON TOWNSHIP Kent County, Michigan LIMITATIONS FOR SEPTIC SYSTEMS D Slight B • • C-6 limitations Moderate limitations Severe limitations Unclassified Water Data Source: USDA Soil Survey of Kent County, Michigan ~m% 7w'dfWmL tW/4 4fml#/4wMWK *ff#ll,M'lll?Mlw~ o Scale 3, 615 7, 230 1: 43, 400 1 inch - Planning & Zoning Center, 302 S. Waverly Rd. Lansing, Michigan 48917 pll . (!117) 885-0= 10, 845 feet 3, 615 feet Inc. August, N 1991 �CANNON TOWNSHIP Kent County, Michigan LIMITATIONS FOR BASEMENTS D • • • C-7 Slight limitations Moderate If mitations Severe limitations Unclassified Water Cata Source: USDA Soil Survey of Kent County, Michigan August, N Scale 1: 43, 400 1 inch - 3, 615 feet Planning & Zoning Center , 302 S. Waverly Rd . Lansing, Michigan 48917 pn. !:t17l sse--o= I nc. 1991 �MAP C-7 LIMITATIONS FOR BASEMENTS Explanation and Key Points: Map C-7 graphicaJly represents soil limitations for basements. Limitations from slight to severe are shown, with severe limitations having the darkest (heavy grid) pattern and slight limitations having the lightest pattern (white), and lakes are shown in black. Areas with severe limitations for dwellings with basements COl11)rise a significant portion (approximately 38%) of the Township's land area . These areas are considered to have severe limitations because of high water table, excessive slope, wetness, shrink-swell potential, and the tendency of the soils to cave in. In the case of Cannon Township, soils with severe limitations for dwellings with basements are found primarily in steep sloped areas, with others in wetland areas. The latter could be considered generally unsuitable for development. As limitations increase, so do construction costs. Methodology: The Soil Survey of Kent County contains a table, listing each soil type in the County and its limitations for dwellings with basements. Using a computerized mapping system and a digital USDA soil survey map of Cannon Township, soil map units defined as having slight, moderate, and severe limitations for basements were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Kent County, Michigan Digital UDSA Soil Survey map of Cannon Township �MAP C-8 MOST SUITABLE SOILS Explanation and Key Points: Shaded areas on Map C-8 represent areas most suitable for residential development with respect to limitations for basements and limitations for septic systems. The areas represented are places where limitations for both septic systems and dwellings with basements are considered moderate or slight. These "suitable" soils comprise approximately 40% of the Township's total land area. See Map Descriptions for Maps C-6 and C-7 for more detail. Methodology: Using a computerized mapping system and a digital USDA soil survey map of Cannon Township, soil map units defined previously as having moderate or slight limitations for both septic systems and dwellings with basements were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Kent County, Michigan Digital UDSA Soil Survey map of Cannon Township �CANNON TOWNSHIP Kent County, Michigan C-8 MOST SUITABLE SOILS • ~ ~ ~ Oeta Source: ~ ~ ~ W i 31 ~~ ) Soils most suitable development ~ ~ . ~ "... .; . > .J ~ ~ ~ ~~LE AD . Michigan P&14w,f)X~Ay#M'tfM~llm'/4'/4ffflltf/4 W/4 wWdW4 ~ o 3, 615 7, 230 10,845 feet ~ a • co l&J ~ ~ USDA Soil Survey of Kent County, for .." ~ ~ ~ I"' j? k~ Scale 1: 43,400 1 inch• 3,615 feet Planning & Zoning Center, 302 S. Waverly Rd. Lansing, M1cn1gan 48917 pn . (817) ee&-oaaa Inc. August, N 1991 �10 MIL! All CANNON TOWNSHIP Kent County, Michigan " ~~ill---a:--J~~~ ~r iS • f HYDRIC SOILS II , -''--,, ,,,' • _,a' .,tott ', C-9 Hydric soils Water I I ,/ 17 I 29 8 MILE RD • Ill > • .......---- ..., -. • eta Source: USDA Soil Survey f 32 33 , __ I ,,' I :,, I Michigan W///7//////A E I Kent County, pw/4tW%Wff/4W'@fe&Hnr ~tw/4'HdwH4W#e~ a, ~ of -- .....-.... Ill > •:z 0 "' ~ Scale 3. 615 7, 230 10, 845 feet ::J 1: 43,400 1 inch - Planning & Zoning Center, TBN, 302 S. Lansing, pr,. Waverly Rd. Michigan 48917 (817) 888-0M!I 3,615 feet Inc. August, N 1991 �MAP C-9 HYDRIC SOILS Explanation and Kay Points: Shaded regions on Map C-9 represent areas covered by hydric soils. Hydric soils are very wet organic soils which in their natural state are poorly drained, saturate easily, and retain large quantities of water. In Cannon Township, these soils are found near watercourses and wetlands. Hydric soils always have severe limitations for both basements and septic systems. They are generally unsuitable for any type of structural use. Areas with hydric soils are often a home for wildlife and may have a variety of recreational uses. If properly drained, they can be suitable for fanning. Methodology: The USDA Soil Conservation Service publishes a list of all hydric soils in Michigan. Hydric soils in Cannon Township were identified from that list and input into the digital soil map of the Township. Using a computerized mapping system and the digital USDA soil survey map of Cannon Township, soil map units designated as hydric soils were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Kent County, .Michigan Digital UDSA Soil Survey map of Cannon Township USDA Soil Conservation Service Michigan hydric soils list �MAP C-10 PRIME FARMLAND SOILS Explanation and Key Points: Shaded areas on Map C-1 0 represent two types of prime farmland soils. The lighter of the two patterns is prime farmland soils, while the darker pattem represents areas that are considered prime farmland only if drained. Area$ not requiring drainage comprise approximately 20% of all prime farmland soils in Cannon Township. Prime farmland soils cover a small portion of Cannon township; approximately 5-10% of the total land area. Concentrations of prime farmland soils are found in the southeast part of the Township, in Sections 25, 35, and 36, and in the southwest area in Sections 30, 31 . and 32. Except for those areas, prime farmland soils are often discontinuous and are not well related to parcel boundaries. This reduces the likelihood of profitable farming activities. Methodology: The UDSA Soil Survey of Kent County contains a table, listing each soil type in the County and its ranking as prime farmland . Using a computerized mapping system and a digital USDA soil survey map of Cannon Township, soil map units defined as being prime farmland were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Kent County, Michigan Digital UDSA Soil Survey map of Cannon Township �CANNON TOWNSHIP 10 MILE RQ [) Kent County, Michigan _,MixvE PRIME FARMLAND SOILS C-10 9 MILE RO . ~ ~~ ~~ ~ ~ 0 ~ II. II. H 13 0 • • Prime farmlands Prime farmlands , if drained ~ 1. ~ ~4 ,,_ 1'£ ~" IP 0, KREUTER RO . 24,-~~;__ _ 20e, it- . _J 22 0 ~ 0 29 ~ ~ - !I ,. 0 MILE RO. 0 28 ~ Cate Source: !:I MILE~ USOA Soil S urvey of Kent County, August, Michigan t%?MWAW1"1"@?2?,:I wMIfWH///////A p&@ffHH#/2¼~ ~w,f,L l 3f"\ 111 :, i. > 33 z ::, ID a: a \ ~ O 10, 845 feet 7 • 230 3, 615 < Scale 1: . 43, 400 1 inch - 3,615 feet Planning & Zoning Center 302 S. :,; Lansing, pn. Waverly Ad. Michigan 48917 (!117) BB!I-OS!le • I nC • N 199i �CANNON TOWNSHIP Kent County, Michigan PA 116 FARMLANDS • Land enrolled C-11 •,n PA 116 August, Data Source: Kent County EQualization Department pWef W4f W/4L ~ / / Awu&fa'@lf"M##/////4'#/H/4~ .VP/4f o Scale 3, 615 7, 230 1 inch - 1: 43, 400 Planning & Zoning Center. 302 S . Waverly Rd. Lansing, Michigan 48917 I ph . (!11 7) 885-0S!I!! 10,845 feet 3,615 feet Inc . N 1991 �MAP C-11 PA 116 FARMLANDS Explanation and Key Points: Tois map shows land enrolled in the Farmland and Open Space Preservation Program (PA 116 of 1974), managed by the Michigan Department of Commerce. Methodology: Tax parcel maps were obtained from the Kent County Equalization Department and entered into a computer mapping system. In addition, each parcel was labeled with its tax number. Following input of parcel boundaries and numbers, information from the Township's tax roll .was added using database management software. Parcel numbers served as the link between the digital map and the remaining tax roll information. The end result is a "geo-database"; a map with all tax parcel information attached to each parcel. Data for parcels enrolled in the Farmland and Open Space Preservation Program was obtained from the Michigan Department of Commerce and verified by Township officials. Using a computerized mapping system and the digital tax-parcel map, a map was automatically generated using the parcel numbers for PA 116 land and printed. Source: Livingston Kent Equalization Department Michigan Department of Commerce �MAP C-12 WOODLANDS Explanation and Key Points: The shaded regions on Map C-12 represent six different types of wooded areas. The three general types of woodland cover are hardwoods (broadleaf trees), Aspen/Birch, and conifers (needle-leaf trees). Most of the woodlands in Cannon Township are hardwoods, some of which exist in very large contiguous areas along with Aspen and Birch. Conifers are found in small patches scattered throughout the Township, often contiguous with large tracts of hardwoods. The large tracts of woodlands tend to be located in upland areas on both sides of Bear Creek and surrounding Pickerel Lake. Methodology: The Michigan Department of Natural Resources maintains the Michigan Resource Inventory Program, which contains land cover/use information for the entire state. The land use/cover information is based on interpretations of color infrared aerial imagery taken in 1978. The land use/cover inventory for Cannon Township was revised by the consultant based on 1989 aerial photographs from the Kent County Equalization Department. · Each polygon area on the land/use cover inventory map has a unit label. This label is a three or four digit number which corresponds to the State's land use/cover classification system. To generate the map, a digital map was "downloaded" into a computerized mapping system from the MDNR's computer. All map units with woodland numbers were automatically l9eated, filled with patterns, and printed. Source: Michigan Department of Natural Resources, Michigan Resource Inventory Program 1989 aerial photographs of Cannon Township �w~·~ /, ~ CANNON TOWNSHIP Kent County, Michigan 5 KIES ST. WOODLANDS C-12 ~ Upland hardwoods lillllll Aspen/Birch flj Lowland hardwoods Ill Pine/Conifer mm Lowland con if er ) Christmas tree plantation Data Source: MDNR, Michigan Resource Inventory Program ~WA WMW/1/4wff/4 ~ ~ 4U&&My¥/4&¥'ffff//HUl/4 o Scale 3, 615 1: 43,400 10, 845 feet 7, 230 1 inch a Planning & Zoning Center, 302 S . Waverly Rd . ) Lansing, pn . Michigan 48917 sse-oses (Si7l 3,615 feet Inc. August, N 1991 �CANNON TOWNSHIP 10 MILE RQ --- -, , ........ \ KIES ST. --- I I 1 -- -- Kent County, './• 4 Michigan 2 C-13 WETLANDS -- ..,.....,, I ~/~ \ II Lowland woodlands ~ Wooded swamp ~ Shrub swamp ,,· ' I ,, I ,' \\ 18 I I ,, ' -- -,, • • ', I I i I , ,' . . > < >< < .J .... :,: ca 5 KREUTER RD. ,-~=.:.::.:...:::::~-_J 22 t!J~-1 I I 1 1 1 $ t Emergent Aquatic Bed Water ,,,~ I I I I ' ', \ ,,,--' I I I , '-,, -......... I I I 29 I I 1 I 1 I I ,/28 I 1 '1I I I 1 ,I 1 \ '' -, I ', 1 II MILE RD. ...... _---- ... , __ , I I ?:] 1 I ', '\ . ,, .' --- ------- -~ ~ ,' ~ . _,,-__ _ li: ' . August, ' I :l>< •c:, MONA, Michigan Reeource Inventory Program N I i>✓~ • 32 Cate Source: I 33 35 ~~ v~~~✓-~✓ I , -, ' 1 ,, 1 1 I ) ---, ' -, 1 < a, a. - ,_ > ? .t: . ,' ,' l1 TBN, A10jj ..,. u u ,,•' -4 MILE RO. X Scale 1 inch =- 3,615 feet 1: 43, 400 P1anning & Zoning 302 s. Waverly Lansing, pn. Center Ad . Michigan 48Si 7 11117) sse-o~ee ' Inc· 1991 �MAP C-13 WETLANDS Explanation and Key Points: The shaded regions on Map C-13 represent wetlands. There are a variety of wetland types found in Cannon Township, including surface waters, swamps, and lowland woodlands. All of the areas shown on Map C-13 are wetlands, based on vegetative cover. It is likely that they are protected by the Wetlands Protection Act of 1979, provided they are larger than five acres in size or are contiguous to an inland lake or stream. Most of the wetlands in the Township are greater than five acres in size and are found near watercourses. The largest wetlands in the Township are located in Sections 1, 12, 13, and 23, east of Bostwick and Pickerel Lakes and along both sides of Bear Creek. Methodology: The Michigan Department of Natural Resources maintains the Michigan Resource Inventory Program, which contains land cover/use information for the entire state. The land use/cover information is based on interpretations of color infrared aerial imagery taken in 1978. The land use/cover inventory for·cannon Township was revised by the consultant based on 1989 aerial photographs from the Kent County Equalization Department. Each polygon area on the land/use cover inventory map has a unit label. This label is a three or four digit number which corresponds to the State's land use/cover classification system. To generate the map, a digital map was "downloaded" into a computerized mapping system from the MDNR's computer. All map units with wetland numbers were automatically located, filled with patterns, and printed. Source: Michigan Department of Natural Resources, Michigan Resource Inventory Program 1989 aerial photographs of Cannon Township �Appendix D PHYSICAL PROFILE-MAN-MADE FEATURES 2,000 additional acres, or approximately three square miles, of residential land. Much of this reduction in other classifications is due primarily to single family home development. Land classified as recreational increased because holdings of recreational properties increased since 1978. LAND COVER/USE Cannon has a typical Michigan township_ configuration of 36 square sections. The Township is 36.95 square miles (23,650 acres), the majority of which retains a certain level of rural character. General categories of land cover/use for the Township are as follows: The relative amount of urbanization in a community (i.e., number of acres devoted to urban uses) can be deceptive in that a relatively small amount of acreage devoted to a use can still have significant impacts on the character of an area (e.g., strip commercial development or an abandoned gravel pit that was not properly reclaimed after operations ceased). Placement, design and timing of development can greatly affect visual quality, accessibility, cost of service delivery, perceived, and real quality of life. • 32.2% forest cover (7,614.1 acres). This includes upland and lowland hardwoods, upland and lowland conifers, and Christmas tree plantations. • 25.8% agriculture (6,090.3 acres) devoted to agricultural operations like cropland, orchards, confined feedlots and pasture. • 20.2% in open shrub or herbaceous areas (4,765.6 acres). Concentrated residential development in Cannon Township is centered around Silver, Bostwick and Bella Vista Lakes. More dispersed "strip" residential development is located throughout the Township along county roads among agricultural uses. Agricultural uses are located primarily in the northeast corner and in sections 30-36 (southern third) of the Township. The amount of land devoted to traditional commercial uses is small and located along M-44 south of Bostwick Lake and Lake Bella Vista .. Recreational uses include a golf course, sportsman's club and ski area. Note that the state land is classified as woodland and open land for the purposes of land cover information. • 14.0% in residential uses including single family, multi-family and mobile home parks (3,302.5 acres). • 3.4% in surface water (818.7 acres). • 2.7% in wetlands (642.6 acres). This includes forested, shrub, aquatic bed and emergent wetlands. • 1.1% recreation (261.1 acres). • 0.38% open pit extraction (91.5 acres). • 0.26% commercial, institutional or industrial development (63 acres). Figure 0-3 presents parcels according to their tax classification. Note that while the golf course and ski area are land cover/use classified as recreational, they are taxed as commercial. The majority of land in the Township is taxed as residential. In 1991, Cannon Township had a total State Equalized Value (SEV) of $156,447,200 (this figure includes real and personal property). Commercial development accounted for 2.3% of total SEV; industrial, 0.1 %; residential, 91.4%; and agriculture, 1.9%; the remaining SEV can be attributed to personal property. See Figure 0-1 . A more detailed account of specific land uses can be found in Table 0-1 and Figure 0-2. Figure 0-2 illustrates existing land use and cover according to the geographic boundaries of the uses/covers and is not specific to parcel boundaries or the principal use of a parcel. Analysis of natural features such as slopes, woodlands, wetlands, prime farmland, soils and other soil limitations can be found in Appendix C. Between 1978 and 1990, the most significant change in land use was in the residential land use classifications. Land devoted to single family use increased over 150%, while most other land use/cover classifications had small losses. The rapid growth of the Township in the 1980's resulted in approximately LAND DIVISION In 1930, large tracts of land primarily devoted to agricultural use prevailed in Cannon Township. By 1966, many of these large parcels had been subdivided into smaller parcels for residential uses. In 1983, parcels of 3-10 acres were the dominant parcel 0-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �manage these uses on small parcels. Further, this lot split pattern impedes the efficient use of the Township's land areas as well as increases congestion and traffic hazards along area roadways . size and, in 1990, very few large tracts remained. The result of land divisions like this are that land uses requiring large areas of land (agriculture and forestry) are virtually squeezed out because it is not feasible to Figure D-1 TOTAL LAND USE COVER CANNON TOWNSHIP 1990 Im Residential ~ Open 1111 Water []] Recreation ITllD • §§ Forest Ill Wetlands Commercial Agriculture D Extractive Source: Michigan Resource Information System, Land & Water Management Division, DNR D-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �Table 0-1 TOTAL LAND USE COVER CANNON TOWNSHIP 1978 Acres 1990 Acres % Chanae High Rise Multi-Family Low Rise Multi-Family Single Family Mobile Home Park Commercial Services Central Business District Shopping Center, Mall Strip Commercial Institutional Open Pit Extractive Underground Extractrive Wells Outdoor Recreation Cemeteries 0.00 10.38 1284.16 10.72 0.00 0.00 0.00 22.47 36.60 54.92 0.00 111.09 123.23 3.96 0 28.1 3263.7 10.7 0 0 0 22.4 40.6 91.5 0 0 257.2 3.8 0.00 170.71 154.2 -0.19 0.00 0.00 0.00 -0.31 10.93 66.61 0.00 -100.00 108.66 -4.04 Cropland Orchard, Ornamental Confined Feeding Permanent Pasture 6307.4 319.57 5.1 306.48 5452.1 343.9 10.8 283.5 -13.56 7.61 111.76 -7.50 Herbaceous Shrub 1959.12 3439.65 1778.6 2987 -9.21 -14.03 Upland Timber Harvest Upland Hardwood (North Zone) Upland Hardwood (Central Zone) Aspen, Birch Lowland Tree Plantation Pine Other Upland Conifers Lowland Conifers Christmas Tree Plantation - 0 0 4371.5 1462.23 1356.95 906.6 0 43.44 111.23 0 0 4051.6 1347.1 1274.6 815.6 0 43.4 81.8 0.00 0.00 -7.32 -7.87 -6.01 -10.04 0.00 -0.09 -26.46 River Lake 56.58 752.48 56.5 762.1 -0.14 1.28 35.64 510.94 12.58 82.44 23697.46 35.4 511.6 12.4 83.2 23649.2 -0.67 0.13 -1.43 0.92 -0.20 URBAN AGRICULTURE OPEN FOREST WATER WETLANDS Forested Shrub Aquatic Bed Emeraent TOTAL AREA "1990 data derived by PZC staff via modem aerial photography. Source: Michigan Resource Info System, MDNR 1978 0-3 CANNON TOWNSHIP COMPREHENSIVE PLAN �TRANSPORTATION Michigan Department of Transportation classifies roads in Michigan communities for the purposes of state funding . M-44 (Belding Road) is classified as a state trunkline. Primary roads in the Township include: • Wolverine Blvd. on the northwestern edge of the Township • 10 Mile Road on the Township's northern boundary. • Cannonsburg Road, which runs generally easvwest until it heads south towards 5 Mile Road. • Myers Lake Road, which runs north of Cannonsburg Road. • Ramsdell Road, which runs generally northeast from Cannonsburg Road. • Honey Creek Avenue, which runs south of Cannonsburg Road • Pettis Road, also running south of Cannonsburg Road. All other roads in the Township are classified as local. Figure D-4 identifies Act 51 roads. PA 51 of 1951 provides for the classification of all public roads, streets and highways for the purpose -of managing the motor vehicle highway fund. Funding is provided to counties, cities and villages for street maintenance and construction based on the number of miles of streets by class, within each community. Most roads in the Township are managed by the Kent County Road Commission. - The Kent County Road Commission has performed 24-hour traffic counts along most of the principal corridors in the Township and are listed in Table D2. Table D-2 identifies, for each principal intersection in the Township, the following information: 1) the street name where the count was taken and the associated cross road; 2) the date the count was taken; 3) the number of cars counted over a 24-hour period traveling in each direction; 4) the maximum recommended capacity of each road at the intersection (LOS C); 5) the ratio of vehicles counted to the LOS C capacity (V/C); 6) the designated LOS for each road ; and 7) road classification (minor arterial, regional arterial, arterial, collector). Levels of service (LOS) may range from A to F; "A" represents the most preferred traffic flow condition, "F" represents the most congested condition. Level of service C represents the maximum recommended capacity for rural roads. Cannonsburg Road and M-44 are the two most heavily traveled east-west corridors while Myers Lake Avenue is the most heavily traveled north-south corridor. There are only approximately six miles of gravel roadway dispersed throughout the interior of the Township, three miles of which is situated within or adjacent to the Cannonsburg State Game Area. However, Tiffany Road, along the Township's eastern bounds, and 4 mile Road, along the Township's southern bounds, are all gravel. The vast majority of County Road rights-of-way are 66 feet. However, platted subdivisions along county roads must provide for a 120 foot right-of-way along primary roads and 86 foot right-of-way for local roads. Roads within platted subdivisions must have a minimum right-of-way of 66 feet. Where the Kent County Road Commission purchases land for new roadways, a 100-foot wide area is purchased. Although easVwest and north/south routes through Cannon wander to a certain extent, access is relatively good throughout the Township. A proposed project in Plainfield Township-the development of a new bridge across the Grand River-may increase access opportunities to the Township. Transportation access, patterns and frequency of use greatly impact land uses in a community. In fact, they often drive land use decisions. An issue that is getting increased attention in the Township is that of private roads. Private roads that are not properly marked or constructed can cause serious problems in emergency situations. If a drive is too narrow, not properly maintained or marked, then emergency vehicles (ambulance, fire trucks) may not be able to find and/or properly access properties in need of assistance. School bus service can also be greatly effected by private road development. At the time of writing, no major road improvements were scheduled within the Township aside from routine maintenance and the probable paving of one mile of gravel road per year, as has been the general schedule in past years. Though not formally scheduled as future projects, the Kent County Road commission is giving increasing consideration to improvements at the M-44/Wolverine Boulevard intersection and the repaving of Cannonsburg Road and portions of Myers Lake Avenue and 1O Mile Road. . D-4 CANNON TOWNSHIP COMPREHENSIVE PLAN �Table D-2 TRAFFIC COUNTS - EAST/WEST STREETS - STREET NAME 10MILE 10MILE 10MILE 4MILE 4MILE 4MILE 4 MILE 4MILE 4MILE SMILE SMILE SMILE SMILE SMILE 5 MILE 5 MILE 6 MILE 6 MILE 6 MILE 7MILE 7MILE 9MILE 9MILE 9 MILE 9MILE 9MILE 9 MILE BELDING /M-44 BELDING /M-44 BELDING /M-44 BELDING /M-44 BELDING /M-44 BELDING /M-44 BELDING /M-44 BELDING /M-44 BELDING /M-44 BELDING /M-44 BUSH CANNONSBURG CANNONSBURG CANNONSBURG CANNONSBURG CANNONS BURG CANNONSBURG CANNONSBURG CANNONSBURG ELDRED KIES KIES KIES KREUTER KREUTER KREUTER RAMSDELL CROSS ROAD TIFFANY BUSH YOUNG EGYPT VALLEY GILES PETTIS HONEY CREEK MCCABE DURSUM HONEY CREEK MCCABE DURSUM TIFFANY GILES PETTIS EGYPT VALLEY TIFFANY GILES RAMSDELL BLAKELY DUNN RAMSDELL YOUNG BLAKELY MYERS LAKE WILKINSON NORTH PORT MYERS LAKE COURTLAND TIFFANY RAMSDELL EGYPT VALLEY YOUNG SUNFISH LAKE BLAKELY KITSON WOLVERINE YOUNG JOYCE SUNFISH LAKE MYERS LAKE EGYPT VALLEY HONEY CREEK PETTIS RAMSDELL B.J. YOUNG COURTLAND BLAKELY MYERS LAKE SUNFISH LAKE RAMSDELL GREELEY GREELEY DATE TAKEN 01-Aug-91 05-Aug-91 01-See:88 14-Jun-89 26-Jun-90 26-Jun-90 12-0ct-88 09-Jun-89 01-Aug-91 16-Aug-90 16-Aug:90 16-Aug-90 15-A~-90 15-Jul-87 14-Jul-87 26-0ct-89 15-Aug-90 30-0ct-89 26-0ct-89 20-Jun-91 15-Aug-90 28-Mar-89 05-Dec-88 30-Nov-88 05-Dec-88 08-Aug-90 09-Aug-90 03-Aug-90 31-Jul-91 07-Aug-90 07-Aug-90 01-Aug-91 03-Aug-90 03-Aug-90 03-Aug-90 07-Aug-90 08-Aug-90 10-Aug-90 26-Aer-88 15-Jul-87 10-Aug-90 28-Mar-89 10-Jul-87 01-Nov-89 15-Aug-90 07-Aug-90 30-Nov-88 30-Nov-88 09-Jul-87 10-Aug-90 09-Aug-90 09-Aug-90 07-Aug-90 EAST COUNT 1,930 4,050 1,650 258 84 76 192 60 138 902 3,152 104 2,897 2 2n 491 178 111 212 941 268 74 0 370 696 767 411 567 0 0 0 0 0 0 0 0 0 0 0 4,432 4,473 4 815 5,950 3938 6648 907 2,185 381 1 469 456 0 0 417 237 272 WEST COUNT 1,880 3,436 2,170 59 65 0 212 83 190 152 2,909 106 2,903 2 272 141 269 119 210 207 436 132 412 334 0 469 724 666 0 0 0 0 0 0 0 0 0 0 190 4,869 4,364 5915 6,443 0 6671 2,019 2,190 0 0 1 469 537 179 0 276 0 CAPAC. LOS C 8,500 8,500 8,500 8,500 8500 8500 8500 8500 8,500 0 1500 8,500 8,500 8,500 8 500 8500 EAST VIC 0.227 0.476 0.194 0.030 0.010 0.009 0.023 0.007 0.016 0.106 0.371 0.012 0.341 0.268 0.058 0.021 0.013 0.025 8,500 8 500 0.111 8500 0.032 0.009 8,500 8 500 0.000 0.044 8 500 8500 0.082 0.090 8,500 0.048 8,500 0,soo 0.067 0.000 9,000 9000 0.000 0.000 9,000 0.000 9,000 0.000 9,000 0.000 9,000 0.000 9,000 0.000 9,000 0.000 9,000 9000 0.000 0.000 8,500 9,000 · 0.492 0.497 9,000 9000 0.535 0.661 9,000 9000 0.438 9000 0.739 0.101 9,000 0.243 9,000 8 1500 0.045 8 500 0.173 8 500 0.054 8500 0.000 0.000 8,500 0.049 8,500 0.028 8,500 0.032 8,500 8 500 8,500 0-5 CANNON TOWNSHIP COMPREHENSIVE PLAN WEST VIC 0.221 0.404 0.255 0.007 0.008 0.000 0.025 0.010 0.022 0.018 0.342 0.012 0.342 0.267 0.017 0.032 0.014 0.025 0.024 0.051 0.016 0.048 0.039 0.000 0.055 0.085 0.078 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.022 0.541 0.485 0.657 0.716 0.000 0.741 0.224 0.243 0.000 0.000 0.173 0.063 0.021 0.000 0.032 0.000 EAST LOS A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A B B A B A A A A A A A A A A WEST LOS A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A B A B B A B A A A A A A A A A A ROAD CLASS MIN. ART. MIN. ART. MIN. ART. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. REG. ART. REG. ART. REG. ART. REG. ART. REG. ART. REG. ART. REG. ART. REG. ART. REG. ART. REG. ART. COLL. • ART. ART. ART. ART. ART. ART. ART. ART. COLL. COLL. COLL. COLL. COLL. COLL. COLL. C'OLL. �Table D-2 TRAFFIC COUNTS - NORTH/SOUTH STREETS STREET NAME BLAKELY BLAKELY BLAKELY BLAKELY B.J. BUSH COURTLAND COURTLAND DUNN DURSUM DURSUM EGYPT VALLEY EGYPT VALLEY EGYPT VALLEY EGYPT VALLEY GILES GILES GILES GREELEY GREELEY HONEY CREEK HONEY CREEK HONEY CREEK JOYCE KITSON MCCABE MCCABE MYERS LAKE MYERS LAKE MYERS LAKE MYERS LAKE NORTH PORT PETTIS PETTIS PETTIS RAMSDELL RAMSDELL RAMSDELL RAMSDELL RAMSDELL SUNFISH LAKE SUNFISH LAKE SUNFISH LAKE TIFFANY TIFFANY TIFFANY TIFFANY WILKINSON WOLVERINE YOUNG YOUNG YOUNG YOUNG YOUNG CROSS ROAD 7MILE 9MILE BELDING /M-44 KIES CANNONSBURG 10 MILE BELDING /M-44 KIES 7MILE 4MILE SMILE 4MILE SMILE BELDING /M-44 CANNONSBURG 4MILE 5 MILE SMILE KREUTER RAMSDELL 4MILE SMILE CANNONS BURG CANNONS BURG BELDING /M-44 4MILE 5 MILE 9 MILE BELDING /M-44 CANNONSBURG KIES 9MILE 4MILE 5 MILE CANNONSBURG 6 MILE 9MILE BELDING /M-44 CANNONSBURG KREUTER BELDING /M-44 CANNONSBURG KREUTER 10MILE SMILE SMILE BELDING /M-44 9MILE BELDING /M-44 10 MILE 9MILE BELDING /M-44 BUSH ELDRED DATE TAKEN 20-Jun-91 30-Nov-88 03-Aug-90 30-Nov-88 15-Aug-90 05-Aug-91 31-Jul-91 30-Nov-88 15-Aug-90 01-Aug-91 16-Aug-90 14-Jun-89 26-0ct-89 01-Aug-91 10-Aug-90 26-Jun-90 15-Jul-87 30-0ct-89 09-Aug-90 07-Aug-90 12-0ct-88 16-Aug-90 28-Mar-89 10-Aug-90 07-Aug-90 09-Jun-89 16-Aug-90 05-Dec-88 03-Aug-90 15-Jul-87 09-Jul-87 09-Aug-90 26-Jun-90 14-Jul-87 10-Jul-87 26-0ct-89 28-Mar-89 07-Aug-90 01-Nov-89 09-Aug-90 03-Aug-90 26-Apr-88 10-Aug-90 01-Aug-91 15-Aug-90 15-Aug-90 07-Aug-90 08-Aug-90 01-Sep-88 05-Dec-88 03-Aug-90 08-Aug-90 07-Aug-90 NORTH SOUTH COUNT COUNT 316 259 1 445 995 306 2,448 o· 1 445 0. 220 0 278 812 0 1 282 620 0 89 240 0 0 22 118 232 251 262 685 0 0 590 24 32 56 239 175 76 256 0 11TT4 1.730 1.783 1.783 1.752 2.282 0 1,340 367 0 879 0 302 305 699 0 2,807 3.085 1,987 4.281 493 0 3 360 3 256 0 227 1 746 1 645 1 320 1 281 0 1 410 1,913 2,339 715 833 3,945 1,588 1 023 0 2,247 2,092 0 587 870 0 651 678 0 130 0 205 173 156 246 238 0 488 0 0 453 638 698 756 426 1.734 700 ns 855 1,162 DAILY CAPAC. 01000 8000 01000 8000 8,000 0,000 01000 8000 01000 01000 01000 8000 01000 0 1000 0 1000 8000 8 000 8 000 0,000 01000 01000 8,000 8,000 8,000 01000 01000 8.000 01000 0,000 8 000 8 000 8,000 8000 8000 8000 8,000 8000 8,000 8 000 8,000 8,000 01000 01000 8.000 8.000 8.000 8.000 8,000 8000 01000 8000 8.000 8,000 8.000 NORTH VIC 0.032 0.181 0.306 0.000 0.028 0.000 0.000 0.160 0.000 0.030 0.000 0.015 0.031 0.000 0.074 0.004 0.030 0.022 0.032 0.222 0.223 0.219 0.000 0.046 0.110 0.038 0.000 0.351 0.535 0.062 0.420 0.000 0.218 0.165 0.000 0.239 0.089 0.199 0.128 0.262 0.000 0.109 0.085 · 0.000 0.026 0.022 0.031 0.000 0.000 0.057 0.087 0.217 0.087 0.107 SOUTH NORTH V/C LOS 0.040 A 0.124 A 0.038 A 0.181 A 0.000 A 0.035 A 0.102 A o.on A 0.011 A 0.000 A 0.003 A 0.029 A 0.033 A 0.086 A 0.000 A 0.003 A 0.007 A 0.009 A 0.000 A 0.216 A 0.223 A 0.285 A 0.168 A 0.000 A 0.000 A 0.038 A 0.087 A 0.386 A 0.248 B 0.000 A 0.407 A 0.028 A 0.206 A 0.160 A 0.176 A 0.292 A 0.104 A 0.493 A 0.000 A 0.281 A 0.073 A 0.000 A 0.081 A 0.016 A 0.000 A 0.019 A 0.030 A 0.061 A 0.000 A 0.080 A 0.095 A 0.053 A 0.097 A 0.145 A Source: Grand Rapids and Environs Transportation Study (GRETS) D-6 CANNON TOWNSHIP COMPREHENSIVE PLAN SOUTH LOS A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A ROAD CLASS COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. �DRAINAGE The County drainage system in Cannon is relatively small, consisting of six short drains. Four are located on lakes: Bella Vista (Grass Lake Drain, a lake level drain established in 1970, and East Bella Vista Shores Drain, established in 1989), Silver Lake (Silver Lake Drain, also a lake level drain, established in 1974), and Bostwick Lake (Northport Drain, established in 1975). The other two county drains (Bowen Drain, established in 1938, and Cannonsburg Drain, established in 1907) are in the southern half of the Township near Bear Creek. See Figure D-5. As of 1991 , no additional drains are pending. Since activities to upgrade or repair existing drains and develop new drains must come from a petition to the County Drain Commissioner, it is difficult to determine future activities of the County Drain Commission in Cannon. Although Cannon is served by three public school districts (Lowell, Forest Hills and Rockford), Rockford Schools serve the vast majority of Township residents. See Figure D-7. Three Rockford elementary schools are located in Cannon: Lakes School near Young and Belding; Crestwood on Courtland Drive; and Cannonsburg on Cannonsburg Road near the Village. POLICE & FIRE COMMUNITY FACILITIES Cannon Township gets fire protection from a volunteer fire department. There are two stations located in the Township, one on Belding road and one on Cannonsburg Road. See Figure D-6. Police protection is provided by the County Sheriff's Department and the Michigan State Police. The nearest state police post is located in the City of Rockford. There are three cemeteries in Cannon, all operated by the Township. They are located on Belding Road (2.12 acres), Ramsdell Drive (1.85 acres), and Sunfish Lake Avenue (3.6 acres). The Belding and Sunfish cemeteries are still taking interments. Other public buildings include the Township halls-the new facility on Belding Road and the old hall, now a museum on Cannonsburg Road. See Figure D-6. Also depicted on Figure D-6 are private recreational facilities open to the public. Fire protection is provided by the Township's volunteer fire department which includes a station in Cannonsburg and one at the Township Hall on M-44. The fire department currently includes a part time paid fire chief and assistant chief and 15 Hon cal/H volunteer fire fighters, all of whom are Michigan certified fire fighters. - surance agencies then use these evaluations, or ratings, to establish fire insurance protection rates. ISO has rated all of Cannon Township a "9," on a scale of 1 (best) to 1O (worst), except for the Lake Bella Vista and Silver Lake condominiums areas, which have been rated a HS." The lack of easily available water for fire protection in the majority of the Township is the principal condition resulting in the 9 rating. SCHOOLS The Township is currently served by sanitary sewer along Belding Road, which serves developed areas around the Lakes. See Figure D-8. Except for two private water towers owned and operated by condominium associations (at Silver Lake and Lake Bella Vista), residents rely on private wells for water. Many of the private wells in Cannon are relatively shallow (less than 40 feet deep). This should be a critical consideration in planning efforts. High density development or residential development near commercial or industrial land uses can lead to contamination of shallow wells. The Cannonsburg Station includes: 1) a 1985 pumper/tanker with a 2,000 gallon storage tank and 1,000 gallon per minute pumper; 2) a 1977 pumper/tanker with a 1,000 gallon storage tank.and 1,000 gallon per minute pump; and 3) a 1984 four-wheel drive grass rig with a 250 gallon storage tank and 100 gallon per minute pumper. The Township Hall station includes: 1) an 1988 pumper/tanker with a 1,000 gallon storage tank and 1,000 gallon per minute pumper; 2) a 1973 pumper/tanker with a 750 gallon tank and 750 gallon per minute pumper; 3) a 1963 pumper/tanker with a 1,250 gallon tank and a 250 gallon per minute pump; and 4) two 4-wheel drive grass rig pumper/tankers, one including a 100 gallon tank and the other a 200 gallon tank. RECREATIONAL FACILITIES & HISTORIC SITES Cannon Township has impressive public holdings for recreation. The Michigan Department of Natural Resources manages 864 acres of land in southern Cannon Township as part of Cannonsburg State Game area. The MONA acreage that falls in Cannon alone was valued at over a half-million dollars in 1991. Townsend Park is a large county facility (144 acres) located at Ramsdell and 6 Mile Road. The county has recently acquired a 235-acre marsh and wooded site, which includes Pick~rel Lake, and intends to program The Insurance Services Organization (ISO) evaluates communities with regard to fire protection and inD-7 CANNON TOWNSHIP COMPREHENSIVE PLAN �the facility for passive outdoor recreation activities such as hiking an cross-country skiing. Cannon also holds several small easements and lots around the lakes which are supposed to provide access for back lot holders. Currently, these holdings are the source of controversy as adjoining property owners try to lirr,it access and erect fences. In turn, back lot holders still expect access. • Pando Ski Area, southwest of Bostwick Lake in Sec. 14 • Cannonsburg Ski Area, Sec. 28 • Sportsman's Club, Sec. 18 (82 acres) • Camp Rogers (a Christian youth camp) southwest of Bostwick Lake in Sec. 14 (154.4 acres). While Cannon Township has several historic resources (see Appendix B), only one site appears on the state register of historic sites-the old Township Hall at 8045 Cannonsburg Road. Private recreational facilities in the Township include: • Silver Lake Country Club, east of Silver Lake in Sec. 10 0-8 CANNON TOWNSHIP COMPREHENSIVE PLAN �HI§ I I~. ~ I I I 10 MILE A• ·I ~ ,,, ~ ~m ... !Il ,- II -Jfi -- '"= CANNON TOWNSHIP Kent County, Michigan ~ r IS =l LAND USE/COVER D-2 Ji Residential Commercial Ill • ~ --: ~IW • .~ 0 ~ ;lii I Agricultural ~ Institutional ~ Recreational • .,,~ Industrial/Extractive Wetlands lll] Woodlands iii Open Data Sourc~ pit§ J u @ -I:~ C--~ MON~ land Michigan Resource Inventory Program ~¥4WY4WIL w'/4j"!Pi'c:f1"/4pf&/4&¥1'M¾ w>JPdwf ~ o Sea le 3. 615 7, 230 1: 43, 400 1 inch - Planning & Zoning Center, 302 S. Waverly Rd. Lansing, Michigan 48917 pr,. (!U 7) 88&-0~!!.!I 10,845 feet 3,615 feet Inc. August, N 1991 �MAP D-2 LAND USE/COVER Explanatlon and Key Points: The land use/cover map shows land use according to the Michigan Resource Inventory Program, managed by the Michigan Department of Natural Resources (MDNR). Detailed land use/cover classifications have been generalized for Map D-2 into agricultural, commercial, residential, etc. Methodology: The Michigan Department of Natural Resources maintains the Michigan Resource Inventory Program, which contains land use/cover information for the entire state. The land use/cover information is based on interpretations of color infrared aerial imagery taken in 1978. The land use/cover inventory for Cannon Township was revised based on aerial photographs of the Township taken in the spring of 1989 by the Kent County Equalization Department. Each polygon area on the land/use cover inventory map has a unit label. This label is a three or four digit number which corresponds to the State's land use/cover classification system. To generate the map, a digital map was "downloaded" into a computerized mapping system from the MDNR's computer. All map units were automatically located, filled with patterns, and printed. Sources: Michigan Department of Natural Resources, Michigan Resource Inventory Program, and 1989 aerial photographs of Cannon Township �MAP D-3 LAND USE BY PARCEL - TAX CLASS Explanation and Key Points: Toe land use by parcel map shows land use according to how parcels are taxed in Cannon Township. It is evident from the map that most of the land in the Township is taxed for residential use. There are also significant areas jn agricultural and developmental categories. Most of the acreage taxed as commercial consists of commercial recreational uses (Cannonsburg Ski Area, Pando Ski Area, Silver Lake Country Club, Sportsmen's Club). Approximately half of the land taxed for commercial use is located along M-44. The Cannonsburg State Game Area consists of 864 acres of land not taxed by Cannon Township. Methodology: Tax parcel maps were obtained from the Kent County Equalization Department and entered into a computer mapping system. In addition, each parcel was labeled with its tax number. Following input of parcel boundaries and numbers, information from the Township's tax roll was added using database management software. Parcel numbers served as the link between the digital map and the remaining tax roll information. The end result is a "gee-database": map with all tax parcel information attached to each parcel. a Contained in the tax roll information is a code which specifies how (for which use) the parcel is taxed. Using a computerized mapping system and the digital tax-parcel map, a map was automatically generated using the land use/tax_code and printed. Source: Kent County Equalization Department �CANNON · TOWNSHIP 10 MILE All Kent County, • Michigan 2 KIES ST, LAND USE BY PARCEL 9 MILE RO. D D-3 Residential Commercial ., + >C < J ., X ~ Agricultural ~ H ~ :::, 20 19 Industrial • 16 17 11111 Developmental Institutional 1111 State /,I/ • ~ 8 RO. , , Land Water ~ • eta :::=::!I MILi!: RO. -~ • ~ 1111 111111 August. source: Kant County EQuelizetion Depertmant ~ N > < . ~ a: u ., •., . > z < 0 :r: D 36 Scale 1: 43, 400 Planning & 1 inch - Zoning Center. 302 S. Waverly Rd. Lansing. Michigan 48917 RD . Ph . 111171 ee&-o!lee 3,615 feet Inc. 1991 �Appendix E DEMOGRAPHIC PROFILE East Grand Rapids to a gain of 40.2% in Gaines Township (the second fastest growing community in Kent County). Changes in population in neighboring community's are not nearly as great as the change experienced in Cannon. In the same 1o year period, population increases for surrounding communities were: Grand Rapids Township, +15.8%; Plainfield Township +21%; Ada Township, + 17.1%; Grattan Township, + 11 .7%; Courtland Township, +20.7%; and the City of Rockford, +12.8%. The County experienced a 12.6% increase in its population while the state only gained 0.3%. See Figures E-1 through E-3 and Table E-1. POPULATION CHANGE OVER TIME In the last four decades, the Township has experienced significant growth. From 1950 to 1960, the population rose 58%; from 1960 to 1970, 46%; from 1970 to 1980, 35%; and from 1980 to 1990, 59.1 %. The most recent increase is the largest and becomes more significant when you consider that as population grows, it takes proportionately a larger numerical increase to affect the base population. Exclusive of Cannon Township, between 1980 and 1990 percentages of change in population within the County ranged from a loss of 0.98% in Figure E-1 POPULATION GROWTH TREND FOR SELECT KENT COUNTY COMMUNITIES 8,000 7,000 0 1960 • 1970 ~ 1980 6,000 [TI 1990 5,000 4,000 3,000 1,000 0 Camon Algoma Twp. Twp. Cour11and Twp. Grattan Oakfield Twp. Twp. Source: Decennial Census E-1 CANNON TOWNSHIP COMPREHENSIVE PLAN City of Rockford �Figure E-2 POPULATION GROWTH TREND FOR KENT COUNTY Kent County 600000 500000 C 0 400000 ~ 0 "'3 Q. 300000 0 a.. 200000 100000 0 1960 1980 1970 Source: Decennial Cansua E-2 CANNON TOWNSHIP COMPREHENSIVE PLAN 1990 �Figure E-3 PERCENT POPULATION INCREASE 1980-1990 FOR SELECT COMMUNITIES AND KENT COUNTY cannon Twp. Algoma Twp. Ccutland Twp. Grattan Twp. City of Rockford Grand Rapids Twp. Ada Twp. Source: o.c.nnia/ Census E-3 CANNON TOWNSHIP COMPREHENSIVE PLAN Oakfield Twp. Kent County �Table E-1 POPULATION GROWTH TRENDS CANNON AND AREA COMMUNITIES Cannon Twp. Alaoma Twp. Courtland Twp. Grattan Two. Oakfield Twp. City of Rockford Plalnflald Twp. Kant County 1960 1970 1980 1990 2525 2887 1 555 1346 1 471 2074 11 680 363187 3,690 4,479 2.196 1 893 2,159 2,428 16,935 411.044 4983 6472 3.272 2.575 2,983 3,324 20611 444 506 7928 5496 3950 2 876 3842 3750 24957 500 631 Plainfield Township's was approximately 211 persons per square mile in the mid-1950's. Although Cannon Township is generally considered rural, it has urbanized significantly since 1960. See Figure E-4 and Table E-2. Density (the number of persons per square mile) in Cannon Township as of 1990 was over 7 times what it was 50 years a99. In 1940, there was an average of 29 people per square mile; by 1990, this figure had grown to an average of 211.4 persons per square mile. For the sake of perspective, Figure E-4 CANNON TOWNSHIP POPULATION DENSITY 250 -·e ~ 200 ...cu 0 ::::, r:::r 150 ......... C: en .2 0 "5 a. 0 100 ~ .?:·.;; C: cu CJ 50 0 1940 1950 SOUIC9: Population ffgun,•; 1960 1970 1980 1990 cannon Township 1978 t:;ompre/H,nsivtl Plan, and Decennial Censuses. Density dMivtld by PZC staff. E-4 CANNON TOWNSHIP COMPREHENSIVE PLAN �RACE Table E-2 CANNON TOWNSHIP HISTORIC POPULATION & DENSITY Year Population 1 088 1940 1600 1950 1960 2 525 3690 1970 4983 1980 1990 7928 • persons per square mile With respect to race, Cannon Township is relatively homogeneous, with 98.4% of its population being white. In the last decade, small minority populations have become a smaller percentage of the total population. In 1980, 60 blacks represented 1.2 % of the population. By 1990, 55 blacks represented 0. 7% of the population. likewise, in 1980, 47 Asians represented almost 1% of the population and by 1990, 48 Asians represented 0.6% of the population. American Indian/Eskimo/Aleuts represented 0.2% of the populations in 1990 (14 persons), doubling in number from 1980. This may be due to the trend of persons of Native American decent identifying with that group more readily than in the past. Density* · 29 42.7 67.3 98.4 132.9 211.4 Source: Population ffgurN; CMnon To'Mlahlp 1978 Comprehensive Plan, and Dec»nnitlJ CMl.uses. Density derived by PZC 81116. AGE While population projections are somewhat speculative due to a multitude of unpredictable variables, they can provide valuable insight. Numerous projection techniques can be used which lead to a range in projected growth, and this range can be most useful. The age structure of Cannon Township suggests a high percentage of families with children, and a relatively low percentage of persons 65 years and over. As of 1990, nearly one-third (32.8%) of the population (2,597 persons) was 18 years or younger. The County's percentage of persons 18 years and younger was 28.3%. The percentage of persons 65 years and over in the County was 10.8%. Cannon Township's percentage of persons 65 years and over was less at 6%. Additionally, median age of the Township (32.6 years of age) is slightly higher than that of the County (30. 7 years of age), which suggests the presence of "baby boomers• who are now raising families that pull up the median age vs. an increase in the number of persons over 65 years of age. If Cannon Township's growth were to continue at the rate of growth it experienced between 1980 and 1990 (59.1%), its population in years 2000 and 2010 wouJd approximate 12,613 and 20,067, respectively. This is an exceptionally high rate, and it is questionable as to whether this high rate will continue. However, if the Township's growth rate over the next 20 years were to reflect the historical rate of Township growth, say over the past 30 years, its growth would still be strong (46.6% every ten years), and populations in years 2000 and 2010 would approximate 11 ,622 and 17,037, respectively. Age/sex pyramids present a more detailed profile of a community's age structure. See Figures E-5 , E- 6 and E-7. The average of these two projection techniques yields an approximate population in year 2000 of 12,117 persons and 18,552 persons in year 2010. At the time of this update, neither the State of Michigan, county or regional planning agencies had prepared population projections for the Township based on the 1990 Census data. E-5 CANNON TOWNSHIP COMPREHENSIVE PLAN �Figure E-5 CANNON TOWNSHIP AGE/SEX DISTRIBUTION 1960 PERCENT OF POPULATION • Female [ill Male -10 -20 -30 20 10 0 30 Source: o.cennia/ Census Figure E-6 CANNON TOWNSHIP AGE/SEX DISTRIBUTION 1980 PERCENT OF POPULATION • Female (] Male -25 -20 -15 -10 -5 0 5 Source: o.cennia/ Census E-6 CANNON TOWNSHIP COMPREHENSIVE PLAN 10 15 20 �Figure E-7 CANNON TOWNSHIP AGE/SEX DISTRIBUTION 1990 PERCENT OF POPULATION :-:•·•:•:•:•:• :•···•:•:•:•···•:•:•·•:•:•:•: -15 -10 .5 0 5 10 15 Source: Decsnnia/ Cansus In 1960, the single largest age group in the Township was represented by people 5-14 years of age; while those 15-24 and 25-34 years of age comprised a comparatively smaJI percentage of the overall population. It can be sunnised that in 1960, Cannon Township had a relatively large number of families in its population. with state and national trends that show an aging population. • An increase in percentage of those under 5 years of age (from 8.1 % of tne population in 1980 to 8.8% of the population in 1990). • An increase in percentage of persons 25 to 44 years of age (from 31.4% to 37.1%) · The 1980 age/sex pyramid displays a tighter range in age distributions. The percentage of persons 514 is still quite high, but the number of persons in the 15-24 and 25-34 age groups have increased (those previously in younger age groups moving through the pyramid). • A small decrease in the percentage of persons 5-17 years of age (from 25.4% to 23.9%). SCHOOL ENROLLMENT Three school districts serve Cannon Township: Lowell, Rockford and Forest Hills. All three school districts are experiencing increases in enrollment. Generally, high school enrollments decreased during the mid-1980's but have begun to rise in recent years for Forest Hilis and Rockford Schools. The majority of new enrollment has been experienced at the elementary level. Between 1983 and 1990, enrollment for elementary grades had increased 75.1 % for Rockford Schools, 39.0% for Forest Hills and 34.2o/e for Lowell Schools. Rockford Schools serve the vast majority of Township residents. Note that the data source for Rockford schools does not present data specifically for the middle school. See Figures E-8 through E-1 O and Table E-3. By 1990 the middle of the pyramid has grow ( •baby-boomers• moving through time) and the lower and higher age brackets represent a smaller portion of the population overall. The pyramid still suggests many families in the Township, but they are smaller than in previous decades. Some of the more significant trends between 1980 and 1990-for Cannon Township include: • A decrease in the percentage of persons 65 years and over (dropping from 6.4% to 6%) which is opposite of state an national trends that show and increase in persons 65 years and older over the last 20 years. • An increase in median age (29.4 years of age to 32.6 years of age). This is consistent E-7 CANNON TOWNSHIP COMPREHENSIVE PLAN �Flgure-E-8 SCHOOL ENROLLMENTS 1981-1990 ROCKFORD PUBLIC SCHOOLS 6000 5000 4000 3000 2000 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 Source: Rockford Public Schools Figure E-9 SCHOOL ENROLLMENTS 1981-1990 FOREST HILLS PUBLIC SCHOOLS [I] 9-12 • 6-8 §I K-5 6000 5000 "' ·ga.. 3000 2000 1000 0 1~1~1~1*1~1~1ffl1~1~1~ So/JICII: Forest HIiis Public Schools 1, ,st E-8 CANNON TOWNSHIP COMPREHENSIVE PLAN �Figure E-10 SCHOOL ENROLLMENTS 1981-1990 LOWELL PUBLIC SCHOOLS rm 9-12 • s-a 51 K-6 3000 ..!!l ·a. 1500 ~ 1000 500 O~iiiiii=iii 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 Sourr:e: Lowell Publlc Schools Table E-3 SCHOOL ENROLLMENTS 1981-1990 LOWELL Year 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 K-6 6-8 9-12 1192 1137 1138 1176 1235 1309 1375 1458 1511 1527 670 654 625 573 575 604 559 566 585 670 861 828 843 873 871 868 872 802 836 788 ROCKFORD K-6 7-12 1839 1844 1787 1873 2043 2252 2505 2703 2964 3129 1905 1792 1799 1816 1856 1964 2018 2049 2120 2249 FORESTHIUS K-5 6-8 9-12 2007 1925 1910 1964 2063 2184 2339 2449 2569 2654 1246 1200 1185 1110 1066 1055 1110 1157 1209 1238 1621 1504 1601 1649 1640 1709 1666 1595 1551 1584 Source: Lowell, Rockford, rOffltlt Hills Public Schools national trend of increases in single-person and single parent households, in addition to a general decrease in the size of households. See Figure E11 and Table E-4. HOUSEHOLDS In the 1980's, Cannon Township's population increased 59.1%. The number of households increased by 63.8%. Households are increasing faster than the population because of a state and E-9 CANNON TOWNSHIP COMPREHENSIVE PLAN �Figure E-11 CANNON TOWNSHIP NUMBER OF HOUSEHOLDS 3000 2500 en 2000 ~ 0 = en <U ::::, 0 1500 ~ 1000 500 0 1960 1970 1980 1990 Source: Decennial Census tween 1980 and 1990, while the Township re- Table E-4 CANNON TOWNSHIP NUMBER OF HOUSEHOLDS Year 1960 1970 1980 1990 mained stable. # of Households 676 986 1.562 2558 Married-couple families represent 79.1 % of all households in the Township (this was also the case in 1980). This is significantly higher than County and state percentages of 56.8% and 55.1 %, respectively. Further, the percentage of marriedcouple families fell for the state and County be- As would be expected, because of the high percentage of married couples and families in the Township, the number of persons per household is higher than state and County averages. In 1990, the County average number of persons per household was 2.69; Cannon Township's average number of persons per household was 3.10. State and national trends of smaller households have effected Cannon, however, in that the average household size has decreased (1970: 3. 73; 1980: 3.16). The decrease of 0.06 between 1980 and 1990, however, is marginal. See Figure E-12 and Tab1e e~s. E-10 CANNON TOWNSHIP COMPREHENSIVE PLAN �Figure E-12 CANNON TOWNSHIP PERSONS PER HOUSEHOLDS 4 3.5 -.:::, 0 .J: [] 1970 3 Cl> ::::, 2.5 "' 0 :c ... Cl> Q,. 2 1.5 C "' ... ~ Cl> a. 1 0.5 0 Cannon Twp. Kent County SOUl'Cfl: State c.nsu• Bureau Source: C.nsua Bureau Table E-5 HOUSING CANNON TOWNSHIP PERSONS PER HOUSEHOLD Year 1970 1980 1990 Cannon Twp. Kent Countv State 3.73 3.16 3.1 3.32 2.86 2.69 Source: C.nsua Bureau 3.35 2.45 2.4 Between 1980 and 1990, the number of housing units in Cannon Township increased from 1,754 to 2,769. Over the last several years (1982-1990) , the Township has had an average of 108 new single-family homes built per year. See Rgure E-13 and Table E-6. Only 38 multifamily units were recorded in building permit records in the same 9year period. The Township also averaged 2 demolitions per year in that time. The 1990 Census reinforces the building boom in Cannon reflecting that 41 % of all housing units in the township werebuilt between 1980 and March of 1990. Further, almost 60% of all housing units in the township were built after 1970. ,I E-11 CANNON TOWNSHIP COMPREHENSIVE PLAN �Figure E-13 SINGLE FAMILY RESIDENTIAL BUILDING ACTIVITY IN CANNON TOWNSHIP 160 'i 140 -~ 120 8cn 100 en C = C :) ti cCD :2 en CD a: 0 z 1982 1983 1984 1985 1986 1987 1988 1989 1990 Soclce: Michigan Housing development authority Table E-6 SINGLE FAMILY RESIDENTIAL BUILDING ACTIVITY CANNON TOWNSHIP Year 1982 1983 1984 1985 1986 1987 1988 1989 1990 ECONOMY The Cannon Township work force is, for the most part, a commuting work force, as indicated by the 1980 Census statistic that the average travel time to work for Cannon Township residents is 24.8 minutes. The majority of the work force at that time also indicated that they worked in Kent County, reporting to employment centers in the Grand Rapids metro area. The 1990 mean travel time to work was very close to the 1980 figure at 23.9 minutes. It is evident that the majority of Cannon Township's work force continues to report to work in and around Grand Rapids. # of Permits 37 113 156 99 131 112 133 109 82 As d the 1990 Census, 97.3% d all oc:c~ied housing l.llits in the T were single-family homes. Of aJI th9 housing units in the Townsll.,, 91% were owner~ied. This is meaningful considering County and state averages d home at the ownsh., ownersh., same time. Michigan has a home ownership rcita of 74.4%, the County 69.7%. Median value of ownerocct4)ied housing in Cannon was $97,600. Comparatively, mecfsan value of owner~ied housing in the County was $68,200. The number of vehicles available for use is another indicator of the population's mobility. In 1990, of all occupied housing units, 60% had two cars: another 27% had 3 or more cars. So, 87% of all housing units in the Township had multiple cars available. Of the 13% without multiple cars, only 33 housing units had no car, the remainder had one car. The percentage of persons employed in manufacturing in Kent County decreased considerably between 1980 and 1990. In 1990 manufacturing (of both durable and nondurable goods) followed the service industry in terms of the number of jobs provided in the county. In 1980, 35.2% of all E-12 CANNON TOWNSHIP COMPREHENSIVE PLAN �tor. On a percentage basis, the county has about four times as many people employed in agriculture, forestry, fisheries and mining than the Township does. Cannon has higher percentages of its workers employed in the finance, insurance and real estate, and construction sectors than the county. See Figures E-14 and E-15 and Table E-7. employed persons worked in manufacturing, by 1990 the percentage dropped to 26.2%. The number of workers employed by the service industry increased from 21.7o/o in 1980 to 29.7% in 1990. Cannon Township 1990 employment by industry closely parallels the county figures. The largest differences are found in the agriculture, forestry, fisheries and mining sector, and the construction sec- Figure E-14 PERCENT OF TOTAL EMPLOYMENT BY INDUSTRY KENT COUNTY 1990 Public Administration Services Finance, Insurance & Real Estate Wholesale Trade Retail Trade Transportation, Commw,ication & Public Manufacturing Construction Agriculture, Forestry, Fisheries &· Mining 0 5 10 15 20 Sourt»: County Busineu Psttem~. Bureau Of. Cllnsus 1980 ·lL!lOB1 -lol te ; "9orm, 1 •. E-13 CANNON TOWNSHIP COMPREHENSIVE PLAN 25 30 �Figure E-15 PERCENT OF TOTAL EMPLOYMENT BY INDUSTRY CANNON TOWNSHIP 1990 Public Administration Services Finance, Insurance & Real Estate Wholesale Trade Retail Trade Transportation, Communication & Public Manufacturing Construction Agriculture, Forestry, Fisheries & Mining 0 5 10 15 20 Source: County Business Patterns, Bureau Of Census 1980 E-14 CANNON TOWNSHIP COMPREHENSIVE PLAN 25· 30 �Table E-7 PERCENT OF TOTAL EMPLOYMENT BY INDUSTRY 1990 Kent Cannon Countv TownshiD INDUSTRY Agriculture. Forestrv. Ftsheries & Mining Construction Manufacturing Transportation, Communication & Public Utllltln Retail Trade .. Wholesale Trade Ftnance. Insurance & Real Estate Service• Public Administration numbers may not total 1.4 4.8 26.2 4.7 0.36 6.9 26.8 4.5 19 6 5.9 29.7 2.3 16.9 5.7 5.8 30 3.1 100% due to rounding Soun:a: 1990 CMsus ~ In 1980, the percentage of Cannon Township's work force employed in manufacturing was 28.4%, by 1990 it dropped to 28.6%. In 1980, Cannon had 23.9% of its work force in the services sector. By 1990 this sector provided employment for 30% of Cannori's work force. · · In 1980, the Township's ~ rate was higher than the County's. Regardless, Kent County and Cannon Township consistently have a lower - -= . - unemployment rate than the state. Since the Michigan En1>1ovment Security Commission calculates subsequent employment figures from the 1980 census ratio, this trend is reported for remaining years in the decade. Because the Township grew so rapidly between 1980 and 1990, MESC expects that when they recalculated unemployment rates based on 1990 data, this trend might in fact have reversed because of underestimations in the Township's labor force. See FtgUr& E-16 and Table E-8. E•15 CANNON TOWNSHIP COMPREHENSIVE PLAN �\ Figure E-16 UNEMPLOYMENT RATES CANNON TOWNSHIP, KENT COUNTY AND STATE ~ Cannon Twp. -----------1 • 16 0 14 -M ~ g a: Kent County State 12 10 8 6 4 2 0 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 Soc#m: Michigan Employment Security Commission Table E-8 UNEMPLOYMENT RATES CANNON TOWNSHIP AND KENT COUNTY Year Cannon Twp. Kent Countv State 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 199iJ 9.7 10.4 12.9 12.9 10.4 9.7 8.3 7 6.1 5.8 8.9 9.4 12.3 11.9 9.6 9 7.6 6.5 5.6 5.3 6.1 12.4 12.3 15.5 14.2 11 .2 9.9 6.7 . a.a . 8.2 7.6 7.1 7.5 Source: Michigan Employment Security Commission Cannon To~ nship has a relatr. et hlg per · capita income. Betwesn 1979 and 19 ,1 the Township's per capita ir.come ioo:-sased 127 o (as opposed to an increase of 84. % for th state overall). Sincli per capita income flgu: ,· are derived by taking tvtal income and d iding- it by every adult and child, it is esp0c:'" I · ign ~nt that Cannon's per capita income remains high, because of a higher than average median house · Id~size. Note: adjustments are currently being made to Census data with rasped ti0 p· r capita Income. Cannon's per capita lnc:10mG flgur :!las not been ftnallzad, although st ta nd- ettumy figures have. See Figure E- 7 and Tab ,,e~ i .. -5 '-1 E-16 CANNON TOWNSHIP COMPREHENSIVE PL.AN -~ =-·- ~) �diploma or higher (i.e., some college, but not a bachelors degree) the county's figure was approximately 80%. As might be expected, Cannon Township residents have a relatively high education level. Nearty 26% of all person 25 years and over have a bachelor's degree or higher (the county's figure is about 21 %) and about 89% have high school Figure-E-17 PER CAPITA INCOMES 1979 & 1989 [J 1979 25,000 -- • 20,000 1989 Q) ..,0E 15,000 .E 0 .-t:: c.. 0 10,000 ... (..) Q) a_ 5,000 0 Cannon Twp. Kent County Rockford State Source: U.S. CM1sus Bureau Table E-9 PER CAPITA INCOME 1979 & 1987 Cannan Rockford Kent County State Twp. 1979 1989 8.824 20013 7397 12,987 7522 14,378 7688 14,154 Source: U.S. Cansus Bureau By looking at Cannon's State Equalized Value . portiona~ely industrial development accounts for (SEV) OV8f time, its suburban "bedroom• com~uonly~. small portion of Cannon's SEV. The Townnity image is reinforced. A bedroom community is .. ·~hip presently has limited services to support large characterized by limited commercial and industrial scale commercial and industrial development. development with residential development being ...... comparatively dominant. Residents of a bedroom In the same time period, the value of the agri;;.':!: ,. community tend to work and shop outside the ~.. c~ltural classification fluctuated, but decreased in ~.:w community proper. , ·, value overall by 11.9%. A portion of this decrease ?; rH,. ·· . be attributed to an economic downturn in the _r,,y;..,,;:. In just a 9-year period, residential development agricultural economy in the earty 1980's. Another Jo in•-Cannon Township increased in value by 168%, factor contributing to the decline in agricultural vtouwbile commercial and industrial development in- '. we>rth ~Jhe 9onversion of agricultural lands to resicfeased 92.1 % and 7 .1 %, respectively (see Table dential development. E-10 and Figures E-17 and E-18). Note that pro- may -..--~. E-17 CANNON TOWNSHIP COMPREHENSIVE PLAN �Table E-10 STATE EQUALIZED VALUE BY CLASS FOR SELECT YEARS CANNON TOWNSHIP Year 1982 1984 1986 1988 1991 Total% ChanQe Industrial 156100 167600 173600 146300 167 200 · Commercial 1 912.700 2 030.300 2 271 300 2.474600 3,675 200 Residential 53361.800 62 535 800 75 861 800 95.940 700 142.921 600 7.1% 92.1% 168% Source: Mlchiglln Dept. Agriculture 3 366,250 -3 529 750 . ··3 309 100 ~···~ 2 587100 2 965 600 of Treasury Annual Reports, 1982, 1984, 1986, 1988 & 1991 Figure E-18 PERCENT CHANGE IN SEV CANNON TOWNSHIP 1982-1991 180.00% 160.00% . •,. ::: 140.00% 120.00% 100.00% 80.00% 60.00% 1111111111111111111 ·111111 40.00% 20.00% 0.00%4-~==11:m:;:1...a:.;.;;==....-::;==1==:,;,.;,.;.a:::::;::~ Industrial Commercial Residential Agriculture Source: Michigan Dept. of treasury Annual Reports, 1982, 1984, 1986, 1988 & 1991 E-18 CANNON 70WNSHIP COMPREHENSIVE PLAN -11 .9% .. ' �Figure E-19 STATE EQUALIZED VALUES BY CLASS - .... • '"' ·- f ., . ,. 160,000,000 t""'-::::-··-, . ~--=-----.. ·;___ _ ! •--:::-.. l '--· ~ I Industrial IIIII Commercial . _ .......... I • 140,000,000 ~ Residential 120,000,000 D Agriculture 100,000,000 80,000,000 60,000,000 40,000,000 20,000,000 1982 1984 1986 1991 1988 Soun»: Michigan Dept. of Treasury Annual Reports, 1982, 1984, 1986, 1988 & 1991 ;: . -~-- .:. :: •..: _... ··--· -:, -·-·---~- ··-·- - -- · _.,. __ --- -· ...... .,,..... ., . ,· '1p,1 ·~-~,~;. ' ?! . ~, ··t· ,' y.._ • -~- - ' , ,---------.----~----------~:----~:----~--------E-19 CANNOI'\! TOWNSHIP COMPREHENSIVE PLAN �Appendix F BUILDOUT ANALYSIS A build out analysis involves caJculatlng the total number of dwelling units that could be built in the Township, based on it's current zoning. The purpose of this analysis is to estimate what the population of the tgwnship would be if it became fully developed under present zoning policies. Lands that are •unbuildabJe• because of such things as environmental limitations or dedicated easements and/or roadways are not included in build out calculations. Once unbvildable lands are removed, the number of remaining acres open for development, by land use Zone R-1 Low 1,016· - R-2 Med. '' R-3 High Lot size 15,000 sq ft (.34 acres) 1/2 unit 10/12,000 sq ft (.23 & .27 acres) 3 or more units 20,000 (.46 acres) 80.2 density Aaricultural PUD The following table provides an explanation of Cannon Township's buildable acreage by residential zone. Acres of land available in the Zone densltv density zone are determined. Existing developed land is assumed to be built at pennitted ordinance densities since more detailed information on land use is not readily available. Of course, if the density of existing development is higher, then the overall population permitted will also be higher. - 2 acres 2 acres 16.503 443 TOTAL UNITS AT BUILDOUT (w/o PUO densities) • less 20% for road right-of-way - presently, no land is zoned for this district - based on the largest lot size and an average of six units per site If the number of persons per household where to remain stable (persons per household in 1990 Census was 3.10), Cannon Township's build out population would be 35,380. Of course, if existing land was developed at a higher density than undeveloped land, then the population could be higher. This number may seem large, but it is lower than many suburban township buildouts are; primarily because of the Township's larger unbuildable areas held in st.1rface water or public lands. How quickly buildout may come to pass is the most difficult issue. In the Number of Units at buildout 2,988 174 8.251 11,413 past decade growth has been rapid in the Township. The Township has averaged over 100 new housing units per year since 1980. When reviewing historical plat maps it can be seen that there is a rapid increase the division of large parcels of land (40/80/120 acres) into smaller divisions of land (2/4/5/1 O acres). This proliferation of smaller divisions of land promotes sprawt, creates access and transportation problems, increases the cost of community services (e.g., police patrol and fire service) and can undermine the rural . character of an area. Planning efforts can be designed to address these and many related issues. F-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �Appendix G MAPS PVEAVIEW different sources. All of the land cover and use information is keyed to the DNR/USGS base map. All of the soils related data Is keyed to the soils base map. The existing land use (by parcel) and sewer line maps are keyed to the parcel boundaries base map. Except as otherwise noted, al of the full page maps 1)1'868flted in this Plan were produced. using C- Map sottware. C-Map is a PC based computer program developed by William Enslin and his staff at the Center fot Remote Sensing, Michigan State University. Many Of \he maps were digitized by Tim McCauley at the Planning & Zoning Center, inc. Others were A transparent copy of the DNR/USGS base map and the lot line base map follow. These can be overlaid on any of the maps in this Plan, but the fit will be best when overlaying infonnation that it was used as the base for. A transparency can easily be made by photocopying any of the maps in the plan in order to overlay several levels of information. Using C-Map on a color monitor, up to twenty levels of inforrnc;ltion can be overlaid on the screen at once, including zooming in on -any area (e.g., as would be desirable when examining a specific parcel). downloaded from the Michigan Resource Inventory Program (MRIP) database maintained by the Michigan Department of Natural Resources, Land and Water Management Division, or were obtained from the Water Resou~es Institute at Grand Valley State Univer·sity. ADVANTAGES OF COMPUTERIZED MAPPING Several advantages are realized by computerizing maps. Usually, geographic infonnatlon for a community ,is only available on assorted maps at widely varying scales, making difficult the comparison of various data,sets for planning purposes. With C-Map, all of the maps can be viewed and printed at any scale via a variety of different media (color plotter, laser or ink jet printer, or dot matrix printer). lnfonnatlon can also be combined (or overlaid) so that composite maps can be created and compared in a fraction of the time and expense nonnally required to obtain the same results. Another major advantage of computer mapping is the ability to update maps quickly and continuously, so that an up-to-date map is always available. ACCURACY While the accuracy of this data is satisfactory for land use planning purposes (especially when contrasted with traditional techniques), none of it is sufficiently detailed to be absolutely reliable at the parcel level. As a result, detailed site analyses of soils, topography, drainage, etc. are still necessary any time specific site designs are being prepared. All computerized data is on file locally and accessible via C-Map for local use and updating. Contact the zoning administrator or clerk for further information. MAP DESCRIPTIONS BASE MAPS Some of the maps in the various sections of the Cannon Township Comprehensive Plan are acCOl"rl)anied by text on the back of the map. This text provides an overview of the respective map, along with information on how the map was made, the data source, the manner and methodology in which the data was interpreted, and key points which the map co~eys. Maps without description pages · ·are explained in the text of the Plan. Three different base maps have been used in mapping the infonnation for cannon Township: 1) a ~ ~ prepared by the Michigan Department of -~t_iµat. Resources which was digitized from the United SW~ ·.Geological Survey (USGS) topographic map setjes •!91' the area; 2) a parcel boundary map created by ::~git_lzing the parcels used for assesalng purposes ini~ e Township; and 3) a soils base map derived from t~_l/JSOA Soil Survey of Kent County. None of these ~ -maps are exactly identical as they originate from G-1 }..I'•,.. . CANNON TOWNSHIP COMPREHENSIVE PLAN � 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 Cannon-Twp_Comprehensive-Plan_1993 Creator An entity primarily responsible for making the resource Cannon Township Planning Commission, Cannon Township, Date A point or period of time associated with an event in the lifecycle of the resource 1993-12 Title A name given to the resource Cannon Township Comprehensive Plan Description An account of the resource The Cannon Township Comprehensive Plan was prepared by the Cannon Township Planning Commission in cooperation with the Cannon Township Board of Trustees with the assistance of the Planning & Zoning Center, Inc. in December 1993. Includes earlier draft excerpts. Contributor An entity responsible for making contributions to the resource Cannon Township Board of Trustees (consultant) Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Cannon Township (Mich.) Kent 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/30b7b39e76217a27b6da55c5debc2e90.pdf ce75b446ef8a9e75f935d4331bbc0cfa PDF Text Text . . ··-.. '.,.. - .' . ·: ,;-/ ·..• .- .~ . . ' . ·. -~; ...:.- ~ ~-- - ·- :·-. , ~- .. ·.,; .-:.. ~ CAP.ITAL :__ .,_._ . · CONSULTANT . . . . . ENGINEERS .--- ..:. �I I I I I I I I I I I I I I I I I I I INTRODUCTION This Study is an amendment to the "City of Gaylord 1989 Streets Master Plan" prepared in August, 1989. The 1989 Master Plan, along with individual street ratings conducted in 1987, formed the basis for initial project prioritization. Project priorities have not been changed in this Amendment The purpose of this amendment is to update cost estimates presented in the 1989 study to reflect street policy changes recently adopted by the Gaylord City Council and to incorporate any changes in road conditions since the previous study. The new street policy adopted by the City Council calls for concrete curb and gutter the full length of new roadways. This in turn has a significant affect on required roadway width, storm drainage considerations, and construction cost This amendment provides updated construction cost estimates that incorporates these new considerations. GENERAL The recently adopted curb and gutter policy has significant ramifications on new street construction in the City. Previous roadway construction would generally consist of a 24 foot wide paved surface with 3 foot gravel shoulders. Curb and gutter and drainage improvements would normally be constructed only at intersections. The majority of drainage structures would be leaching basins due to the lack of adequate existing storm sewers to connect to. Storm drainage in mid-block was typically accomplished by percolation into the ground adjacent to the roadway. The placement of concrete curb and gutter the full length of the roadway will require additional related changes. Acceptable street width for non-curbed residential streets is generally 22 to 24 feet with a 3' gravel or paved shoulder on each side. The addition of curb and gutter now confines traffic within the roadway and requires a wider street for safe and comfortable driving. Typical street width for curbed streets with no on-street parking is 31 feet measured from back of curb to back of curb (back to back or B-B). Using a 2 foot wide curb and gutter section this requires a 27 foot wide paved surface. A drawing of this roadway section is shown on Figure 1. Required street width increases for on-street parking are a minimum of 33 feet B-B for parking on one side and 40 feet B-B for parking on both sides. The placement of curb and gutter also imposes additional requirements on storm drainage collection and discharge. Since all storm runoff will now be confined on the roadway, adequate storm water facilities will be a high priority item. Dependent upon project location and the proximity to existing storm sewers, new storm sewers and drainage structures should be provided where possible. In locations where no storm facilities or potential storm water outlet areas exist then an adequate number of leaching basins should be used. An in-depth evaluation of storm drainage facilities will be an important part of all future roadway designs. - 1- �I I I I I I I (/) ::, 0 z ~ ::, U') I() .... (.) t:: w £I) w (.) (/) :5 Q. ~ ~ 0 (/) w z I- w I I ;i Q. 0 1- l ::,z (.) . x ...J < ~ :::E ~ LL. I I I I I I I (/) (/) 0 a:: (.) w ...J r~< 0 z c:, 0 ~ ~ N a, • I 0:, 0 I- iri LO .... a:: :-·· ·{ ... ... +---- =•::.~.::~: .. w ~ ::, oc., ~~ OID z a:: ~::, (/) (.) 1,--------r-------~--------J I apital onsultants, Inc. tNIINl:IBI ttCI K. ......G'1'tlf ..,....,.,_.; ~ ~ 4aGI O...l'\.OltO. ~ •ns 112 IICST MM! S'ffllil 51 7-371-1.tDO sn-m-,u, CllY OF GAYLORD 1 991 STREETS MASTER PLAN FIGURE 1 lYPICAL ROADWAY CROSS SECTION f .__-------------'-------------'---------__J �I I I I I I I I I COST ESTIMATES A summary of all updated project cost estimates is shown in Table 1. This table also compares the updated project cost with the 1989 estimated cost and provides a brief description of the changes that precipitated the change in estimated project costs. It can be easily seen that the changes in roadway configuration have significantly increased the cost of each project Also listed in Table 1 as Project Priority A is aerial topographic mapping of the City. With the addition of curb and gutter to the streets, overall storm drainage throughout the City becomes a major concern in proper roadway design. It is therefore recommended than an overall Drainage Plan be developed for the City. The most economical process in obtaining the necessary topographic information is by aerial survey and mapping. The cost for this mapping is included in Table 1. As the completion of a Comprehensive Drainage Plan may have an impact on prioritization, storm sewer design and cost of the projects included in this report, the aerial mapping is listed as the highest priority item. Individual project cost estimates for each priority project and the basis for the estimates follow Table 1. These descriptions and cost estimates are listed in order of project priority. The priorities correlate to Figure 2 and also the 1989 Streets Master Plan. I I I I - 2- �TABLE 1 PRIORITY RATINGS AND COST ESTIMATES* • "• • • • • • • PRIORITY AREA A LOCATION 1989 ESTIMATED COST Entire City 1 1 2 2 3 3 4 4 5 5 6 6 7 7 8 8 9 9 1991 ESTIMATED COST MAJOR CHANGES $ 30,000- $ 50,000 Aerial Topographic Mapping Maple Ave - Main St to Fifth St $181,900 to $195,200 $308,900 Add: Curb & gutter, 12" water main, sidewalk Old 27 - Main St North to City Limits $233,900 - $324,700 $678,000 $733,600** Add: Curb & gutter, stonn sewer, width, sidewalk Fourth St - Center Ave to Maple Ave -:;_: 1..;,~/;:,_, $135,100 to $150,000 $215,200 Add: Curb & gutter, width, sidewalk Carpenter St - West St to Ohio Ave $ 49,000 to $ 53,000 $ 58,000 Add: Curb & gutter, width Petoskey St - Indiana Ave to Otsego Ave Mitchell St - Indiana Ave to Otsego Ave Otsego Av_e - Petoskey St to Mitchell St $ 84,900 to $ 84,900 $180,100 Add: Curb & gutter, stonn sewer, width, sidewalk Fifth St - East of Maple Ave $ 65,200 to $ 72,600 $189,100 Add: Curb & gutter, storm sewer, width, sidewalk Second St - Wisconson Ave to Otsego Ave $110,200 to $121,500 $152,100 Add: Curb & gutter, stonn sewer, width Oak Ave - Main St to Huron St $ 20,500 to $ 22,400 $ 41,500 Add: Curb & gutter, stonn sewer, width, sidewalk Hazel Ave - Main St to Huron St $ 19,600 to$ 21,500 $ 26,400 Add: Curb &·gutter, width Seventh St - East of Otsego Ave $ 82,000 to $ 92,600 $129,200 Add: Curb & gutter, stonn sewer, width; Reduce: length Petoskey St - Old 27 to Hazel Ave $ 48,400 to $ 50,800 $ 91,100 Add: Curb & gutter, width 10 10 11 11 12 12 Court Ave - North St to Sheldon St 13 $ 73,900 to $ 73,900 13 $178,400 Add: Curb & gutter, stonn sewer, width, water main Grandview Blvd - Otsego Ave to Court Ave 14 $ 40,600 to $ 47,200 14 $ 66,800 Add: Curb & gutter, sidewalk $ 35,900 to $ 35,900 $ 86,600 Add: Curb & gutter, storm sewer, width $ 56,800 to $ 63,400 $45,700 Reduce: curb & gutter 15 15 Mill St - Old 27 to Elm Ave Felshaw St - Old 27 to Elm Ave Elm Ave - Mill St to Felshaw St Court Ave - Main St to First St First St - Court Ave to Center Ave TOTAL FOR ALL AREAS $1,244,200 to $1,415,800 $2,477,100 to $2,552,700 -f /ti, 7 Ji' ~ ,?7 2,i J 7) / =~st estim~tes include contingency and engineering. Prices are in 1991 dollars and adjustments for inflation should be made if necessary. Construct10n costs vary with configuration and method of reconstruction. �..·~ &-1-1-1-1-1-._._.__ l f•j[.LiiU,h I ,.,.,,.. ... L I\ ::================::! ~ ,I ,I ~ \I--===-;:_-=..~ ~~~_J ~ .s =.i.- ~ ~ 7 1 ,1~ ~-;:::--==--==-_J I ~ I ..,,m,u n. Ii ' ::J l»-111 ...,._, ,..! WI -• ·o CJ]fik - -·-~ - . ' ~' 8 I i 13 pital onsultants, Inc . ---- ... ~- UIINJ'. ciu .,...,.. ........,......._ ~ .. ,..,.....,. .._., ~ _,,. r,1--n.,...,. j 'l !' II ,I ,I ~ \' i '1l1 e I CITY OF GAYLORD T •r t_ T T PROJECT PRIORITIES FIGURE 2 �I I I I I I I I I I I I I PRIORITY #1 MAPLE STREET - EAST MAIN STREET TO FIFTH STREET BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B. • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck and bus traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - Remove 200' existing; place new sidewalk full length, both sides. • Storm Sewer - • Sanitary Sewer - Place new 8" sanitary sewer main to Third Street; provide 6" leads as needed. • Water Main - Place 12" water main from Third Street to Fifth Street; abandon 8" transite in that area; place 6" stub at Second Street 12" Storm - First to Third 12" Stub - at Second going west 18" Storm - Third to Fourth 18" Stub - at Fourth going west 24" Storm - Fourth to Fifth Storm Outlet Headwall 5 Storm Manholes 15 Catch Basins -3- �I I I I I I I I I I I I I I I I PROJECT PRIORITY #1 MAPLE STREET - EAST MAIN STREET SOUTH TO FIFTH STREET COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 UNIT QUANTITY UNIT PRICE AMOUNT 18 STA 110 SY 5500 SY 1250 TON 450 SY 35 SY 460 SF 3600 LF 3400 LF 1170 LF 380 LF 500 LF 1 EA 5 EA 15 EA 970 LF 400 LF 50 LF 850 LF $ 800 2.25 3.50 30.00 3.50 6.00 3.50 12.00 2.25 18.00 25.00 30.00 3,000 1,200 1,000 20.00 15.00 20.00 30.00 $ 14,400.00 247.50 19,250.00 37,500.00 1,575.00 210.00 1,610.00 43,200.00 7,650.00 21,060.00 9,500.00 15,000.00 3,000.00 6,000.00 15,000.00 19,400.00 6,000.00 1,000.00 25,500.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $247,100.00 61,800.00 TOT AL ESTIMATED PROJECT COST $308,900.00 DESCRIPTION EARTHWORK & GRADING REMOVING CONCRETE SIDEWALK AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 12" STORM SEWER 18" STORM SEWER 24" STORM SEWER STORM OUTLET HEADWALL 4' (/) STORM MANHOLE 4' (I) CATCH BASIN 8' (I) SANITARY SEWER 6' (/) SERVICE LEADS 6' (/) WATER MAIN 12' (I) WATER MAIN -4- �I I I I I I I I I I PRIORITY #2 NORTH CENTER STREET - M-32 TO FAIRVEIW BASIS FOR COST ESTIMATE Several design factors have a major affect on the construction cost for this project. The most significant factor is the addition of curb and gutter which also necessitates catch basins, storm sewer, and outlets. Another significant cost factor is the treatment of the old concrete lan1ts which may either be removed as total reconstruction, or rubblized with a bituminous overlay. Since the final decision cannot be made until after preliminary design, we are providing construction cost estimates for both cases. The cost estimates also assume a three (3) lane configuration from M-32 to Shipp and two lanes north to Fairview. We have also prepared a "North Center Roadway Alternatives - Summary of Construction Cost Estimates per Foot of Length." This table allows a more direct comparison of total reconstruction (Cases I and II) versus rubblizatii:m (Cases ill and IV) for three and two lane widths. Also included in this Table is a cost estimate for overlay only with 6 foot wide paved shoulders without curb and gutter. This alternative may be applicable for .illLlQ. 2,000 feet of roadway north of Shipp to Fairview. I I I I I I I - 5- �I I I I I I I I I I I I I I I I PROJECT PRIORITY #2 NORTH CENTER STREET - M-32 TO FAIRVIEW COST ESTIMATE TOTAL RECONSTRUCTION, CURB & GUTTER 3 LANE TO SHIPP - 2 LANE TO FAIRVIEW (CASE I AND m ITEM DESCRIPTION QUANTITY Removing Pavement Earthwork and Grading Removing Concrete Curb & Gutter Removing Concrete Sidewalk (allowance) Aggregate Base 8" - 22A Oass AA Approach Bituminous Approach Bituminous Asphalt Pavement Concrete Curb & Gutter Concrete Drive Approach Storm Sewer (allowance) 4 • (/) Drainage Structures (allowance) Adjusting Structures Concrete Sidewalk (2,400 LF allowance) Sewer Replacement (allowance) Water Main Extension/Replacement (allowance) Pavement Marking Traffic Control Topsoil and Seeding Mobilization Retention Basin* 16,600 SY 52 STA 2,000 LF 1,300 SY 19,400 SY 800 SY 100 TON 4,300 TON 10,400 LF 1,000 SF 6,000 LF 40 EA 10 EA 12,000 SF 1 LS 1 LS 5,200 LF 1 LS 7,000 SY 1 LS UNIT PRICE $ AMOUNT 3.00 800 2.50 2.25 3.50 3.50 35.00 26.00 10.00 3.50 25.00 1,200 250 2.25 10,000 20,000 2.50 7,500 2.50 15,000 $ 49,800 41,600 5,000 2,925 67,900 2,800 3,500 111,800 104,000 3,500 150,000 48,000 2,500 27,000 10,000 20,000 13,000 7,500 17,500 15,000 Sub Total 10% Contingency $703,325 70,300 Estimated Total $773,600 ----------- *Potential cost of additional retention basin construction not included at this time. -6- �I I I I I I I I I I I I I I I PROJECT PRIORITY #2 NORTH CENTER STREET - M-32 TO FAIRVIEW COST ESTIMATE RUBBLIZATION OF EXISTING CONCRETE PAVEMENT CURB & GUTTER 3 LANE TO SHIPP - 2 LANE TO FAIRVIEW (CASE III AND IV) ITEM DESCRIPTION QUANTITY Cold Milling Asphalt Rubblize Concrete Earthwork and Grading Removing Concrete Curb & Gutter Removing Concrete Sidewalk. (allowance) Aggregate Base Oass AA Approach Bituminous Approach Bituminous Asphalt Pavement Concrete Curb & Gutter Concrete Drive Approach Storm Sewer (allowance) 4' (I) Drainage Structures (allowance) Adjusting Structures Concrete Sidewalk. (2,400 LF allowance) Sewer Replacement (allowance) Water Main Extension/Replacement (allowance) Pavement Marking Traffic Control Topsoil and Seeding Mobilization Retention Basin* 16,600 SY 12,000 SY 52 STA 2,000 LF 1,300 SY 7,400 SY 800 SY 100 TON 3,600 TON 10,400 LF 1,000 SF 6,000 LF 40 EA 10 EA 12,000 SF 1 LS 1 LS 5,200 LF 1 LS 7,000 SY 1 LS UNIT PRICE AMOUNT 1.25 1.50 400 2.50 2.25 3.50 3.50 35.00 26.00 10.00 3.50 25.00 1,200 250 2.25 10,000 20,000 2.50 7,500 2.50 20,000 $20,750 18,000 20,800 5,000 2,925 25,900 2,800 3,500 93,600 104,000 3,500 150,000 48,000 2,500 27,000 10,000 20,000 13,000 7,500 17,500 20,000 Sub Total 10% Contingency $616,275 61,600 Estimated Total $678,000 $ ---------- *Potential cost of additional retention basin construction not included at this time. - 7 - �I I I I I I I I I PROJECT PRIORITY #2 NORTH CENTER - M-32 TO FAIRVIEW ROADWAY ALTERNATIVES SUMMARY OF CONSTRUCTION COST ESTIMATES PER FOOT OF LENGTH CASE I CASE II CASE ID CASE IV CASE V Concrete Removal and Total Reconstruction to 39' width - face to face, curb & gutter (Applicable full length) $160/Ff Concrete Removal and Total Reconstruction to 30' width - face to face, curb & gutter (Applicable full length) $130/Ff Rubblization and Overlay to 39' width face to face, curb & gutter (Applicable full length) $142/Ff Rubblization and Overlay to 30' width face to face, curb & gutter (Applicable full length) $113/Ff Overlay Only to 24' width, plus 6' shoulders, no curb & gutter (This case may apply to the roadway between Shipp Street and Fairview if pavement cores indicate the absence of concrete. This would not apply to the roadway from M-32 to Shipp Street) Additional Sidewalk, per side $ 60/Ff $ 12/Ff Examples: 1. Determine total cost of roadway assuming: - Total reconstruction, 3 lane, 39' F-F (Case I) from M-32 to Shipp (3,160 LF) - Total reconstruction, 2 lane, 30' F-F (Case II) from Shipp to Fairveiw (2,055 LF) 3,160 LF x $160/Ff + 2,055 LF x $130/Ff = $772,750 2. Determine total cost of roadway assuming: - Rubblization & overlay to 39' width, 3 lane (Case III) from M-32 to Shipp (3,160 LF) - Overlay only to 24' width plus 6' shoulders (Case V) from Shipp to Fairview (2,055 LF) 3,160 LF x $142/LF + 2,055 LF x $60/LF = $572,020 -8- �I I PRIORITY #3 FOURTH STREET - SOUTH CENTER STREET TO SOUTH MAPLE AVENUE BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B. • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck and bus traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk: - Remove 200' existing in front of high school; Remove 260' existing north side of Fourth between Elm and Center, place new sidewalk: full length, both sides. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - Place 8" water main from Hazel to Maple; abandon 4" transite in that area; place 6" stubs at Hazel and Oak. 15" Storm - ½ Elm/Oak Block to½ Oak/Hazel Block 12" Stub - Oak going north 18" Storm - ½ Oak/Hazel to Maple 5 Storm Manholes 8 Catch Basins - 9 - �PROJECT PRIORITY #3 FOURTH STREET - SOUTH CE!\TTER STREET TO SOUTH MAPLE AVENUE COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UNIT QUANTITY UNIT PRICE AMOUNT 17 STA 260 SY 4800 SY 1100 TON 250 SY 40 SY 0 SF 3150 LF 3050 LF 410 LF 470 LF 700 LF 5 EA 8 EA 160 LF 400 LF $ 800 2.25 3.50 30.00 3.50 6.00 3.50 12.00 2.25 18.00 22.00 25.00 1,200 1,000 20.00 25.00 $ 13,600.00 585.00 16,800.00 33,000.00 875.00 240.00 0.00 37,800.00 6,862.50 7,380.00 10,340.00 17,500.00 6,000.00 8,000.00 3,200.00 10,000.00 TOTAL ESTIM:ATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $172,200.00 43,000.00 TOT AL ESTIMATED PROJECT COST $215,200.00 DESCRIPTION EARTHWORK & GRADING REMOVING CONCRETE SIDEWALK AGGREGATE BASE, 8" 22A BITUMINOUG SURFACE, 440 #/SY ORAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 12" STORM SEWER 15" STORM SEWER 18" STORM SEWER 4' 0 STORM MANHOLE 4' 0 CATCH BASIN 6' </) WATER MAIN 8' 0 WATER MAIN - 10 - �I I I I I I I I I I I I I I I I I I I PRIORITY #4 CARPENTER STREET - WEST STREET TO NORTH OHIO AVENUE BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B. • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - Not required. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - No work required. 12" Storm - Ties new catch basin in. with existing 1 Catch Basin Connect existing leaching basins at Ohio Street into storm sewer - 11 - �I I I I I I I I I I I I I I I I I I I PROJECT PRIORITY #4 CARPENTER STREET - WEST STREET TO NORTH OHIO AVENUE COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 UNIT QUANTITY DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUG SURFACE, 440 #/SY ORAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 12" STORM SEWER 4' </) STORM MANHOLE 4' </) CATCH BASIN AMOUNT $ 800 $ 4,800.00 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 6,125.00 12,000.00 70.00 240.00 0.00 13,200.00 9,000.00 0.00 1,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 46,400.00 TOT AL ESTIMATED PROJECT COST $ 58,000.00 - 12 - 6 STA 1750 SY 400 TON 20 SY 40 SY 0 SF 1100 LF 500 LF 0 EA 1 EA UNIT PRICE 11,600.00 �I I I I I I I I I I I I I I I I I I I PRIORITY #5 PETOSKEY STREET - NORTH INDIANA AVENUE TO OTSEGO AVENUE OTSEGO STREET - WEST MITCHELL STREET TO WEST PETOSKEY STREET MITCHELL STREET - NORTH INDIANA AVENUE TO OTSEGO AVENUE BASIS FOR COST ESTIMATE - PETOSKEY & MITCHELL • Overlay 22' Bituminous Surface, Widen 2.5' each side - street width 31' B-B. • Pavement Section - 165 #/SY Overlay, 440 #/SY & 8" 22A Aggregate new construction (bus traffic) for widening. · • Concrete Curb & Gutter - Place new curb & gutter entire length. • Sidewalk - Existing sidewalk south side of Petoskey east of railroad tracks o.k.; Place new sidewalk south side of Petoskey west of railroad tracks; Place new sidewalk north side of Petoskey full length; Existing sidewalk north side of Mitchell east of railroad tracks o.k.; Remove and replace sidewalk north side of Mitchell west of railroad tracks; Place new sidewalk south side of Mitchell full length. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - Place 6" stubs in area of Petoskey/Indiana intersection to address problems with existing. 2 leaching basins at Petoksey/lndiana BASIS FOR COST ESTIMATE - OTSEGO • Overlay 40' Bituminous Surface from Mitchell to Sheldon - street width 40' B-B. • Overlay 22' Bituminous Surface from Sheldon to Petoskey. Widen 7' each side - street width 40' B-B. • Pavement Section - 165 #/SY Overlay, 440 #/SY & 8" 22A Aggregate new construction. • Concrete Curb & Gutter - Remove and replace curb & gutter between Mitchell and Sheldon. • Sidewalk - Existing sidewalk west side of Otsego; Place new sidewalk east side of Otsego full length. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - No work required. 12" Storm - Mitchell to Petoskey Tie into existing at alley between North Otsego and North Court - 13 - �• • •■ ■ • • • • • • • ~ PROJECT PRIORITY #5 PETOSKEY STREET - NORTH INDIANA AVENUE TO OTSEGO AVENUE OTSEGO STREET - WEST MITCHELL STREET TO WEST PETOSKEY STREET MITCHELL STREET - NORTH INDIANA AVENUE TO OTSEGO AVENUE COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 UNIT QUANTITY UNIT PRICE AMOUNT 20 STA 600 LF 200 SY 1400 .SY 800 TON 50 SY 100 SY 250 SF 4000 LF 2400 LF 1200 LF 3 EA 10 EA 2 EA 400 LF $ 500 2.50 2.25 3.50 30.00 3.50 6.00 3.50 12.00 2.25 18.00 1,200 1,000 2,500 20.00 $ 10,000.00 1,500.00 450.00 4,900.00 24,000.00 175.00 600.00 875.00 48,000.00 5,400.00 21,600.00 3,600.00 10,000.00 5,000.00 8,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $144,100.00 36,000.00 TOT AL ESTIMATED PROJECT COST $180,100.00 DESCRWTION EARTHWORK & GRADING REMOVING CONC CURB & GUTTER REMOVING CONCRETE SIDEWALK AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 12" STORM SEWER 4' </) STORM MANHOLE 4' (!) CATCH BASIN 4' (/) LEACHING BASIN 6" (/) WATER MAIN ~ - 14 - �• • • • • • • • • • • •I.I • PRIORITY #6 FIFTH STREET - SOUTH MAPLE STREET EAST TO END BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B . • Pavement Section - 440 #/SY, 8" 22A Aggregate (bus traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - Place new sidewalk full length, both sides . • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 12" water main to elementary school. 12" Storm - Full length 2 Storm Manholes 5 Catch Basins - 15 - �PROJECT PRIORITY #6 ~ ■ ■ FIFTH STREET - SOUTH MAPLE STREET EAST TO END COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 ~ ~ ~ UNIT QUANTITY DESCRIPTION EARTHWORK & GRADING AGO REGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY ORAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 12" STORM SEWER 4' (/) STORM MANHOLE 4' (/) LEACHING BASIN 12' 0 WATER MAIN 13 STA 3800 SY 850 TON 100 SY 200 SY 0 SF 2500 LF 2600 LF 1100 LF 2 EA 5 EA 1000 LF UNIT PRICE $ 800 AMOUNT 3.50 30.00 3.50 6.00 3.50 12.00 2.25 18.00 1,200 2,500 30.00 $ 10,400.00 13,300.00 25,500.00 350.00 1,200.00 0.00 30,000.00 5,850.00 19,800.00 2,400.00 12,500.00 30,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $151,300.00 37,800.00 TOT AL ESTIMATED PROJECT COST $189,100.00 • ~ - 16 - �• • • • • • • • • • • • • • PRIORITY #7 WEST SECOND STREET - SOUTH OTSEGO AVENUE TO WISCONSIN BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B . • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - No work required . • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - No work required . 12" Storm - Indiana west to Wisconsin 2 Storm Manholes 4 Catch Basins - 17 - �PROJECT PRIORITY #7 • • • • • • • • • • • " ; • • I WEST SECOND STREET - SOUTH OTSEGO AVENUE TO WISCONSIN COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 UNIT UNIT QUANTITY PRICE AMOUNT $ 800 2.50 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 $ 12,000.00 500.00 15,050.00 30,000.00 700.00 1,800.00 2,625.00 32,400.00 16,200.00 2,400.00 8,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $121,700.00 30,400.00 TOT AL ESTIMATED PROJECT COST $152,100.00 DESCRIPTION 15 STA EARTHWORK & GRADING 200 LF REMOVING CONC CURB & GUTTER 4300 SY AGGREGATE BASE, 8" 22A 1000 TON BITUMINOUS SURFACE, 440 #/SY GRAVEL DRIVE 200 SY 300 SY BITUMINOUS DRIVE, 220 #/SY 750 SF CONCRETE DRIVE 2700 LF CONCRETE CURB & GUTTER 12" STORM SEWER 900 LF 4' </) STORM MANHOLE 2 EA 4' </) CATCH BASIN 8 EA - 18 - �PRIORITY #8 NORTH OAK AVENUE - EAST MAIN TO EAST HURON BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B. • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - Place new sidewalk full length, both sides. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 6" water main full length. 2 Leaching Basins ~ • • • "II '• 'I , - 19 - �I ~ I 1. I I I -I I I I I I PROJECT PRIORITY #8 NORTH OAK AVENUE - EAST MAIN TO EAST HURON COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 UNIT QUANTITY DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GlfITER CONCRETE SIDEWALK 4' (/) LEACHING BASIN 6" (/) WATER MAIN - AMOUNT $ 800 $ 2,400.00 3.50 30.00 3.50 6.00 3.50 12,00 2.25 2,500 20.00 2,975.00 6,000.00 0.00 900.00 1,400.00 7,200.00 1,350.00 5,000.00 6,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 33,200.00 0 SY 150 400 600 600 SY SF LF LF 2 EA 300 LF 8,300.00 ====== TOTAL ESTIMATED PROJECT COST ~ J ~ ' 3 STA 850 SY 200 TON UNIT PRICE - 20 - $ 41,500.00 �I I PRIORITY #9 NORTH HAZEL AVENUE - EAST MAIN STREET TO EAST HURON STREET I I ' I I I I I BASIS FOR COST ESTIMATE • Overlay 22" Bituminous Surface; widen 2.5' each side - street width 31" B-B. • Pavement Section - 165 #/SY Overlay, 330 #/SY & 8" 22A Aggregate New Construction (residential traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - No work required. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 6" water main full length. No work required. - 21 - �I I I I -I I I I I PROJECT PRIORITY #9 NORTH HAZEL AVENUE - EAST MAIN STREET TO EAST HURON STREET COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 UNIT QUANTITY UNIT PRICE AMOUNT 3STA 200 SY 100 TON 0 SY 50 SY 300 SF 600 LF 600 LF 300 LF $ 500 3.50 30.00 3.50 6.00 3.50 12.00 2.25 20.00 $ 1,500.00 700.00 3,000.00 0.00 300.00 1,050.00 7,200.00 1,350.00 6,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 21,100.00 TOTAL ESTIMATED PROJECT COST $ 26,400.00 DESCRWTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 6" (/) WATER MAIN I I I ' ' ' ' - 22 - 5,300.00 �I I I I I I I I I I I I I PRIORITY #10 SEVENTH STREET - SOUTH OTSEGO AVENUE TO SOUTH CENTER AVENUE BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B. • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - No work required. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 12" Storm - Court to Center tie into existing 30" storm 2 Storm Manholes 7 Catch Basins 6" water main - Otsego to Court 6" Stub - North at Seventh/Court intersection - 23 - �I I I I I I I I I I I I I I PROJECT PRIORITY #10 SEVENTH STREET - SOUTH OTSEGO AVENUE TO SOUTH CENTER AVENUE COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 UNIT QUANTITY UNIT PRICE AMOUNT 10 STA 3100 SY 700 TON 450 SY 250 SY 250 SF 2000 LF 900 LF 2 EA 7 EA 500 LF $ 800 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 20.00 $ 8,000.00 10,850.00 21,000.00 1,575.00 1,500.00 875.00 24,000.00 16,200.00 2,400.00 7,000.00 10,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $103,400.00 25,800.00 TOTAL ESTIMATED PROJECT COST $129,200.00 DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 12" STORM SEWER 4' (/) STORM MANHOLE 4' (/) CATCH BASIN 6" (/) WATER MAIN ~ J ~ ' - 24 - �PRIORITY #11 EAST PETOSKEY STREET - NORTH CENTER TO NORTH HAZEL I I • • • • • • • • " BASIS FOR COST ESTIMATE • Overlay 22' Bituminous Surface; Widen 2.5' each side - street width 31' B-B. • Pavement Section - 165 #/SY Overlay, 330 #/SY & 8" 22A Aggregate New Construction (residential traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length . • Sidewalk - No work required. • Storm Sewer - • Sanitary Sewer - No work required . • Water Main - 6 Leaching Basins . Extend 8" stub east past Hazel. - 25 - �• • • •- PROJECT PRIORITY #11 EAST PETOSKEY STREET - NORTH CENTER TO NORTH HAZEL COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 UNIT QUANTITY UNIT PRICE 14 STA 750 SY 400 TON 0 SY 50 SY 300 SF 2700 LF 6 EA 100 LF $ 500 3.50 30.00 3.50 6.00 3.50 12.00 2,500 25.00 $ 7,000.00 2,625.00 12,000.00 0.00 300.00 1,050.00 32,400.00 15,000.00 2,500.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $72,900.00 18,200.00 TOT AL ESTIMATED PROJECT COST $91,100.00 DESCRJPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 4' </) LEACHING BASIN 8" </) WATER MAIN - 26 - AMOUNT �I I I I I • •II II I II -II ~ 'II ' ' PRIORITY #12 NORTH COURT STREET - WEST SHELDON TO WEST NORTH BASIS FOR COST ESTIMATE • Overlay 22' Bituminous Surface, Widen 2.5' each side - street width 31' B-B. • Pavement Section - 165 #/SY Overlay, 330 #/SY & 8" 22A Aggregate new construction (residential traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - No work required . • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 12" Storm - Jensen Street to North Street 2 Storm Manholes 8 Catch Basins 4 Leaching Basins 6" Water Main - Petoskey to North 6" Stubs - East/West at Petoskey, Jenson and Stewart Fire Hydrant at Jenson Street �• • • • •.: • • • •.I • • •, • PROJECT PRIORITY #12 NORTH COURT STREET - WEST SHELDON TO WEST NORTH COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 UNIT QUANTITY UNIT PRJCE AMOUNT 16 STA 900 SY 500 TON 150 SY 100 SY 250 SF 3200 LF 1100 LF 2 EA 8 EA 4 EA 1800 LF $ 500 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 2,500 20.00 $ 8,000.00 3,150.00 15,000.00 525.00 600.00 875.00 38,400.00 19,800.00 2,400.00 8,000.00 10,000.00 36,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $142,700.00 35,700.00 TOT AL ESTIMATED PROJECT COST $178,400.00 DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRJVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 12" STORM SEWER 4' (/) STORM MANHOLE 4' (/) CATCH BASIN 4' (/) LEACHING BASIN 6" (/) WATER MAIN �• • •.I •• • •11 •II "- PRIORITY #12 NORTH COURT STREET - 'V\7EST SHELDON TO WEST NORTH BASIS FOR COST ESTIMATE • Overlay 22' Bituminous Surface, Widen 2.5' each side - street width 31' B-B . • Pavement Section - 165 #/SY Overlay, 330 #/SY & 8" 22A Aggregate new construction (residential traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length . • Sidewalk - No work required. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - , 12" Storm - Jensen Street to North Street 2 Storm Manholes 8 Catch Basins 4 Leaching Basins 6" Water Main - Petoskey to North 6" Stubs - East/West at Petoskey, Jenson and Stewart Fire Hydrant at Jenson Street - 27 - �• •I I I -I I 11 11 l1 I -, , , , PROJECT PRIORITY #12 NORTH COURT STREET - WEST SHELDON TO WEST NORTH COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 UNIT UNIT QUANTITY PRICE AMOUNT 16 STA 900 SY 500 TON 150 SY 100 SY 250 SF 3200 LF 1100 LF 2 EA 8 EA 4 EA 1800 LF $ 500 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 2,500 20.00 $ 8,000.00 3,150.00 15,000.00 525.00 600.00 875.00 38,400.00 19,800.00 2,400.00 8,000.00 10,000.00 36,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $142,700.00 35,700.00 TOT AL ESTIMATED PROJECT COST $178,400.00 DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 12" STORM SEWER 4' (J) STORM MANHOLE 4' (J) CATCH BASIN 4' (J) LEACHING BASIN 6" (J) WATER MAIN - 28 - �• • • •· • • • • • "f ' ' ' PRIORITY #13 GRANDVIEW BOULEVARD - SOUTH OTSEGO EAST PAST CARTER'S DRIVEWAY BASIS FOR COST ESTIMATE • Total Reconstruction - Street width - match existing 2 lane . • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - Place new sidewalk full length, both sides. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - No work required . 12" Storm - To tie catch basins into-42" existing storm 5 Catch Basins - 29 - �II = II II ,. PROJECT PRIORITY #13 GRANDVIEW BOULEVARD - SOUTH OTSEGO EAST PAST CARTER'S DRIVEWAY COST ESTIMATE NO. 1 2 3 4 5 6 7 UNIT QUANTITY DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY CONCRETE CURB & GUTTER CONCRETE SIDEWALK 12" STORM SEWER 4' (l) CATCH BASIN AMOUNT $ 800 $ 4,000.00 3.50 30.00 12.00 2.25 18.00 1,000 7,950.00 15,000.00 15,600.00 2,250.00 3,600.00 5,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 53,400.00 TOT AL ESTIMATED PROJECT COST $ 66,800.00 - 30 - 5 STA 2270 SY 500 TON 1300 LF 1000 LF 200 LF 5 EA UNIT PRICE 13,400.00 �II • • •~ • ~ • • ~ ' ' ' PRIORITY #14 MILL STREET- NORTH ELM TO NORTH CENTER FELSHAW STREET- NORTH CENTER TO ELM STREET ELM AVENUE - EAST FELSHA W TO MILL STREET BASIS FOR COST ESTIMATE • Overlay 22' Bituminous Surface, Widen 2.5' each side - street width 31' B-B. • Pavement Section - 165 #/SY Overlay, 330 #/SY & 8" 22A Aggregate new construction (residential traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - No work required. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 12" Storm - Mill/Elm intersection to Otsego 1 Storm Manhole 3 Catch Basins 2 Leaching Basins 6" Water Main on Felshaw - Otsego to Elm 6" Stub at Felshaw/Elm intersection to South - 31 - �Ill II • • • • • • • • • • • '• PROJECT PRIORITY #14 l\11LL STREET - NORTH ELM TO NORTH CENTER FELSHAW STREET - NORTH CENTER TO ELM STREET ELM AVENUE - EAST FELSHAW TO MILL STREET COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 UNIT UNIT QUANTITY PRICE AMOUNT 10 STA 600 SY 350 TON 200 SY 50 SY 300 SF 2100 LF 400 LF 1 EA 3 EA 2 EA 400 LF $ 500 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 2,500 20.00 $ 5,000.00 2,100.00 10,500.00 700.00 300.00 1,050.00 25,200.00 7,200.00 1,200.00 3,000.00 5,000.00 8,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 69,300.00 TOT AL ESTIMATED PROJECT COST $ 86,600.00 DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 12" STORM SEWER 4' (j) STORM MANHOLE 4' (j) CATCH BASIN 4' (j) LEACHING BASIN 6" (J) WATER MAIN - 32 - 17,300.00 �II • • • • • • • • • • • • • PRIORITY #15 SOUTH COURT - MAIN STREET TO FIRST STREET WEST FIRST STREET - COURT STREET TO CENTER STREET BASIS FOR COST ESTIMATE • Overlay 40' Bituminous - street width 40' B-B. • Pavement Section - 165 #/SY Overlay • Concrete Curb & Gutter - Remove and replace 250 LF curb & gutter along First Street. • Sidewalk - Remove and replace 150 LF sidewalk along First Street. • Storm Sewer - No work required . • Sanitary Sewer - No work required . • Water Main - 6" Water Main along Court from Main to First. - 33 - �"II PRIORITY #15 SOUTH COURT - MAIN STREET TO FIRST STREET WEST FIRST STREET - COURT STREET TO CENTER STREET COST ESTIMATE NO. • • • • • • - 1 2 3 4 5 6 7 8 9 10 UNIT QUANTITY UNIT PRICE AMOUNT 8 STA 250 LF 90 ·sy 300 TON 50 SY 50 SY 1550 SF 250 LF 150 LF 450 LF $ 500 2.50 2.25 30.00 3.50 6.00 3.50 12.00 2.25 30.00 $ 4,000.00 625.00 202.50 9,000.00 175.00 300.00 5,425.00 3,000.00 337.50 13,500.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 36,600.00 TOT AL ESTIMATED PROJECT COST $ 45,700.00 DESCRIPTION EARTHWORK & GRADING REMOVING CONC CURB & GUTTER REMOVING CONCRETE SIDEWALK BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 6" (/) WATER MAIN - 34 - 9,100.00 � 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_Streets-Master-Plan_1991 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 1991-10 Title A name given to the resource City of Gaylord Streets Master Plan 1991 Amendment Description An account of the resource The City of Gaylord Streets Master Plan 1991 Amendment was prepared by Capital Consultants, Inc. in October 1991. Subject The topic of the resource Master plan reports 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/7d664ffc8a97815abe2b712ead9d9d34.pdf 2a3f9307eb53a0210fbde0ff1e1dfb98 PDF Text Text CCE F•'rojr~ct #93-2"1:4.01 -~....1Af'i"fAL ....IQ1'1$~JtTANTS ENGiNEERS 1•i4 East Main ~:-. P.C). Box 1398 Gay:ord, r•Aicnigan 49735 �CITY OF GAYLORD WATER SYSTEM STUDY MASTER PLAN TABLE OF CONTENTS Page I. INTRODUCTION .. ........... ... ............................ 1 11. PRESENT WATER USE PATTERNS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A. EVALUATION OF WELL PUMPING RECORDS . . . . . . . . . . . . . . . . . . B. ASSESSMENT OF WATER USE CUSTOMERS . . . . . . . . . . . . . . . . . . C. FIRE FLOW REQUIREMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . D. LOST WATER........................................... 2 2 2 4 5 Ill. FUTURE WATER DEMAND PROJECTIONS . . . . A. POPULATION TRENDS AND PROJECTIONS B. LAND USE PROJECTIONS . . . . . . . . . . . . . C. FUTURE WATER USE PROJECTIONS . . . . D. FUTURE FIRE FLOW REQUIREMENTS . . . .. . .. .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 6 6 7 7 IV. ASSESSMENT OF PRESENT WATER SYSTEM FACILITIES . . . . . . . . . . . . 8 A. WELL SUPPLY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 B. SYSTEM CONTROLS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 C. ELEVATED WATER STORAGE TANKS ........................ 10 D. WATER DISTRIBUTION SYSTEM ............................ 12 V. RECOMMENDED WATER SYSTEM IMPROVEMENTS . . . . . . . . . . . . . . . . A. WELL SUPPLY AND LOCATION ............................. B. ELEVATED WATER STORAGE TANKS . . . . . . . . . . . . . . . . . . . . . . . . C. WATER DISTRIBUTION SYSTEM . . . . . . . . . . . . . . . . . . . . . . . . . . . . D. BASIS OF PROJECT COST ESTIMATES . . . . . . . . . . . . . . . . . . . . . . . E. PROJECT PRIORITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . APPENDIX A: APPENDIX B: APPENDIX C: ISO FIRE FLOW TEST DATA COMPUTER SIMULATION CALIBRATION RESULTS WELL WATER QUALITY TESTING 19 19 21 22 40 45 �LIST OF TABLES - - II II = II- , , -:, - Page Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table City of Gaylord Total Well Production (Demand) . . . . . . . . . City of Gaylord Largest Water Customers (1992) . . . . . . . . . City of Gaylord Lost Water . . . . . . . . . . . . . . . . . . . . . . . . . City of Gaylord Well Capacity . . . . . . . . . . . . . . . . . . . . . . . City of Gaylord Fire Flow Duration . . . . . . . . . . . . . . . . . . . Roughness Coefficients . . . . . . . . . . . . . . . . . . . . . . . . . . . City of Gaylord Water System Pressures . . . . . . . . . . . . . . Simulation Results for High Pressure System . . . . . . . . . . . Simulation Results for Low Pressure System . . . . . . . . . . . . City of Gaylord Schreur-West Streets - Area 1 . . . . . . . . . . City of Gaylord Schreur-West Streets - Area 1A . . . . . . . . . City of Gaylord Dickerson Road Improvements - Area 2 . . . . City of Gaylord South Old 27 Business District - Area 3 . . . . City of Gaylord South Old 27 Business District - Area 3A . . . City of Gaylord Old High School & Middle School - Area 4 . . City of Gaylord Devonshire Condominiums - Area 5 . . . . . . City of Gaylord Undersized Water Mains . . . . . . . . . . . . . . . Cost Estimates - Dickerson Road Improvements - Area 2 . . Cost Estimates - South Old 27 Business District - Area 3 . . . Cost Estimates - Old High School & Middle School - Area 4 Cost Estimates - Devonshire Estates Condominiums - Area 5 1 2 3 4 5 6 7 8 9 10 10A 11 12 12A 13 14 15 16 17 18 19 , • •.... ~ -- 3 4 6 8 11 13 15 16 18 24 24 26 28 30 32 34 35 41 42 43 44 LIST OF EXHIBITS Follows Page Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit 1 2 3 4 5 6 7 8 9 10 11 12 - City of Gaylord Area Topographic Survey . . . . . . . . . . . . . . 1 City of Gaylord Total Well Production . . . . . . . . . . . . . . . . . 3 City of Gaylord Population Trends . . . . . . . . . . . . . . . . . . . 6 Gaylord Water System Elevated Tank Schematic . . . . . . . . 11 1993 Water Distribution System Schematic ............. Map Pocket Wellhead Protection Area Delineation . . . . . . . . . . . . . . . . . 21 City of Gaylord Areas of Interest .................... Map Pocket Schreur-West Streets - Area 1 . . . . . . . . . . . . . . . . . . . . . . 23 Dickerson Road Improvements - Area 2 . . . . . . . . . . . . . . . 25 Old 27 Business Corridor - Area 3 . . . . . . . . . . . . . . . . . . . 27 Old High School & Middle School - Area 4 . . . . . . . . . . . . . 30 Devonshire Estates Condominiums - Area 5 . . . . . . . . . . . . 33 - - - --- -- - �-I I II II -_, -: ,. • "- CITY OF GAYLORD WATER SYSTEM STUDY MASTER PLAN I. INTRODUCTION The City of Gaylord has a 1990 population of 3,256. The entire City is served by the present water distribution system except newly annexed areas. The City's water supply and storage system currently consists of three (3) wells, and a 300,000 gallon elevated storage tank. A second 300,000 gallon elevated storage tank is currently under construction and will be in service by the summer of 1994. The water quality is excellent and firm well capacity is adequate. The service area varies in elevation from 1,320' to 1,380' (as shown in Exhibit 1). The distribution system consists of generally 4"-12• diameter water mains and will be separated into two (2) pressure districts by two (2) pressure reducing and sustaining valves (PRV's). The water pressure in the high pressure district (north of M-32) under normal operating conditions will range from 56 pounds per square inch-gauge (psig) at the new high school to 70 psig just north of M~in Street. The water pressure in the low pressure district (along M-32 and south) under normal operating conditions will range from 46 psig just south of Main Street to 62 psig near Milbocker and Dickerson Roads . The purpose and scope of this Study is to further utilize the computer model of the City of Gaylord's water system (which was developed for the • Water Study for a Second Elevated Storage Tani( of December 1992) and analyze existing areas of concern as well as provide recommendations for water system improvements in both existing and expected future growth areas. These computer simulated analyses provide a means for selecting transmission main routes and optimizing pipe diameters in order to meet and/or exceed existing and future water demands. In addition, water main improvements and expansions have been prioritized to provide the City of Gaylord and it's water users the greatest benefit for the least amount of cost. -- 93-214.01 01/94 ~ ~ 1-- -~ - - �- i -r-;-.·. .. . ·- ··r::=> , 0 I I .L" - ··_c• '~ ·~=-=-- J~,5:-----..::::~~ .:__.:...a.;:._ i 4 ~n~• 1/ ====---•=3 •."f<>J~n ~r= oc:-:w '!o a.1 .. _-_ ·" ""'==~==--~·s~=--==--_,==;~ l :"" 24=0""'0""1===="""=~==""""'""'='"""-=== ,. -=-=--=.c..=...._ ,t-· ~=~ :,,!) ,,:r':c:;:;-::.=:.:..== -,-:, '•'.lS EXHIBIT 1 ==c:- __ • . ,J;.:, �II. PRESENT WATER USE PATTERNS A. EVAlUATION OF WELL PUMPING RECORDS The City of Gaylord total well production since 1985 is summarized in Table 1 and displayed graphically in Exhibit 2. The total well production is the sum of metered output from Well #3, Well #4 and Well #5 throughout the year. The average daily flow has remained fairly consistent since 1985 at between 600,000 to 700,000 gallons per day (GPO). The average daily flow during the peak month of each year has shown more variation of between 800,000 to 1,650,000 GPO over the same period. The peak flow month has always been a summer month and can be attributed to lawn sprinkling during dry weather and area tourism. The peak month of each year has been June two (2) times, July five (5) times, August one (1) time, and September one (1) time. The recorded peak daily flow has been determined over the last three (3)'years and has risen from 1,618,572 GPO on June 26, 1991, to 1,971,000 GPO on July 22, 1992, to 1, 172,267 GPO on July 6, 1993. The peak day is typically a very dry day with a lot of lawn sprinkling, but it can also be artificially high if hydrant flushing is conducted by the City. This was the case on September 22, 1993 when 1,253,720 gallons were recorded. • 8. ASSESSMENT OF WATER USE CUSTOMERS Table 2 is a list of the twelve (12) largest water customers for the year 1992. The table indicates that the Gaylord water consumption is not dominated by one or a few large users, but is very diverse. As such, the demand is expected to grow with the City's residential population and area tourism. 93-214.01 01/94 -2 - �11111111 WI - - - - 111 - ----- - <O (,) N .... ~ 0 ..... 0 ..... <O ~ TABLE 1 CITY OF GAYLORD TOTAL WELL PRODUCTION (DEMAND) YEAR w TOTAL YEARLY GAL AVG DAILY GPO 1985 211,292,950 578,884 1986 212,194,773 581,355 1987 275,164,000 753,873 1988 234,407,250 642,211 1989 219,182,898 600,501 1990 217,740,000 596,547 1991 241,734,632 662,287 1992 248,244,000 680,121 1993 PEAK MONTH JULY JULY SEPT JUNE JULY AUG JUNE JULY JULY PEAK DAILY GPO MINIMUM DAILY GPO 1,083,433 1,618,572 414,288 31,413,000 1,054,533 1,971,000 107,000 27,836,000 927,868 1,172,267 TOTAL PEAK MONTH GAL AVG PEAK MONTH GPO 23,952,750 772,669 24,143,500 778,822 49,767,000 1,658,900 33,445,250 1,114,841 27,506,000 887,290 26,924,000 868,516 32,503,000 �•••WI•• ·• • • • • -... WI WI .WI WI WI 1111 EXHIBIT 2 CITY OF GAYLORD TOTAL WELL PRODUCTION 2. 1 2 1 .9 )~ 1.8 ' 1.7 \ 1.6 1.5 1.4 1.3 ,.--., 0 Q_ (.'.) ..._,, >,.,.--., 0 (J) 0 C 0 L Q) Q_ (J) C 0 -0 (.'.) '...= = 2 ..._,, rl ) 1.2 1. 1 1 0.9 0.8 I I I I I I I / 0.7 I \ \ \ \~ ~ \ \ \ \ \ \ \ I] ~ / ~ ✓ '~ / 0.6 0.5 0.4 \ / / -,~ / ~> _______,, ,, ~ I , I' 0.3 0.2 0.1 0 1985 D 1986 Peak Day 1987 1988 ◊ l989 Peak Month Avg 1990 1991 X 1992 Yearly Avg 1993 �I I TABLE 2 I I I I I 1· I I I I I I I CITY OF GAYLORD LARGEST WATER CUSTOMERS - 1992 Cubic Feet Year C. Gallons Year Percent of Total 1 Holiday Inn 997,200 7,459,056 3.0 2 Tendercare 805,640 6,026,187 2.4 3 Glens Alpine Plaza 710,920 5,317,681 2.1 4 Best Western 705,330 5,275,868 2.1 5 Otsego Memorial Hospital 418,810 3,132,699 1.3 6 Days Inn 376,300 2,814,724 1.1 7 Quality Inn 338,300 2,530,484 1.0 8 Management Resources Dev. 336,800 2,519,264 1.0 9 Alten Zimmer 293,300 2,193,884 0.9 10 Alpine Plaza Laundry 282,850 2,115,718 0.9 11 Sugar Bowl Restaurant 259,872 1,943,842 0.8 12 Palmer's 256,680 1,919,966 0.8 FIRE FLOW REQUIREMENTS An accepted guideline for desired fire flow is as determined by the Insurance Services Office (ISO) criteria. The ·needed• fire flow in Gaylord ranges from 1,000 gallons per minute (GPM) in residential areas to 5,000 GPM at the Holiday Inn. Most commercial areas have a •needed" flow of 3,000-3,500 GPM, with 4,000 GPM at the existing high school. The •needed• fire flow rate is that flow for a specific duration for a full credit rating. However, ·needed· fire flows greater than 3,500 GPM are not considered in determining the ISO classification of the City. I I 93-214.01 01/94 -4- �I I I I I I I I I I I· As noted in the •city of Gaylord Water System Study for a Secof1d Elevated Storage Tank• of December, 1992, the fire flows throughout the City will be enhanced with the construction of the second elevated storage tank and high pressure district. This study further evaluates system improvements which will also increase fire flow and protection in portions of the City. D. Lost water is the volume of water produced at the wells less the volume of water actually billed by the City. Examples of causes of lost water can be unmetered consumption by the City itself such as the usage at the Wastewater Treatment Plant, water used at fire hydrants, non-working water meters; or in some city's, water intentionally left running in the winter to prevent water main freezes. A ratio of 80-95% billed would represent a tight system. A ratio of 50% billed or less would indicate major water losses. Table 3 is a comparison of total annual water production at the wells and the corresponding total annual water billed. The average ratio of water billed to water produced over the period of from 1989 to 1992 was 76%. This represents a reasonably tight system, however efforts to reduce water loss should continue. An evaluation of the ratio of total monthly water production at the wells to the corresponding total monthly wastewater treatment plant flow for the period of from September, 1992 to September 1993 was also completed. The wastewater treatment plant would normally receive less water than produced at the wells as water used for sprinkling lawns, private washing of cars, etc., would not be collected in the sanitary sewer system. Conversely some rainwater does enter the sanitary sewer system as several storm water catch basins are still connected to the sanitary system. The ratio of wastewater generated to total water produced averaged 72% with a range as low as 50% in July and a high of 80% in January. The measured flow of wastewater compares well with the billed volume of water. I: I I I I I I I LOST WATER 93-214.01 01/94 -5- �I I TABLE 3 CITY OF GAYLORD I I I· I I I I I I I I I I I I I LOST WATER TOTAL WELL PRODUCTION TOTAL BILLINGS LOST WATER (cubic feet} (gallons} (gallons} PERCENT BILLED TO WATER PRODUCED YEAR (gallons} 1985 211,292,950 28,247,720 1986 212,194,773 28,368,285 1987 275,164,000 36,786,631 1988 234,407,250 31,337,868 1989 219,182,898 29,302,526 22,821,008 170,723,961 48,458,937 78 1990 217,740,000 29,109,626 20,403,101 152,635,599 65,104,401 70 1991 241,734,632 32,317,464 26,327,306 196,954,576 44,780,056 81 1992 248,244,000 33,187,700 25,367,874 189,777,065 58,466,935 76 1989-1992 Avg. 76 Ill. (cubic feet} TOTAL BILLINGS FUTURE WATER DEMAND PROJECTIONS A. POPULATION TRENDS AND PROJECTIONS The population trends in Gaylord from 1960 to 1990 are shown in Exhibit 3. The •projected• line represents future population with the same average increase in population as over the last 30 years, which has been an increase of 230 per ten (1 0) year period. Indications of continued growth within the City are proposed with new residential areas in the northeast corner of the City and a mobile home expansion at Aspen Park, as well as some residential units within recently annexed areas. 8. 93-214.01 01/94 LAND USE PROJECTIONS It is anticipated that growth in Gaylord will continue to generate commercial and institutional utilization of land in and around the City. The growth of tourism will result in the construction of additional -6- �- - ·- - - ·- - - - - - - -- - - - - EXHIBIT 3 CITY OF GAYLORD POPULATION 5 ,,, 4.5 4 C 0 ,.---.,. - 'D rn ,._, C :J 0 3.5 ,r,. o. rn 3 ..c I,._,>, ..___., u V /] S! 0 :J 0.. 0 V / / r- r _/1' 2.5 rh [/ 2 1.5 1960 1970 1980 D 1990 Actual 2000 2010 X 2020 Projected 2030 2040 2050 �I I motels, restaurants and service facilities. Approximately two-thirds of the City is zoned residential and the remaining one-third is zoned as commercial or industrial. t I· C. FUTURE WATER USE PROJECTIONS The total annual water production, as shown in Table 1, has grown at a general trend of 17% in 7 years. This represents an average increase in demand of 25% in 1O years. Recent annexations from Bagley and Livingston Townships have resulted in additional commercial districts being incorporated into the City. As such, it is anticipated that additional water mains will be constructed within the next few years in areas such as south Old 27 and potentially to the Georgia Pacific plant south of the Industrial Park. There may well be a future desire for City water supply by Hidden Valley to the east and Gaylord West Subdivision and Nottingham Forest Mobile Home Park to the west. All of these possibilities make it speculative as to projection of future water use, however the trend for increased demand is clear. A 25-50% growth factor in the next ten (10) years would not be unrealistic. D. FUTURE FIRE FLOW REQUIREMENTS As previously noted, the highest •needed" fire flow at the present time is at the Holiday Inn and the existing high school at 5,000 and 4,000 GPM, respectively. The future highest fire flow requirements will be at the new high school, and at any other large hoteVmotel complexes. The use of a sprinkler system, which is likely for major new commercial construction, will however reduce the need for large amounts of water at the hydrant. A general goal of 3,000-3,500 GPM is realistic for new commercial areas of water service unless a specific facility is proposed with greater water needs. I I I I· I I I I I I I I I I I 93-214.01 01/94 -7- �I I I I I I I I I I I I I I I I I I IV. ASSESSMENT OF PRESENT WATER SYSTEM FACILITIES A. WELL SUPPLY The capacity of the City's existing three (3) wells pumping to the elevated storage tanks are shown in Table 4. The existing wells will be operated on demand, based on water level in their respective elevated storage tank. Wells 3 and 5 will be operated together in the high pressure district with Well 4 operating alone in the lower pressure district. Although Well 4 will typically operate singularly, whenever water pressure in the lower pressure district cannot be maintained by Well 4 alone, the PRV's will open allowing Wells 3 and 5 as well as the new Elevated Tank 2 to supply water and increase pressure to the low pressure district. The firm well capacity, with the largest well (No. 5) out of service, under the new conditions is 2,200,000-2,500,000 gallons per day (GPO). The total well capacity with all three (3) wells pumping is 4,000,000-4,200,000 GPO. TABLE 4 CITY OF GAYLORD WELL CAPACITY I FLOW (GPM) I GALLONS PER DAY (GPO) I Well#3 430-570 619,200-820,800 Well#4 1120-1165 1,612,800-1 ,677,600 Wells 3 + 4 1550-1735 2,232, 000-2 ,498,400 1200 1,728,000 Well#5 I Wells 3 + 4 + 5 I 2750-29351 3,960,000-4,226,400 I As previously discussed, Table 1 is a summary of actual total well production (demand) between the years of 1985-1993. Of particular note is the peak day usage of 1,971,000 GPO. The existing firm well capacity of 2,200,000-2,500,000, with Well 5 out of service, provides an adequate factor of safety over the largest recorded peak day usage at this time. 93-214 .01 01/94 -8- �I I I I I The two (2) largest wells, Wells #4 and #5, are equipped with emerg~ncy power connectors which allow operation during a power outage with a stand-by generator. The water quality of all three (3) wells is excellent as indicated by the Michigan Department of Public Health testing results completed in August of 1990. This data is included in Appendix C for reference. The City of Gaylord does not provide any water treatment such as chlorination, fluoridation or softening. I 8. With the addition of a second elevated tank in 1994 the water system will be divided into two independently operating pressure districts. The control system will utilize high frequency radio communication and operate Well #4 based upon the water level in Elevated Tank 1 and operate wells #3 and #5 based upon the water level in the new Elevated Tank 2. The control system will be provided with a •remote terminal unit" (RTU) at each well house and elevated tank with a central control panel located at the DPW garage. This panel will contain water level recorders for the two elevated tanks, totalizers for the flow signals from each well house, annunciators for the various system alarms and status indicators and control devices for proper system operation. Adjacent to the central control panel will be two (2) 24-hour circular chart recorders which will record the water system pressure sensed at the base of each tower. Each of the three existing wells is currently provided with a propeller type flow meter. An electronic signal will be sent from each flow meter to the DPW Garage where well flow will be indicated and totalized. Each RTU will contains a radio transceiver; the control electronics necessary to input and output the signals which interface with the RTU; and a battery backed power supply. The RTU will have the capability of providing more than one output signal and accepting more than one input signal. Each well house RTU will provide one well pump control output and accept an input signal to confirm that the well pump is running. A second input at each well house will provide for a flow signal from the existing flowmeter. Each elevated tank RTU I I I I I I I I I I I I r SYSTEM CONTROLS 93-214 .01 01/94 -9- �I I will accept one analog input proportional to the water level in the tank and one flow switch signal to indicate tank overflow. C. I ELEVATED WATER STORAGE TANKS Table 5 is a summary of estimated tower durations under average and peak consumption conditions coupled with a fire draw of 3,500 GPM, which meets ISO •needed• fire flow for most areas of Gaylord and is what current available fire fighting equipment can pump (including a neighboring department). ISO requires a duration of 3 hours for a 3,500 GPM fire situation. The existing Elevated Tank 1 is able to provide 300,000 gallons for the low pressure district with Tank 2 capable of extending fire protection by an additional 300,000 gallons. In addition, Elevated Tank 2 will provide the majority of flow for a fire in the high pressure district. As shown in Table 5, the two (2) 300,000 gallon tanks together will provide 7.4 hours fire fighting duration with all three wells running and 3.9 hours fire fighting duration with Well 5 out of service under average consumption conditions. As such, the City will be in excellent condition for water storage when the new tank construction is completed. Exhibit 4 is a schematic of the existing Elevated Tank 1 and the new Elevated Tank 2. The total bid construction cost of the new Elevated Tank 2 and System Modifications to incorporate a high pressure district is $475,000. The tank construction is anticipated to be completed in June of 1994. I I I I f f f 93-214 .01 01/94 - 10 - �~- -- ------------~~~~ co w I\) ..... .:,. 0 ..... 0 ..... co .:,. TABLE 5 CITY OF GAYLORD MASTER WATER STUDY- FIRE FLOW DURATION ~ ~ AVERAGE MAXIMUM CONSUMPTION DRAW (gpm) FIRE DRAW (gpm) TOTAL DRAW (gpm) WELL TOWER WELL# SUPPLY (gpm) DRAW (gpm) @300,000 @600,000 GAL GAL 600* 3,500 4,100 3 430-570 3,670 1.4 2.7 600* 3,500 4,100 4 1,120-1,165 2,980 1.7 3.4 600* 3,500 4,100 5 1,200 2,900 1.7 3.4 600* 3,500 4,100 3&4 1,550-1, 735 2,550 2.0 3.9 600* 3,500 4,100 3, 4 &5 2,750-2,935 1,350 3.7 7.4 1200 3,500 4,700 3&4 1 ,550• 1 I 735 3,150 1.6 3.2 1800 3,500 5,300 3&4 1,550•1 I 735 3,750 1.3 2.7 1800 3,500 5,300 3, 4 &5 2,750-2,935 2,550 2.0 3.9 *Average flow over 24 hour day @ 850,000 GPO Peak consumption estimated at 1,200-1,800 GPM ·o r. TOWER DURATION HOURS �I I I I I I I I I I I I I I I I I I I HIGH WATER LINE El£V 1515.0' HIGH WATER, LINE ELEV 1462.5 LOW WATER µNES. El.£V 1430. 0 rq ..C\I ...- NEW ELEVA TED STORAGE TANK #2 300,000 GAL CAPACITY FAIRVIEW ROAD EXISTING ELEVATED STORAGE TANK #1 300,000 GAL CAPACITY SOUTH WISCONSIN A VENUE EXHIBIT 4 GAYLORD WATER SYSTEM ELEVATED TANK SCHEMATIC �I I D. I I I I I I 1. • COMPUTER MODELING - CALIBRATION The "Kentucky Pipes Program•, is a computer simulation which analyzes steady state flows in pressure pipe networks. This program was used to model the Gaylord water distribution system, including the pipes, the wells, and the water storage tank(s) for the • Water System Study for a Second Elevated Storage Tani(' submitted in December of 1992. A physical description of the pipe network (i.e., diameter, length, elevations) is required for the analysis which was developed as shown in Exhibit 5: 1993 Water Distribution System Schematic which is included in the Map Pocket. Detailed water system maps of Gaylord were used as a reference and City personnel also provided information about the system and its' operation. In addition to the physical characteristics discussed above, a coefficient of friction or C-factor was assigned to each pipe. The coefficient of friction is a measure of the "roughness• of the interior of the pipe and varies depending upon the diameter, the age, and the type of pipe material. Scale build-up on the interior pipe walls causes the equivalent flow diameter of the pipe to decrease, which in turn affects the flow capacity. A lower Cfactor is indicative of a decrease in flow capacity. Water consumption records were reviewed and water use or demand, especially for the larger non-residential users, was input appropriately for simulation via the computer model. Water consumption records were used to determine the average usage for all major water users (over 10,000 cubic feet per quarter, or 830 GPO). Nominal residential demands were also input into the model such that the total consumption throughout the system represented a peak day of approximately 850,000 GPO usage. The simulation output data includes the flow rate (and velocity), direction of flow, and head loss for each pipe. System pressures and the hydraulic gradient are also calculated. If the model incorporates storage tank(s), the results of the simulation will include the flow in and/or out of the tower. I I I I -f I 1· f J J WATER DISTRIBUTION SYSTEM 93-214 .01 01/94 - 12 - ,. �-I - The results of fire flow tests conducted by ISO Commercial , Risk Services, Inc., in October, 1991 (see Appendix A), well operating data, and storage tank water level information were obtained and used to accurately calibrate the computer system model. In other words, static and dynamic flow conditions were simulated by computer; the resultant pressures and flow r:1tes were compared to data from actual field tests. The location of the sixteen (16) tests used to calibrate the model are shown on Exhibit 5. The C-factors were adjusted accordingly in order to provide an accurate and reliable computer model comparable with actual field results. Table 6 is a summary of the C-factors that were ultimately used to calibrate the model of the existing water distribution system. These C-factors are also shown on the enclosed Exhibit 5 with it's corresponding pipe number. I -I - TABLE NO. 6 ROUGHNESS COEFFICIENTS I I I I I I I i i I DESCRIPTION IC-FACTOR 4-inch pipe 70 6-inch pipe 70 10-inch and 12-inch pipe South of Grandview 80 PVC pipe I 120 Well 3 and adjacent pipe 85 Well 4 and adjacent pipe 80 Well 5 and adjacent pipe 100 Storage Tank and adjacent pipe 75 The simulated hydrant flows and residual pressures of the calibrated computer model correlated well with those actually experienced in the existing water distribution system (see Appendix B). 93-214.01 01/94 - 13 - �I I 2. II I I I I I I I I I I I II II • • 93-214 .01 01/94 MODELING OF THE IMPROVED SYSTEM The calibrated computer model was used to simulate recent system improvements, more specifically, the construction of a new storage tank (Elevated Tank 2) and the installation of pressure regulating and sustaining valves. Construction of the new elevated storage tank on the north side of town improves the system pressures for the northern portion of the City and for the new Gaylord High School. However, in order for the system to operate appropriately, pressure regulating valve(s) where necessary to prevent the existing Elevated Tank 1 from continually overflowing because of elevation difference between the two tanks (see Exhibit 4). The criteria for locating the pressure regulating valves, which essentially isolates the north and south part of the city from each other, was to improve the system hydraulics and provide a backup system. For example, locating the pressure regulating valves such that Wells 3 and 5 are situated in the high pressure district provides redundancy within the high pressure district. In addition, the entire high pressure system including Elevated Tank 2 will provide redundancy to the low pressure system. Likewise, because a significant number of businesses with large fire flow demands are situated along Main Street, the pressure regulating valves were located just north of the downtown area, i.e., Main Street. The type of valve installed for the Gaylord system is a pressure reducing and sustaining valve which maintains a preset downstream (south of Main Street) pressure provided the upstream pressure does not drop below a specified value (40 psig). If the upstream pressure drops below the pre-set minimum, the valve will close to sustain the minimum pressure in the higher pressure system, and not serve the lower pressure system until the pressure in the higher system returns to or is greater than normal. The valve also allows backflow from the low pressure side to the high pressure side should the pressure drop sufficiently, such as a fire flow, on the high pressure side. Locations for the pressure regulating and sustaining valves are the 10-inch pipe on Ohio Street between West Main and - 14 - �r I I I I I I Mitchell Streets and the 8-inch pipe on Center Street between East Main and Huron Streets as shown in Exhibit 5. In order to • complete the separation of the high and low pressure districts (i.e., prevent bypassing the pressure regulating valves), valves in the pipes connected to and north of the 8-inch pipe in Main Street will be closed. The overflow level of 1515 feet for Elevated Tank No. 2 will result in a static pressure of 56 psi at the new High School and 70 psi on the north side of M-32 downtown. The difference in overflow water surface between Elevated Tank 1 (1462.5) and Elevated Tank 2 (1515.0) is 52.5' or 23 psi. With the pressure regulating valves and the new Elevated Tank 2 located per the above discussion, the new system pressures under normal static (pumps off) and dynamic (pumps on) operating conditions are tabulated in Table 7. TABLE 7 I CITY OF GAYLORD WATER SYSTEM PRESSURES Pressure District I I I 93-214.01 01/94 Low I High Static (pumps off) 56-70 psi 46-62 psi Dynamic (pumps on) 47-72 psi 53-84 psi - 15 - I �r ( 3. I I I I I I I I I I I I I I I • • SIMULATED FIRE FLOW CONDITIONS HIGH PRESSURE SYSTEM Fire flow conditions were simulated after incorporating the pressure regulating and sustaining valves and Elevated Tank 2. As displayed in Table 8, all fire flow test locations modeled in the high pressure district show significant improvements with the addition of Tank 2 and the separation of the system into two pressure districts. A review of the simulation results for the June, 1991, and October, 1991 Fire Flow Tests 12-17, which are located in the high pressure district, suggest that the ISO "needed" fire flows for Tests 13, 14, 15 and 17 can be met via the new water storage Tank 2 alone, whereas Wells 3 and 5 must be operating to provide the optimum flow for Test 12 as shown in Table 8. TABLE 8 SIMULATION RESULTS FOR HIGH PRESSURE SYSTEM PREVIOUS SYSTEM SIMULATED AVAILABLE SIMULATED FIRE FLOW AVAILABLE (gpm) @ 20 psi FIRE FLOW (gpm) @ 20 psi ············•· ...-..., .................... .................................. ·································· WELLS 3 & 5 WELLS 3 & WELLS 3 & OFF 5 OFF 5 ON NO. FIRE FLOW TEST ISO "NEEDED FIRE FLOW (gpm) @ 20 psi 35 12 1,000 500 23 13 2,250 1210 12 14 2,250 1180 8 15 1,000 570 3 17 3,500** 750* NODE NEW HIGH PRESSURE SYSTEM *At New High School **Estimated value as ISO has not made a determination for the New High School Shaded areas exceed ISO "needed" fire flows 93-214.01 01/94 - 16 - �r r 4. - I I I I I I I I I I I I I I I - II - 93-214.01 01/94 SIMULATED FIRE FLOW CONDITIONS LOW PRESSURE SYSTEM In all fire flow test locations modeled in the low pressure district, improvements will be made over previous fire flow conditions after the construction of the second elevated storage tank and development of the two pressure districts. Table 9 shows simulated results of available fire flows in the low pressure district under the previous system and including the new high pressure district. In the previous system, Elevated Tank 1 alone could not provide sufficient flows to satisfy the ISO "needed• fire flows except at test location 6, with test location 1O falling in the lower portion of the ISO •needed• fire flow range, and with Well 4 on at test locations 3 and 6. As such, eight (8) locations remain below the ISO ·needed· flow without the benefit of the high pressure district. The simulated results, including the new high pressure district with the addition of a second elevated tower, indicates available fire flows exceed ISO •needed" fire flow at test locations 5 and 6 with no wells operating, with test locations 7 and 1O falling in the upper portion of the ISO ·needed" fire flow range, and at locations 3, 5 and 6 with all three (3) wells operating. - 17 - �TABLE 9 SIMULATION RESULTS FOR LOW PRESSURE SYSTEM I I I I I GJ . 101 91 95 108 61 60 47 46 51 75 81 ISO "NEEDED" FIRE FLOW (gpm)@ 20 1 2 3 4 5 6 7 8 9 10 11 3,000 3,000 3,500 2,000 3,500 2,500 2,000-5,000 3,000 3,500 2,000-4,000 3,000 Well 4 Off nc::i Well 4 On Wells 3, 4 & 5 Off Wells 3, 4 & 5 On 2,160 1,573 1,530 2,231 1,210 1,063 1,050 1,234 ' / 3,650 2,971 2,570 4,196 . 1,245 1,380 1,220 1,387 /. 3·,932 •i: 4,140 :" 2,920 2,540 :·-:-: i) 4 129 {:··. / 4,335 /·••··• : •: 2,580)} I< 2,970 ·. ·:::.: 3,990 .· }i A;23a < 1,600 1,490 1,013 950 910 1,016 1,790 2,120 1,590 2,173 > 2,600 • .,,· .•. }:/ 3,118 } 2,230 \(? .\3,335/:.,,:•:•• 1,880 1,690 2,060 2,141 Shaded areas exceed ISO "needed" fire flows. I I I I I I I I I I FIRE FLOW TEST INCLUDING NEW HIGH PRESSURE PREVIOUS SYSTEM DISTRICT SIMULATED AVAILABLE FIRE FLOW (gpm) @ 20 psi The increase in available fire flow to the low pressure district occurs in the event of a fire because the pressure on the downstream side of the pressure regulating valves will drop below the pre-set pressure rating and cause the valves to open providing additional water flow and an increase in pressure from the high pressure district. Available fire flows at test locations 1, 2, 4, 8, 9 and 11 are still projected to remain less than the ISO •needed" fire flow. In order for the entire low pressure system to better meet the "needed" fire flows indicated by the ISO, additional improvements to the existing distribution system will be necessary. 5. 93-214.01 01/94 UNDERSIZED WATER MAINS Currently the City of Gaylord has a number of undersized water mains of less than 6" 0 throughout the distribution system. These small lines are no longer acceptable as compared with - 18 - �I I I I I I I I I I the with Michigan Department of Public Health minimum requirements of s• 0 for service lines and a• 0 for transmission mains. Table 15 is a compilation of the current undersized water mains, as referenced from the 1993 City of Gaylord Water System Maps; this Table is located in Section V. C. of this report. V. A. WELL SUPPLY AND LOCATION Currently the City's three (3) wells provide a flow of 2,750-2,935 GPM or 4,000,000 to 4,200,000 gallons per day (GPO), as noted in Table 4. The firm well capacity, with the largest well taken out of service, can provide flows of 1,550-1,735 GPM or 2,200,000 to 2,500,000 GPO. Referencing Table 1 between the years of 1985 to 1993, the average daily flows ranged from 578,884 GPO in 1985 to 753,900 GPO in 19'87 with an average of 636,972 GPO over the eight (8) year period. In addition, a peak daily demand of 1,971,000 GPO was recorded in July, 1992 . Using the average daily flow of 636,972 GPO, an additional 1,563,028 GPO demand or an increase of is 245% is required in order to reach the City's firm well capacity (with Well 5 taken out of service) . Moreover, if the recorded peak daily demand is used, an additional 229,000 GPO demand or an increase of 12% of the peak daily flow is required in order to reach the City's firm well capacity. In both cases the City's existing well supply is shown to be more than adequate under existing water demand conditions and more than likely for some time in the future. As the desire for City of Gaylord water increases the well capacity can be incrementally increased as follows: ••• • • •II • •II RECOMMENDED WATER SYSTEM IMPROVEMENTS I 1) Well #3 (Hazel Street): The existing well pump has seven (7) bowls and is equipped with a 60 HP motor. With the addition of a higher pressure district the output of this well will be 93-214.01 01/94 - 19 - �I I I reduced from 700 GPM (1,008,000 GPO) to 570 GPM (820,800 GPO). The addition of one (1) bowl and a 75 HP motor would bring the pumping capacity back to approximately 690 GPM (993,600 GPO) which is very near the existing rated capacity of 700 GPM. The estimated cost of these modifications is $20,000$25,000. II I I I 2) Well #5 (North Otsego): Well #5 is currently the largest production well in the City system with a design flow rate of 1,500 GPM (2,160,000 GPO) with a 150 HP motor. With the addition of a higher pressure district the output of this well will be reduced from 1,500 GPM (2,160,000 GPO) to 1,200 GPM (1,728,000 GPO). The addition of another bowl to the pump and a 200 HP motor will allow the pump to produce 1,600 GPM (2,304,000 GPO), a 100 GPM increase over the existing well capacity and a 400 GPM increase over the pump capacity with the higher pressure district. The Well #5 will also require a new 300 amp electrical service, reduced voltage starter and stand-by generator connector. The estimated cost of these modifications is $50,000-$60,000. The increase in capacity at Well #5 does not increase •firm• capacity which is the pumping capacity with the largest well out of service. As such, ultimately a new well will be required. •• • • 1- 3) New Well #6: When needed, a new well can be developed with a capacity of 1,500-1,600 GPM and provide the City with •firm• capacity well into the future. The work completed for "Wellhead Protection Area Delineation - City of Gaylord" issued by the Departments of Natural Resources and Public Health, September 1992, should be utilized to locate potential new well sites. In general, it is recommended that the well be located with a separate wellhead protection zone from the existing three (3) wells, that it be located distant from the existing towers, and that it be located in the high pressure district. 93-214 .01 01/94 - 20 - �I I I I The above criteria favors the northwest area of the City perhaps as far west as Murner Road and north of M-32 as sh0wn in Exhibit 6. A minimum isolation of 200 feet in all directions will be required and a minimum distance of 2,000 feet from major sources of contamination will also be required. The recommendation that a new well be located in the high pressure district is also contingent on reviewing the future pumping records of Well #4 which will provide the majority of water for the low pressure district. If future demand in the low pressure district causes Well #4 to operate for long periods of time, then consideration should be given to locating Well #6 in the low pressure district. •I I 8. ■· I I I ■· ■ ■ • • • 93-214.01 01/94 ELEVATED WATER STORAGE TANKS The City of Gaylord completed a •water System Study for a Second Elevated Storage Tank• in December of 1992. The recommendations of this Study resulted in the construction of a new 300,000 gallon elevated storage tank located on Fairview Road and the creation of two (2) pressure districts. Each pressure district is serviced by one (1) 300,000 gallon elevated storage tank and supply well(s). The high pressure districts' storage tank and supply wells, located north of Main Street (M-32), are ·available to the low pressure district during peak water usage and fire flow conditions. Water from the high pressure district becomes available during high demand periods after water pressure at either of the two (2) isolating PRV's reaches 40 psi or bel~w. As this preset pressure is reached the PRV's open to provide a flow of water until a pressure greater than 40 psi at the PRV's is maintained. In the case of a high demand or fire flow condition in the high pressure district, the PRV's allow backflow or water flow from the low pressure districts' tank and well to the high pressure district. Referencing Table 5, during average water consumption conditions combined with a fire draw of 3,500 GPM and employing both tanks, the estimated elevated storage tank durations are 7.4 hours; and 3.9 hours with the largest well taken out of service. During estimated peak water consumption of three times (3x) the average or - 21 - �I I I I I I I WELLHEAD PROTECTION AREA DELINEATION CITY OF GAYLORD POTENTIAL WELL #6 LOCATION 9::! McCLOUTH RO FAIRVIEW RD : ...... ?LAKES '---- ______------. o: a: ' U) w 0 .._____.--,---, a: a: RESORT •. >- AREA <I: I ~ a: ::J }: •• I GAYLORD • ..□□ \D ·• a: a: u <I: z ..... ~ u <I: }: olS I..... 0 i-----1 O WASTEWATER · •• TREATMENT FACILITY r- ' '--~ POT NTIAL WELL #6 LOCATION a: 1- w 0 McCOY RO 0 KNc»ILTON LAKE EXHIBIT 6 . �I I I I I I I 1,800 GPM coupled with a fire draw of 3,500 GPM, storage tower durations are estimated at 3.9 hours; and 2. 7 hours with the largest well taken out of service. ISO requires a duration of 3 hours for a 3,500 GPM fire situation . .With the recent construction of the second elevated storage tank, the City of Gaylord's storage capacity is more than adequate for existing conditions and for some time in the future. Therefore, additional storage capacity has not been investigated further. C. •• I ■ 93-214 .01 01/94 WATER DISTRIBUTION SYSTEM Five (5) primary areas of interest have been partitioned within the City of Gaylord's water distribution system for the purpose of analyzing the efficiency of the current distribution system and evaluating the adequacy of the existing water mains. In addition, recommendations for improving each area's ISO fire flow rating has been provided in prioritized phases with associated estimated construction costs. The sixteen (16) ISO selected points of importance have been identified within the computer model and are used as the locations for setting goals of acquiring the •needed• flows at a 20 psi residual pressure. The ·needed· or optimum flow ·is the rate of flow for a specific duration for a •tull credit conditions ■, and is based on building construction, occupancy, automatic sprinkler protection and exposure. The ISO ·needed• fire flow is typically a goal but not a requirement, with most communities not meeting the ISO •needed• flow throughout their water distribution system. These five (5) areas of interest are located mostly near the extents of the existing water system. Although some portions of the outlined areas of interest currently receive water service, the completion of water main loops will provide a more reliable and efficient distribution system to the existing water user and also aid in expanding service in expected growth areas. Exhibit 7, included in the Map Pocket, shows these areas in relation to the current City Limits and overall water system. - 22 - �I Area 1 - Schreur and West Streets This area located in the northwest section of the city has suffered from a lack of adequate water pressure, especially during peak usage. Water mains consisting mostly of 4• and 6" 0 supply water in the residential section with a 1O" 0 transmission main along North Ohio Street (see Exhibit 8). The primary reason for minimal pressures in this area was the lack of elevation difference from Elevated Tank No. 1, with the distance from the tank and the small diameter water mains contributing to the pressure loss. With the addition of a second elevated storage tank along Fairview Road and the creation of two pressure districts, a substantial increase in pressure around the Schreur-West Streets area can be expected. In 1993 the City of Gaylord also replaced an abandoned water main with an a• diameter main on Schreur Street between West Street and North Ohio Street which has improved the flow capacity to the area significantly. Table 1O shows that with peak flows of 150 GPM at each node the old system produced less than adequate pressures of 13-23 psi. Moreover, with the new Elevated Tank No. 2 servicing the high pressure district, pressures are typically over 60 psi, an increase of over 37 psi. This pressure increase is a direct result of the added elevation difference between the new Elevated Tank 2 and the Schreur-West Street area as well as the reduced distance in which water must flow to service this area. The new tower and the Schreur Street water main replacement should therefore resolve pressure problems experienced on Timberline, Strawberry Lane and West Street north of Schreur Street. Because West Street south of Schreur Street is served by only a 4" 0 water main there may still be some noticeable lower pressures during periods of extreme peak demand. However, Table 1OA shows that pressures greater than 20 psi will be available even as flows are increased to 400 GPM at each node. A demand as high as 400 GPM at each node would represent an extreme amount of water usage. No additional construction is recommended for Area 1 at this time, however should low pressures be experienced after the new . elevated storage tank is operational, the 4• 0 lines should be increased to a minimum of s• 0. I I I I I 11· • • • • 93-214 .01 01/94 - 23 - �0 ~ a:: §i~ JI il ~ □ ~![ 1 11 eJlil • • 1-75 V) I I• lI :• I :I :• Ii I: .I : II i : NORTH SCALE: 1•= ±600' CITY OF GAYLORD MASTER WATER STUDY MEECHER £'_APITAL ~NSULTANTS ENGINEERS EXHIBIT NO. 8 SCHREUR-WEST STREETS AREA 1 �• ·• ,u JIIIIMID fflCWH ruff DG'f:I, ,_....,. lftmDlft .... I ~::o :IIITol l.1QJ =11121 I l.1QJ ::!/: I ~ a, • ,.., i ~ : - ' 8"¢ i I I -< •. I• . ~ ~ : J ::o ;;o l_!}_CH_~E~_R -·-·-·- ~z T ~~ Or 0 6"¢ 4"¢ I1~d I ! 1111 ! fisol i L?QJ i ~ Ill LANE RANDOM (.!g)~:1 " ll[ill ® I+ 0, 0 LEGEND . l.1QJ ~- ~ @ PIPE I C FACTOR NODE I : 1157 q l129J 11~ )>,, . EXISTING WATERMAINS 12"¢----10"¢- - - - - I REPLACE f!i, 'NATERMAIN1 WITH ±300 LF OF 12"111 PHASE NO 4 6 ~ 0 ,..,. ::r:lf"isl ~ : O IJ1QJ • \ : cm W. NORTHr:,l Ill '¼=:-::7 \ \ -,.;::;-, @l I'--:-- . - g ®1:I rnJ 111® 0 .11~ 29' 70 W. JENSON ~ )>o (/) CONSTRUCT ± 4950 LF 12"1f WATERMAIN AND PRV - PHASE NO 3 - ~ ~ w. 44 120 ~11~.. .. . I PETOSKEY rtj=< :::0 0 :E .,., ~EJ~o16, W, MITCHE~L ~G) rr, )> ::0-< "PROPOSED 1 o" PRV' 1 2" PRV" FIRE FLOW r 1741 (/)Q l_l!g --l :::0 @ TEST~ 1731 @ l_l!g Co W. MAIN M-32 11641 ll!2J 0 -< FIRE FLOW TEST #7 =~ -~~ zc=l \ 6 1l ?1 d r:ioil ~ rnf'J® CONSTRUCT ±2650 LF 12"111 WATERMAIN PHASE NO 1 ,..,r> ,..,>~r ;;oz 0 ~ 0 ,.., ITTo7 ~ V)"' ;:,,; ;;o (/) 0 z ~ -u :::oo o< (") fT1 G§) REPLACE 4"• AND f j • WATERMAINS WITH ± 1 .21 0 lF OF 1 2" • PHASE NO 2 f139l l!1QJ i1J8l fTIAX lZQ_J ~rr,I ··--~--·-··-··-··- .. rr, ::0 - --iO- (J) z --; z :::0 0 o· )>)>co 0 :::u ~ N E:IGHTH i149l l.!12.J z (/) rn VANTYLE I~ rml ~ lisol ~ ' ~ · ~OSCONS/N �I I TABLE NO. 10 CITY OF GAYLORD SCHREUR-WEST STREETS - AREA 1 I 1· NODE NUMBER I 6 7 8 9 10 11 15 400 401 I -I ••• FLOWS (gpm) 150 150 150 150 150 150 150 150 150 15.0 14.4 13.1 13.3 15.2 18.3 22.7 16.6 20.2 59.8 59.0 57.2 57.5 59.1 61.7 65.0 59.4 61.7 61.3 60.7 59.2 59.4 61 .2 64.2 67.6 62.0 64.4 <1>Prior to Elevated Storage Tank No. 2 and PRV's TABLE NO. 10A CITY OF GAYLORD SCHREUR-WEST STREETS - AREA 1 NEW SYSTEM PRESSURES (psig) OLD SYSTEM< > PUMPS PUMPS PRESSURES OFF ON (psig) 1 NODE NUMBER 6 7 8 9 10 11 15 400 401 I • • • • • NEW SYSTEM PRESSURES (psia) OLD SYSTEM< > PUMPS PRESSURES PUMPS ON (psig) OFF 1 FLOWS (gpm) 400 400 400 400 400 400 400 400 400 NIA NIA NIA NIA NIA NIA NIA NIA NIA 1 40.8 43.7 40.6 44.0 44.9 48.9 <>Prior to Elevated Storage Tank No. 2 and PRV's S~aded areas are below the minimum recommended pressure of 35 psi 93-214 .01 01/94 - 24 - �I I 1· Area 2 - Dickerson Road Improvements The Dickerson Road area is primarily an industrial and com,mercial section located along the western extents of the current water system. The M-32 area currently receives it's water supply from a single transmission line along M-32 from Wisconsin Avenue. Water mains servicing businesses along M-32 consist of an a· 0 from east of 1-75 to Meecher Road with a 10• 0 extending further west to a loop around the Wal-Mart development. The Dickerson and Van Tyle area is serviced by a 12• 0 line under the expressway from Wisconsin Avenue and a 12• 0 from Dickerson Road south to Well #4. There is a second crossing under the expressway with a s• 0 from Eighth Street and along Dickerson Road south connected to a small section of 4• 0 and north along Dickerson Road with a section of s• 0 and continuing with a 12• 0 to a dead end (see Exhibit 9). Problems associated with dead end lines are two fold: First, the transfer of water only has one route, thus being inefficient and risking the potential of losing water service, including fire fighting capabilities if the single feed line breaks or requires repair, and secondly, water may become stagnate in the water mains if the lines are not routinely flushed or recirculated. Whereas available fire flows have substantially improved in most areas east of 1-75 due to the construction of the second elevated tank and development of two pressure districts, west of 1-75 remains deficient largely due to the lack of a large diameter water main loop. Phases 1 & 2: Table 11 displays improved available fire flow results after each recommended phase, starting initially with the completion of a 12• 0 water main loop north along Dickerson Road, then west and parallel to M-32 and completing the loop by connecting into the 1o• 0 main along M-32 west of Meecher Road {Phase 1). Although increased available fire flows are not largely noticeable after completion of the water main loop in Phase 1 because of the remaining small sections of 4• 0 ands· 0 along Dickerson Road, significant improvements will be made in reducing the risk of losing service and fire fighting capabilities in portions west of 1-75 as well as removing maintenance time for flushing of the previously dead end water mains. After the replacement of these small diameter water I I I I I I I I I I I I f I f I 93-214.01 01/94 - 25 - �••• - I • •I - - - - -I- -~- - ~ f ~ -I 0 CO ...... w . --co ......... ... I\) 0 ...... TABLE NO. 11 CITY OF GAYLORD DICKERSON ROAD IMPROVEMENTS - AREA 2 COMPUTER SIMULATED RESULTS AVAILABLE FIRE FLOWS (gpm@ 20 psig RESIDUAL) I\) 0) ISO FIRE ISO CALCULATED EXISTING(2l FLOW "NEEDED"'11 TEST NODE FIRE FLOW FIRE FLOWS NUMBER NUMBER (gpm @ 20 psig) (gpm @ 20 psig) EXISTING SYSTEM PHASE 1 OFF ON OFF ON OFF 2 91 3,000 1,500 1,063 1,234 1,228 1,432 2,859 7 47 2,000-5,000 1,400 3,990 4,238 4,096 4,440 4,587 950 1,013 1,016 1,160 1,252 2.520 944 946 1,116 1,188 1,945 8 I 46 I 3,000 43 I *3,000 403 I *3,000 ' 11 As determined by ISO (see Appendix A) '21 As calculated by ISO (see Appendix A) *Estimated value as ISO has not made a determination Shaded areas exceed ISO "needed" fire flow conditions Demand of 60 GPM was added at Node 43 during Phase~ 1, 2, 3 & 4 Improvements: Phase 1-,- Construct lines 400 & 401 at 12• Phase 2 - Replace lines 139 & 149 with 12" Phase 3 • Construct lines 403 & 404 at 12• and PRV _.Phase 4 - R~place _ line 24 with 12• PHASE 1, 2 & 3 PHASE 1 & 2 ON OFF ON I PHASE 1, 2, 3 & 4 OFF ON 1J?l]~i0.\tl:i:Ii;'~~it: : IJIJ:J'§7il: : 1:: ~'!s.~? : : : ~}l;i'iH{t i:nti:1~1:: :::1 4,590 1:: : ~= :1~= ; : : : : 1 4.5~0 1:::s;r~4.Jt i: : : :~;2:§~=i: 1l:t:~;4~9::1:1: :,11:: : ~:1.'~7 : : : 11::::::1~;141:i: : : 1:' .g:~~~,:: : : 1 2,216 2,244 2,355 2,244 I 2,373 2,476 2,996 l I~;1:~~=:: : : 2,355 ~ �I I I I I I main sections with a 12• 0 transmission main (Phase 2), a noticeable increase in available fire flows will be experienced throughout this area) Fire flow test locations 2, 7 & 8 will be able to satisfy ISO "needed• fire flow conditions with all pumps operating. Phases 3 & 4: Available fire flow conditions are displayed in Table 11 under Phases 3 and 4 as the area north of M-32 just west of 1-75 is developed. A 12• 0 transmission water main from west North Street, crossing below the highway and looping into M-32 with a PAV located just north of M-32 is recommended as this areas is developed (Phase 3). Additional water mains or service leads would connect into this transmission main to service the individual commercial properties. The PAV is required to maintain the separation of the two pressure districts with the expected growth areas situated in the high pressure district. The existing a• 0 water main along west North Street will slightly restrict fire flows from the 1o• 0 transmission main along North Ohio Street and is recommended to be replaced with a 12• 0 as the need to satisfy estimated ISO requirements becomes necessary (Phase 4). The 12• 0 water mains recommended in Phases 3 and 4 should be considered as a minimum assuming an ISO •needed· fire flow requirement of 3,000 GPM. If, at the time of development, ISO ratings require a larger fire fighting flow, a more detailed and specific investigation should be considered at that time in order to provide the required fire protection for this developing area. Area 3 - South Old 27 Business District This area of interest consists primarily of existing commercial businesses along the Old 27 corridor from Commerce Boulevard south to McCoy Road. Currently, water supply for these commercial developments are from individual wells. Extending a large diameter water main along Old 27 would be able to supply this commercial region adequate fire protection as well as provide practical locations for large diameter water main loops along McCoy Road and from Village Parkway (see Exhibit 10). Phases 1, 2 & 3: Table 12 illustrates approximate fire flows which would become available to the Old 27 business corridor after each phase of the proposed water main extensions are constructed. I I I I I I I I r I r r 93-214 .01 01/94 - 27 - �I. ~-I. , ul'\.aTIW'll I I •• n,_ , __ """"'11)11'11- EXISTING WATERMAINS 12" ~ -- - - - 10"!6 - -- 8"~ - ·- ·- ~z - - 0 -:u 11· :i! ·- 6"~ - ·· - ··-·· - ·· - ·· 4"1() f+0> ........... . . . . 0 q LEGEND I I I 0 (") ,..,;:,,:: :::0 • ~i~-- ......... . l: 11491 70 I t 1129] ~ @ ~ _ _ _11 ~ - ·--·~ ® '~ W :-·-··- PIPE I C FACTOR NODE I 1· . l ~- - 1 133 : I ao 11371 l.filLJ i= i ®9=====3 r ~::._ ITTil ~ ~ )>o {/)_ ® ~~ :::a 0 :=f ,., 11311 gr~I~ ~C) ~ 11~alli (") fTl )> :,,;: • I @ :::U-( r {/) 0 --f :::a COMMERCE 11637 ~ Co 0 0 -< !:'.1 :u 0 @ =i A- =~ FIRE FLOW 00 Or :;;o O f"Tl >< ON :C CD --f Cz {/) 0 )> z. :::a fTl __,. ~~o vJ ~ 11~ 1\ < t -< CONSTRUCT ± 1950 LF 10"111 WATERMAIN PHASE NO. 2 11~ I I \ ,~6 1111@ ii 0 e, FIRE FLOW r- TEST #4 C v, N I '-l111@p " 11687 ln ~ CONSTRUCT ± 1700 PHASE NO. 1 I' O-.....J OJ :::a 0 ~ r- I V) " ' 11641 :u 'I ;a z )> C) ,. , -tr > ~ C) :,,;: NODE 101 \ :::0 CONSTRUCT ± 2200 LF 12"111 WATERMAIN PHASE NO. 1 )> TEST #1 - ~~ z c =i ,..,r > 3:: CONSTRUCT ± 2570 LF 12"111 WATERMAIN, PHASE NO. 3 6 Mccoy lis5' lgQj r LF 12"!6 WATERMAIN @§) �•••• ■ ■ ■ ·• • • •, - - 0 (0 ..... w ~~ 0 ..... ~ TABLE NO. 12 CITY OF GAYLORD SOUTH OLD 27 BUSINESS DISTRICT - AREA #3 COMPUTER SIMULATED RESULTS AVAILABLE FIRE FLOWS (gpm@ 2o ·psig RESIDUAL) ISO FIRE ISO CALCULATED FLOW "NEEDED" 111 EXISTING 121 TEST NODE FIRE FLOW FIRE FLOWS NUMBER NUMBER (gpm @ 20 psig) (gpm @ 20 psig) I\) CD EXISTING SYSTEM PHASE 1 PHASES 1 & 2 PHASES 1, 2 & 3 OFF ON OFF ON OFF ON OFF ON 2,210 2,077 2,811 1 101 3,000 1,500 1,573 2,231 1,545 2,110 1,545 4 108 2,000 1,300 1,245 1,387 1,209 1,358 1,796 98 ·2,000 1,781 2,078 1,706 2,007 1,758 2,077 1,973 ·:~tsoott 400 *3,500 2,168 2,616 2,068 2,516 2,059 2,508 2,466 3,354 401 *3,500 ---------- 1,794 2,042 1,889 2,163 2,573 3,410 111 As determined by ISO (see Appendix A) calculated by ISO (see Appendix A) *Estimated value as ISO has not made a determination Shaded areas exceed ISO "needed" fire flow conditions 121 As Improvements: Phase 1 • Construct lines 164 and 167 at 12" Phase 2 - Construct line 168 at 10" . Pha~e 3 - Construct -line ·, 65 at 1·2" •·• 2.093}:: ' 2';1'65 /,, 2;574\f �' • • ••• • In addition, Table 12A has been provided to show the effects of the same water main extensions after Phases 1 and 2 of the Dickerson Road improvements are in place. As shown on both Tables 12 and 12A, areas beyond the Old 27 corridor will also benefit as the new water main loops are completed, namely ISO test locations 1 and 4. After completing the water main loop from Village Parkway into the proposed water main along Old 27 (Phase 2), ISO conditions at fire flow test location 4 can be satisfied. Furthermore, after the construction of a 12• 0 water main loop across 1-75 along McCoy Road (Phase 3), ISO conditions at fire flow test location 1 will be approximately 2,800 GPM with 2,900 GPM expected after Phases 1 & 2 of the Dickerson Road improvements . In general, the available fire flow conditions for the commercial businesses along the Old 27 corridor from Commerce Boulevard to McCoy Road will be in the order of approximately 3,400 GPM after the recommended water main loops have been completed. Looking toward the future, a 12• 0 line constructed south of McCoy Road could provide approximately 2,100 GPM to the 1-75 interchange if Phases 1, 2 and 3 are constructed prior to that extension. A 16• 0 line south of McCoy would provide approximately 3,000 GPM to the 1-75 interchange. A water main loop is also recommended and would improve flows and reliability of this later extension. I • • • ~ Area 4 - Old High and Middle Schools This area located in the eastern region of the water distribution system is of interest because of expected commercial development and potential water demand east of the City Limits as well as a lack of available fire flow in the quantity required for schools and general public assembly. After the construction of the second elevated tank and the development of two pressure districts, substantial increases in available fire flows can be noticed in this area, but ISO "needed" fire flow requirements of 4,000 GPM and 3,000 GPM (at test locations 1o & 11 respectively) will still be deficient. The primary reason for the system's inability to deliver these large flows of up to 4,000 GPM is because of the existing water main sizes in this area (see Exhibit 11 ). 93-214.01 01/94 - 29 - �••••• - - - - - - - - ·- .. •I. • ' 0 CD ... w I CD I'\) -l>- ... -l>- -- ...0 TABLE NO. 12A CITY OF GAYLORD SOUTH OLD 27 BUSINESS DISTRICT - AREA #3A (Including Phases 1 & 2 of Dickerson Road Improvements - Area 2) COMPUTER SIMULATED RESULTS AVAILABLE FIRE FLOWS (gpm@ 20 psig RESIDUAL) (.,) 0 ISO FIRE ISO CALCULATED EXISTING FLOW "NEEDED"<1> EXISTING<2> SYSTEM PHASE 1 PHASES 1 & 2 PHASES 1, 2 & 3 TEST NODE FIRE FLOW FIRE FLOWS l=========!:::=======i=====~====;==========ll ON NUMBER NUMBER (gpm @ 20 psig) (gpm @ 20 psig) OFF ON OFF ON OFF ON OFF 1 I 101 I 3,000 1,500 1,573 4 I 108 I 2,000 1,300 1,245 98 I ·2.000 400 I *3,500 401 I *3,500 ----------- 1 1,781 2,168 >As determined by ISO (see Appendix A) >As calculated by ISO (see Appendix A) *Estimated value as ISO has not made a determination Shaded areas exceed ISO "needed" fire flow conditions· < 2 < Improvements: Phase 1 - Construct lines 164 and 167 at 12" Phase 2 - Construct line 168 at 10" Pnase 3 - Construct lines 165 at 12• 1,722 2,248 1,720 1,387 1,225 1,358 1,855 , 2;'6~2]:212t~~1/[ tg';~§s\t :2;69'~::l}:i 1,816 :;:;=~';8e$:: : : : : 1 2,193 2,490 2,184 2,401 1,832 2,033 1,942 2,153 :::-:-::;:;:•·•:•···· \ 2\<>7§:UF 1,760 2,616 2,246 I 2,321 2,231 12,011 :2]122!:I l!?;~Jq:l: : I 2,001 I 2,898 1$~;{1~ :i �•••••••••••I -•-•• l - I llt1- l'U- l'\.Clf""1!l ·lrl>GIDl'II- T l,tol / I l,~ol CD McLOUTH RD (") l""I z -I l""I ;;:o I GIii~ C (/) EXISTING WATERMAINS ~ 12"fl)-----10"fl)- - - - B"!t> """ V) () 6" fl) 4"!t> ~z 0 ~~ II :i: I+ O> LEGEND 1221 I #3 WELL :II@ SHIPP lgQJ ? b:· - . - . 71 NORTH CID I . t:::::' I ~ ITal ~1 ~ J~I□ • ► -o ~~ □ • ~G) (T\ ::::0 )> -< 38 . [401 ~ 39 \GJ: . 1551 l.1Qj -< : c:J · ~___.,~•-.=.53; ;. _-.-'. _,._ .. _ .. _,__: : [m @ 57 201 MITCHELL Rucr±1J!so-LF 55 HURON ~~:;~_. -1111~ Igglr M-32 =~("] z> :~~ 1 m > ~qv-,- · > . m ~. ;o 1"'1 1..-__,"'.~1~----, .~ ~ 99 00 1m1 - , ~ s 1,a,.,:.:.:~l-··-··- .. - .. -.. ~ 08 0 ,~ _ ......._ I GAYLORD (") 0 I c.=:::-.,-=' 1"17 SCHOOLS o:i:x o-:c G)_ •:cm (/) )> --i lzz )> 0 ~ ~~~ ► o~ 0 ..P.. rrr, COMMUNITY SEVENTH ± 3,000 LF OF 12"¢ PHASE NO 4 l [4o.3l ~ I 0 ~0 3 j I •14021 78 1120 1,~1 120 CONSTRUCT ± 1,aoo LF OF a·~ J WATERMAIN, PHASE NO 3 1rn61 ___, REPLACE 4"¢ WATERMAIN WITH Ef'rJ - PHASE NO 2 0 (.I) I -~ .\ ~ ·- ·~·-· . . rM1 120 V) (/) l:Ji CONSTRUCT rWATERMAIN, V> -----~~~----··-·· -·'_!~~~:._ . _~~----··-··~@ ~ ~ ~ [i]!\ I ~~~Xiis~~N:'~~E SECOND I I~ E. MAIN 81 . oF ,2·ia PHASE NO 1 AIN AND PRY - : @ ........,_....__.: @ 3: Ii f"541 l.1Qj :. ·1 CID : MITCHELL Co 0 • SHELDON • (/) 0 # 11~ ~ 43 1:171 \EJ\l~OON r --i :::0 NODE ~®-··-··-· ~L----= ·=;il@ FELSHAW ::::0 ~.,0 G]§) I 1-,-----.1~l~L-. - (/) PIPE i C FACTOR . STEWART ~ 11291 ~ I I l[,sJ] ~ rrn 0 q I 10 90 -· CID �.,•..,.,.,•.•.--· ~ -•• ,u_.,_ , I. ..,_ l'I.Of~ •••• ■ ■ ■ ,_ I 11 ALPINE CENTER l1~ol ./CD / @11 I ELEVATION TANK 2 ELEVATION ± 1366' ~ , /Q) I1bd F'AIRVIEW RD. CD I1~0vt.kLOUTH RD 111 ·- ·.-- ·-·-·- ·-·- ·71 lti6I I. EXISTING WATERMAINS 12"¢-----10"¢ -- -- II) ,., ~z ,.,;:o (") z ~ 0 8"¢ .- ..6"¢ _,,_··- ··-··- " 4"¢ . ... . ....... .. . ;■ 5! l.!.22..1 6 I+0, 0 ~ C: .I 14081 NOOE# I 1221 SHIPP l_llg ~ WELL #5 ® 9 i28l ~ 127~1 \ ~ . 120 ~ ;a =< \n,□ : 0 t ~C) 135l\t ~ ~ j -< r (1)0 ~;a ~□ Co -< 0 i IH81 CONSTRUCT ±1500 LF 8"111 06. • I PHASE NO. 2 WATERMAIN ·:::==~ ·---~·-,··,L!.1.," 1 I . 20 f . 120 ·•------An 11.;.-11-\ 85 .......,Q I FELSHAW . JENSON '-. l- IL II CONSlRUCT ... WATERMAJN .._P...,H:..,;;;AS;.::E,_N:,a.;O:a.:,._1,__ _ __ ~!□□i i lggJI PETOSKEYlg~J -~~j ~,; :CID . . 1l ~~I . :~ _ C-f m► ;:o~ I: -~ !, 0 g~fTl Z O x OZ:r: OU>U> :r: rn -~ ;a rii rr, ~ ;a (/) -l. )>~N (J1 ri7 (/) ~6 ® : [ill) '13 II ~ - .i~~ \. BO 70 90 ~- 70'.. fi12l · 62 r : .: • > ®" (ID ~ 8 ~ ITT,l ·~ ITT911:. l1QJ 11~ l i I ., ~I 121 ~ 1I 124 . 9 BO U) !Tl C) 0 IIMITCHELL '1 70 ~ I ~ ~ s8 . _ 1·~0~~~~ i , lj1g~J Roel GJ! :,O~~T~~ .. CE:> 1'1°2041 @) U~ ' li05l ® ~ ml % ® ·- ~ -s- II ~ \8011 SIXTH . . 68 Ia ::r: \ [. flTTH 1= • ~. 1IT : n.~s~.~ .. ' [i09l0 5 '-.!.V ·~ ~ !llliDc::]JC ~ i1 ,o 0 ~f·-.. . ..... . 123 • : ~g : SECOND 69 ~Ii @) 59 . "i\ \:\GD \\lrm I . ~ @ : flTTH Ii ~ ~ . __H~•':!' ____:®HURON ~ ~ [577 ·. LZQ.J fsal 11:> ~~ ® LZQ.J ~8~ ~o. 70 !SHELDON . · --=·· : . $~-~~~~~~-.l_,,_,. z )> ~ ~ : ~l.~~-·-··~~~-~[oo:I ' en ri7 i @"l : ® o - ~1 o0 :a" PRV" . c: · 63 • ~I m•-fr> I . =;i . ~ :1 i~1 ! 8 ! U) J67l en] V, ~ ~UIDJ _z> z 1i~ i _ 61 ~ ll~~r---~~k;~m· ilm JL. ... .. . I® \~!HELLc::J(m] 85 CONSTRUCT 8"• WATERMAIN PHASE NO. 1 uGD ;J_ui) r=,~-:l@Fs£jW~® LZQ.J ~ . ,~41 @ :DLiiLJ:ISHELDON i LZ2..I . 11 '·•-f:··-··- .. - .. _,._,:~ .. - .. _ .. CONSTRUCT 8"111 WATERMAIN PHASE NO. : )> :::0 STEWART \□ WELL #3 I· l,SJI as 36 85 j ~ 71 fT1 l.1.QQJ • I I ,------...,__-- Ile 22 . ~-_J . - . =m= .- .- . - . - . -+--_ _ _ _ _ _a_5 - - I (/) I• 1231 I CONSTRUCT ± 1750 LF 8"111 WATERMAIN PHASE NO. 2 120 ~ - - - - - CONSTRUCT ±330 LF 8"111 WATERMAIN PHASE NO. 2 rn]frr=======~~=====~ :t>o !4091 ~ @ ~ ____ j ~ ®1··-··- N PIPE M C FACTOR @ CONSTRUCT ±2250 lF 0111 1 WATERMAIN PHASE NO. 2 V) '-I ~ I I ITil I 0 LEGEND 11291 I I CONSTRUCT ±3600 LF 8°111 MAIN PHASE NO. 3 GAYLORD GAYLORD COMMUNITY COMMUNITY SCHOOLS SCHOOLS . - . - CID 1 �■ ■ ■ ■ This area is primarily served bys• 0 mains along Fourth Street from Elevated Tank 1 and along Center Street from Elevated Tank 2. Phases 1 & 2: In order to meet ISO fire flow requirements of 4,060 GPM at test location 10, a 12• 0 transmission main and PAV within the high pressure district is required. The recommended route along Maple Street for the 12" 0 transmission main has been selected because of it's relative location bordering the existing City Limits as shown in Exhibit 11. As such, when water service east of the City Limits is extended, water mains can be connected directly to a large diameter pipe at the easternmost limits of the water system without replacing the existing s• 0 water main along M-32 or having flows restricted through the smaller diameter pipe. Although the existing s• 0 water mains in this area can typically provide a substantial amount of water flow, the replacement of an undersized 4• 0 with an s• 0 water main along Oak Street (Phase 2) has been determined to be the optimal size and route for improving this area's available fire flow requirements of 4,000 GPM at the old high school. Table 13 displays the results of computer simulated available fire flow conditions for Phases 1 and 2 independently, such that depending upon the timing of development and necessity of extending water service east of the City Limits, a decision on which phase (either 1 or 2) should be constructed first can be appropriately weighted. Phase 1 improvements provide increased benefits over Phase 2 improvements if constructed independently. After the construction of both Phases 1 & 2, •needed" fire flow conditions at test location 1O is expected to be satisfied. Phases 3 & 4: The •needed• fire flow at location 11 (Middle School) cannot be met until a water main loop from East Fifth Street to M-32 (Phase 3) is provided. Phase 4 of Table 13 shows the expected available fire flows as further development requires extending a 12" 0 water main to Hidden Valley Resort. A 12" 0 water main should be considered as a minimum assuming ISO "needed· fire flow requirement of 2,500 GPM. If, at the time of water main extension, ISO ratings require a larger fire fighting flow, further study should be I ~ I ~ • • • • • • 93-214 .01 01/94 - 31 - �••• ---- ~ ---~---- ■- a 1,■1 .I 0 _. CD w ....--CD ...._.' I\) 0 _. TABLE NO. 13 CITY OF GAYLORD OLD HIGH & MIDDLE SCHOOLS - AREA #4 COMPUTER SIMULATED RESULTS @ 20 psig RESIDUAL) AVAILABLE FIRE FLOWS (gpm w I\) ISO FIRE ISO CALCULATED FLOW 'NEEDED'<1> EXISTING<2> TEST NODE FIRE FLOW FIRE FLOWS NUMBER NUMBER (gpm @ 20 psig) (gpm @ 20 psig) EXISTING SYSTEM PHASE 1 PHASE 2 PHASE 1 & 2 OFF ON OFF ON OFF ON OFF ON PHASES 1, 2 & 3 OFF 10 75 2,000-4,000 1,800 3,118 3,335 3,406 3,754 3,222 3,444 3,526 ,3;973\ I 3,539 11 81 3,000 1,000 2,060 2,141 2,381 2,549 2,090 2,168 2,451 2,722 I 2,TTS 200 '3,000 201 *3,000 1 < lAs determined by ISO (see Appendix A) calculated by ISO (see Appendix A) *Estimated value as ISO has not made a determination Shaded areas exceed ISO "needed" fire flow conditions 2 < >As Improvements: Phase 1 - Construct line 166 @ 12" and PAV Phase 2 - Replace line 86 with 8" Phase 3 - Construct line 401 at 12" and line 402 @ 8" Phase 4 - Construct line 403 with 12" 2,597 PHASES 1, 2, 3 & 4 ON ff t&Jit i=i= 3;ijtj/ 1 :r1 }1~:i:1: ;1 1 OFF ON 3 ,s20 1'Y~i6i£:f 2,753 I" ':(~i t 2,562 1=:: :~:i;zi::t 2, 1ss I 2,456 �■ ■ ■ considered including a water main loop to Hayes Road in order to provide the required fire fighting protection. East Main Extension: If water service is extended further east prior to Phases 1, 2 and 3 (loop) then the expected flows at node 200 would be approximately 1,700 GPM. I Area 5 - Devonshire Estates Condominium Area Phases 1, 2 & 3: This area located just outside the nort 1east extents of the water system is of interest because of expected residential and/or multi-family dwelling developments. Currently this area is undeveloped with Phase 1 expected to be constructed and completed in 1995 (see Exhibit 12). As residential development continues to the north, the recommended water main extensions generally consist of 8" 0 water mains to the north along Elm Street and Hayes Road and 5• 0 water mains providing loops along the individual residential streets with periodic s· 0 water mains west to Old US-27 connecting to the existing 12• 0 transmission main. Table 14 displays the effects of each phase of residential development on available fire flows in this area. The estimated ISO "needed" fire flow is expected to be 2,000 GPM in most residential areas with a higher value of 3,000 GPM set for node 406 at the northeast portion of the water system because of the uncertainty of average daily water demands. If a water main loop is considered from the Hidden Valley area as noted in the previous section, or other than residential development occurs in this area and ISO ratings are expected to be larger than as shown on Table 14, further study should be considered for the water main sizes especially along McLouth and Hayes Roads. ■ ■ ■ ■ ■ ■ ■· ■ ■ ■ 93-214.01 01 /94 - 33 - �•••• ■ - ••• - • ~- ·■ ■ , ■ , ■ '■ 0 CD _. w ...... ' CD I\> .f:,,. _. .f:,,. 0 _. TABLE NO. 14 CITY OF GAYLORD DEVONSHIRE CONDOMINIUMS - AREA #5 COMPUTER SIMULATED RES ULTS AVAILABLE FIRE FLOWS (gpm @ 20 psig RESIDUAL) ISO FIRE ISO CALCULATED 11 FLOW NEEDED"' 11 EXISTING'21 TEST NODE FIRE FLOW FIRE FLOWS NUMBER NUMBER (gpm @ 20 psig) (gpm @ 20 psig) ~ I II 12 I I EXISTING SYSTEM OFF 757 PHASE 1 ON OFF ON PHASES 1 & 2 !PHASES 1, 2 & 3 OFF ON OFF ON :112:: 1::~:fogg:::::: 1: : H:;21:f::::::::1,::~=fra3 ]: :IH ::r1'2;2ss : : : : 1::2~H51::::::::::.1·=2;131J:< ·=:=.:•.2· · = = =.·=:.33a· ·•.·.=·=·= · =·:=,:·.=:-·=:' · 1 1 963 1:·=.=•.2·s· =·=·==·.·" ===1.·.2=· <=,= .=:-.:=-c==•-===:.·1=:•=:·-2-._ 995•-= := :=-:=,:=-_== ·. 1:=,==,_·4 =:·-:' .-==,·· =1=========== · ·=-=·• == =,:c=: :==,· 1·=·.4 :·, ,=:,e=-.·-3.=•===·01· ·=,=:=. ,=·=·=·= -· ·42=·=:=·:=·,·.·=·:.=-.= I,.·.,..,3==·==.=1 · ·53·=· 35 1,000 400 *2,000 1' 825 401 *2,000 927 402 *2,000 1,863 1: 2}1.61titl:=2;997J:t:w:=~a=2 :::r=1t3fo<fi=I::::: l4Isa4. :: 403 *1,000 r1;209\ 1::ri69= 5::::: 1:: 1I14iDt:::1.:=2f3re1J::1r~mr,4tJ: 1:~:;9= ;:41:::1 406 **3,000 800 l } ; ;./: . t <· ' . . {{?: ·::: ' I 1,977 I 1,530 i:I2;6ad: 11 As 21 ' As determined by ISO (see Appendix A) calculated by ISO (see Appendix A) *Estimated value as ISO has not made a determination **Increased estimated value because of development uncertainty Shaded areas exceed ISO "needed" fire flow conditions < Improvements: Phase 1 - Construct lines 402 & 405 @ 8" and lines 403 & 404 @ 6" Phase 2 - Replace lines 406, 407, 408 & 410 @ 8" and line 409 @ 6" Phase 3 - Construct line 411 at 8" :::::::::: ::· ; ::::::::::: . , ' {(/ i . ,:• :::.1:2:057}l:I:j'i\,}3y~I:::: !f:2;'39.2j::::1::js[73dj 1,501 1 1,854 1'i'2}1N?itII1'2;:9§a\t �I I I I Replacement of Small Sized Water Mains Small sized water mains of less than e• 0 are considered undersized under current water distribution standards. These water mair1s have been compiled and are alphabetically arranged in the following table. Although the water system as a whole is in relatively good condition and will improve with the previously mentioned recommendations, small isolated areas throughout the distribution system may experience minimal flows and pressures during peak demand conditions because of these small diameter water mains. As other improvements to the City of Gaylord's infrastructure, such as road resurfacing or replacement, storm or sanitary sewer construction, etc., are designed and constructed, replacement of the small diameter water mains are recommended. Construction cost estimates for e· 0 water main including tees, bends and restoration will vary slightly depending on other construction activities taking place, but generally construction costs of $25-$30 per lineal foot should be expected. Additional costs for fire hydrant assemblies of $1,500 each at 500 foot intervals and $300-$600 each for service connections should be added. Although small sized water mains have been tabulated, some areas already have parallel larger sized water mains, as noted in the Comment Column, and need not be replaced. The sheet numbers in the comment column reference the 1993 City of Gaylord Water System Map. •I I •I I I I • TABLE 15 UNDERSIZED WATER MAINS {<6• 0) Approx. Street Name Tees Valves Service Connect 510' 2 1 9 6' & 8' Parallel with W.M., Sheet #14 2' G.I. 652' 3 2 16 Sheet #14 Second 4' SCI 1,500' 3 36 Sheet#13 Second First 2' G.I. 124' 1 4 Sheet #13 First Main 4' Trans. 210' 2 Sheel#13 From To Size Center, South Seventh Fifth 2' G.I. Court, South Fifth Seventh Court, South Fifth Court, South Court, South 93-214.01 01/94 Length - 35 - Fire Hydrants Comments �I I I I I I I I I I I I • • • • • • • TABLE 15 UNDERSIZED WATER MAINS (<6• 0) ' From To Size Length Tees Valves Approx. Service Connect Court, North Petoskey North 4' Trans. 1,050' 1 1 30 Sheet #11 Court, North Mitchell Main 4' G.I. 716' 1 2 13 Sheet#12 Court, North Intersection of Petoskey 2' Trans. 24' 1 s,eet #11 2' G.I. 380' 1 Sheet #12 4' Trans. 630' 1 1 1 Sheet #18 1 6 1 Sheet #13 Street Name N. Main Alley Court, North Alley Mitchell Dickerson North of VanTyle Elm, South Fourth Fifth 4' Trans. 806' Elm, South Main First 1' Copper 170' Elm, North Mill North 2' G.I. 115' 1 Sheet #7 2 Petoskey Main 4' Trans. 1,354' Fairgrounds City of Gaylord Well #5 Fairgrounds 1½'PVC 504' Fairgrounds Shipp 2' 510' Felshaw, East Center Hazel 2' G.I. 770' Felshaw, East Elm Hazel 3/4' 40' Felshaw, East Elm Hazel 4' Trans. 876' First. East Elm Center 1½' G.I. 340' Fourth, West Center Court 1½' G.I. 268' Hazel, South Third Fourth 4' 336' 1 1 Hazel, North Main Petoskey 4' Trans. 1,330' 7 1 5 4 12 1 Sheet #6 Sheet#10 Lot 1A, Sheet #10 1 4' Trans. Running Parallel, Sheet #7 7 Sheet#7 2 Hazel, North Felshaw Petoskey 4' Trans. 444' Huron, East Maple Hayes 4' Trans 344' Huron, East Elm Oak 4' Trans. 370' Illinois, North Mitchell Main 3/4' G.I. 518' 1 Illinois, North Main Petoskey 2' G.I. 894' 2 Indiana, North Petoskey Sheldon 4' Trans. 334' 1 - 36 - Comments Sheet#5 Elm, North 93-214.01 01/94 Fire Hydrants 1 21 2' Running Parallel, Sheet #7 2 4 6' Trans. W.M. Parallel, Sheet #13 1 1 8 • PVC Running Parallel, Sheet #13 Sheet#5 12 2 Sheet #6 4 8' W.M. Running Parallel Note 6' Hydrant. 4' Main, Sheet #7 1 4 Sheet #6 1 8 Sheet #6 4 8x8 tee at intersection of Main, Sheet#12 15 6x8 cross at intersection of Mitchell, Sheet #12 6 Sheet #12 2 1 �I I I I I I I I I I I I • TABLE 15 UNDERSIZED WATER MAINS (<6• 0) , Valves Approx. Service Connect 702.' 1 14 4' Trans. 344' 1 4' G.I. 256' Ohio 4' Trans. 300' Illinois 4' Trans. 712' Court First 4' Trans. 630' Court Alley 4' G.I. 150' 1 Main, East Oak Maple 4' C.I. 924' 1 Main, East Maple East of Hayes 4' Trans. 470' 3/4' G.I. 54' Petoskey 4' Trans. 1,330' 7'26' Street Name From To Size Indiana, North Mitchell Main 1½' G.I. Jenson Otsego Court Jenson Court Center Jenson West St. Jenson Ohio Main, South Alley Main, North Alley Maple, South Intersection of Third Maple, North Main Length Tees Fire Hydrants Comments Sheet #12 Sheet #11 1 Sheet #11 1 2 Sheet #21 1 15 Sheet #11 2 14 Sheet #13 2 Sheet #12 11 8' Pipe Running Parallel, Sheet #6 4 8' Pipe Running Parallel, Sheet #6 1 Sheet#5 1 Sheet#6 5 3 17 2 3 5 Sheet #13 6 Sheet #13 1 6' W.M. Running Parallel, Sheet #7 Michigan, South Second Main 2' G.I. Michigan, South Second Main 2' G.I. 110' Mill Center Elm 2' G.I. 96' 1 Mitchell, East Center Elm 2' G.I. 400' 2 Mitchell, East Elm Hazel 4' Trans. 988' Mitchell, East Mitchell South of Mitchell 4' Trans. 76' Mitchell, West Ohio 1-75 1¼' G.I. 644' 1 2 Sheet#20 Oak, South Main Third 4' G.I. 1,000' 2 2 Sheet#5 320' 1 2 2 Sheet#6 18 1 Sheet#6 Sheet#6 Oak, South Third Fourth 4' C.I. Oak, North Huron Main 2' 132' 1 1 Sheet#6 Otsego, South Second First 2' G.I. 390' 1 7 Sheet #13 Otsego, South First Main 2' Trans. 160' Otsego, North Hospital 4' G.I. 192' Sheet #13 1 Petoskey, East Elm Hazel 4' Trans. 946' 2 Petoskey, East Hazel Hayes 4' Trans. 1,264' 2 Petoskey, East Intersection of Center Petoskey, West Railroad Petoskey, West Petoskey, West 93-214.01 01/94 1¼' 60' Illinois 4' Trans. 256' 1 Illinois Ohio 4' Trans. 716' 1 Otsego Court 2' G.I. 130' 1 - 37 - Sheet #5 Sheet #10 8' PVC Running Parallel, Sheet #7 13 1 12 2 Sheet#7 Sheets #7 & #11 2 1 Sheet #11 7 Sheet #11 3 Sheet #11 �• TABLE 15 UNDERSIZED WATER MAINS (<6• 0) t Street Name Petoskey, West Private Rd. From To Size Court Center 1¼'G.I. Length 494' 1' G.I. 120' Second, East Oak Maple 4' C.I. 950' Seventh, East Center Gaylord Schools 2' G.I. 420' Seventh, West Otsego Court 2' G.I. 240' Seventh, West Otsego Court 3/4' G.I. 520' Sheldon, East Center Elm 1½!' G.I. 420' N. Center Tees Valves Approx. Service Connect. 1 5 2 26 Fire Hydrants Comments Sheet #11 shows this as 2' PVC, Sheet #12 Sheet#10 Sheet#5 Sheet #14 1 3/4' G.1. Running Parallel, Sheet #14 2 2' G.1. Running Parallel, Sheet #14 2 Sheet#6 1 Sheldon, East Elm East of Elm 114' G.I. 130' 1 3 4' Trans Running Parallel, Sheet #6 Sheldon, East Elm Hazel 4' Trans. 950' 1 21 1¼' Running Parallel Lots 5·7, Sheet #6 Sheldon, East Maple Hayes 4' Trans. 980' Sheldon, West Ohio 1-75 3/4' G.I. 146' 1 6' Trans. Running Parallel, Sheet #20 Sheldon, West Otsego Center 1½'G.I. 620' 2 Sheet #12 Sheet#6 Sheldon, West Ohio Wisconsin 114' G.I. 298' Sheldon, West Wisconsin Illinois 3/4' C.I. 180' Sheldon, West Illinois Indiana 4' C.I. 390' Sheldon, West Indiana Railroad 1' G.I. 242' 4 Sheet#12 Shipp Otsego Center 3/4' G.I. 200' 1 12' PVC W.M. Running Parallel, Sheet #10 Sixth, East Center East of Center 3/4' G.I. 220' 2 Sheet #14 Sixth, West Otsego Court 2' G.I. 320' 4 8' Running Parallel, Sheet#14 Court 3/4' G.I. 266' 1 Sheet #11 Stewart Otsego Stewart Court Center 4' Trans. 30' Stewart Court Center 114' G.I. 230' Third, East Hazel Maple 4' Trans. 430' Third, West Center Court 2' G.I. 260' Third, West Center Court 3/4' G.I. 340' 93-214.01 01/94 - 38 - 1 3 Sheet #12 1 4 Sheet #12 1 2 1 1 Sheet #11 2 2 Sheet#12 Sheet #11 8' Running Parallel, Sheet#S 3 4 1 3 3/4' Running Parallel, Sheet #13 4 2' Running Parallel, Sheet #13 1 �• • • • • • • • • • • • TABLE 15 UNDERSIZED WATER MAINS (<6• 0) • Street Name Valves Approx. Service Connect 390' 1 4 W.M. Running Parallel, Sheets #17 • 12' 4' Trans. 1,360' 2 24 Sheet #22 4' Trans. 946' 2 16 Sheet #21 16 8' & 10' W.M . Running Parallel, Sheet#13 From To Size Dickerson 1-75 1½' G.I. West St. Schreur North Sl West St. North St. Jenson VanTyle Road Wisconsin, South Fourth Wisconsin, South Main Wisconsin, South Eighth Wisconsin, North Mitchell 93-214.01 01/94 Main Length Tees Fire Hydrants Comments 4' Trans. 1,392' 4' Trans. 1,430' 2 8' W.M. Running Parallel, Sheet #19 Eighth 4' Trans. 92' 1 Sheet #14 Petoskey 4' C.I. 620' - 39 - 1 2 2 8 1 Sheet #12 �• • • • • • ••• • • • D. BASIS OF PROJECT COST ESTIMATES All construction costs are based on historical unit prices as t related to this region in Michigan and are based on estimated 1994 construction costs. The estimated quantities are approximate and may vary depending on the specific placement of the water main, road crossings, the number of water service hook-ups, taps and miscellaneous appurtenances. In addition, costs for engineering, legal services and contingencies have been estimated at 25% of construction costs. Cost estimates for each of the potential projects are shown in Tables 16, 17, 18 and 19. 93-214.01 01/94 - 40 - �• • • • • • • • • • TABLE 16 COST ESTIMATES - DICKERSON ROAD IMPROVEMENTS - AREA 2 (EXHIBIT 9) UNIT QUANTITY DESCRIPTION , 12" 0 PVC Water Main ........... 2,650 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 4 EACH Fire Hydrant Assemblies . . . . . . . . . Road Crossings & Repair (±1 0' wide) Service Connections . . . . . . . . . . . . Restoration . . . . . . . . . . . . . . . . . . . . . . . 6 ±60 ±20 1 EACH LFT EACH LSUM UNIT PRICE AMOUNT $35.00 750.00 1,500.00 30.00 600.00 4,150.00 $ 92,750.00 3,000.00 9,000.00 1,800.00 12,000.00 4,150.00 ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 1 12" 0 PVC Water Main ........... 1,210 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 4 EACH Fire Hydrant Assemblies . . . . . . . . . Road Crossings & Repair (±1 O' wide) Service Connections . . . . . . . . . . . . Restoration . . . . . . . . . . . . . . . . . . . . . . . 3 ±60 ±6 1 EACH LFT EACH LSUM $35.00 750.00 1,500.00 30.00 600.00 2,000.00 ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 2 12" 0 PVC Water Main ........... 4,950 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 3 EACH Fire Hydrant Assemblies . . . . . . . . . . 12 EACH Road Crossings & Repair (±1 O' wide) . 22 LFT Bore & Jack with 18" casing pipe . . . . ±75 LFT Service Connections . . . . . . . . . . . . . 25 EACH Valve Pit . . . . . . . . . . . . . . . . . . . . . Restoration . . . . . . . . . . . . . . . . . . . . $35.00 750.00 1,500.00 30.00 150.00 600.00 1 EACH 15,000.00 1 LSUM 8,190.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 3 12" 0 PVC Water Main .......... . 12" 0 Valve .................. . Fire Hydrant Assemblies ......... Road Crossings & Repair (±1 O' wide) 12 x 4 Tee ................... Restoration ................... 93-214.01 01/94 . . . . 300 LFT 1 EACH 1 EACH ±30 LFT 2 EACH 1 LSUM $35.00 750.00 1,500.00 30.00 250.00 500.00 $122,700.00 30,675.00 $153,375.00 $42,350.00 3,000.00 4,500.00 1,800.00 3,600.00 2,000.00 $57,250.00 14,300.00 $ 71,550.00 $173,250.00 2,250.00 18,000.00 660.00 11,250.00 15,000.00 15,000.00 8,190.00 $243,600.00 60,900.00 $304,500 $10,500.00 750.00 1,500.00 900.00 500.00 500.00 ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 4 $14,650.00 3,690.00 $18,300 TOTAL ESTIMATED PROJECT COSTS - AREA 2 $547,725.00 - 41 - ---------- �TABLE 17 COST ESTIMATES - SOUTH OLD 27 BUSINESS DISTRICT - AREA 3 (EXHIBIT 10) 12" 0 PVC Water Main ........... 3,900 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 3 EACH Fire Hydrant Assemblies . . . . . . . . . . 10 EACH Road Crossings & Repair (±1 O' wide) . ±500 LFT Service Connections . . . . . . . . . . . . . 20 EACH Service Connections (across US-27) . 20 EACH Restoration . . . . . . . . . . . . . . . . . . . . 1 LSUM • • • • • • • •If If If $35.00 750.00 1,500.00 30.00 600.00 1,000.00 7,050.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 1 1O" 0 PVC Water Main ........... 1,950 1O" 0 Valve . . . . . . . . . . . . . . . . . . . 2 Fire Hydrant Assemblies . . . . . . . . . . 3 Restoration . . . . . . . . . . . . . . . . . . . . 1 LFT EACH EACH LSUM $30.00 600.00 1,500.00 2,200.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 2 12" 0 PVC Water Main ........... 2,570 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 5 EACH Fire Hydrant Assemblies . . . . . . . . . . 3 EACH Bore & Jack with 18" casing pipe . . . . ±100 LFT Restoration . . . . • . . . . . . . . . . . . . . . 1 LSUM 93-214.01 01/94 $35.00 750.00 1,500.00 150.00 4,000.00 $136,500.00 2,250.00 15,000.00 15,000.00 12,000.00 20,000.0(1 7,050.00 $207,800.00 51,950.00 $259,750 $58,500.00 1,200.00 4,500.00 2,200.00 $66,400.00 16,600.00 $83,000.00 $ 89,950.00 3,750.00 4,500.00 15,000.00 4,000.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 3 $117,200.00 29,300.00 $146,500.00 TOTAL ESTIMATED PROJECT COSTS - AREA 3 $489,250.00 - 42 - ---------- �~ • • • • •Ill TABLE 18 COST ESTIMATES - OLD HIGH AND MIDDLE SCHOOLS - AREA 4 (EXHIBIT 11) UNIT PRICE AMOUNT $35.00 12" 0 PVC Water Main ........... 1,250 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 2 EACH 750.00 1,500.00 Fire Hydrant Assemblies . . . . . . . . . . 3 EACH 30.00 Road Crossings & Repair (±1 O' wide) . 75 LFT 150.00 Bore & Jack with 18" casing pipe . . . . 70 LFT 600.00 Service Connections . . . . . . . . . . . . . 25 EACH 12" 0 PRV and Valve Chamber . . . . . 1 EACH 15,000.00 3,200.00 Restoration . . . . . . . . . . . . . . . . . . . . 1 LSUM $43,750.00 1,500.00 4,500.00 2,250.00 10,500.00 15,000.00 15,000.00 3,200.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 1 $ 95,700.00 DESCRIPTION • UNIT QUANTITY 8" 0 PVC Water Main ............ 1,000 LFT 8" 0 Valve . . . . . . . . . . . . . . . . . . . . 3 EACH Fire Hydrant Assemblies . . . . . . . . . . 3 EACH Road Crossings & Repair (±1 O' wide) . 220 LFT Service Connections . . . . . . . . . . . . . 18 EACH Restoration . . . . . . . . . . . . . . . . . . . . 1 LSUM Ill Ill Ill $25.00 500.00 1,500.00 30.00 600.00 1,700.00 $25,000.00 1,500.00 4,500.00 6,600.00 10,800.00 1,700.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 2 $ 50,100.00 8" 0 PVC Water Main ............ 1,800 LFT 12" 0 PVC Water Main ........... 1,250 LFT 8" 0 Valve . . . . . . . . . . . . . . . . . . . . 2 EACH 12" 0 Valve . . . . . . . . . . . . . . . . . . . 3 EACH Fire Hydrant Assemblies . . . . . . . . . . 7 EACH Service Connections . . . . . . . . . . . . . 30 EACH Service Connections (across US-27) . 12 EACH Restoration . . . . . . . . . . . . . . . . . . . . 1 LSUM • • • $25.00 $35.00 500.00 750.00 1,500.00 600.00 1,000.00 4,600.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTALESTIMATEDPROJECTCOST-PHASE3 12" 0 PVC Water Main ........... 3,000 12" 0 Valve . . . . . . . . . . . . . . . . . . . 3 Fire Hydrant Assemblies . . . . . . . . . . 7 Road Crossings & Repair (±1 O' wide) . 300 Service Connections . . . . . . . . . . . . . 20 Service Connections (across US-27) . 9 Restoration . . . . . . . . . . . . . . . . . . . . 1 LFT EACH EACH LFT EACH EACH LSUM $35.00 750.00 1,500.00 30.00 600.00 1,000.00 5,250.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 4 TOTAL ESTIMATED PROJECT COSTS - AREA 4 93-214.01 01/94 23,900.00 $119,600.00 - 43 - 12,500.00 $ 62,600.00 $45,000.00 43,750.00 1,000.00 2,250.00 10,500.00 18,000.00 12,000.00 4,600.00 137,100.00 34,300.00 $171,400.00 $105,000.00 2,250.00 10,500.00 9,000.00 12,000.00 9,000.00 5,250.00 $159,000.00 39,750.00 $198,750.00 ------------------$552,350.00 �• • • • TABLE 19 COST ESTIMATES - DEVONSHIRE ESTATES CONDOMINIUMS - AREA 5 (EXHIBIT 12) UNIT QUANTITY UNIT PRICE AMOUNT 6" 0 PVC Water Main ............ 3,000 LFT 8" 0 PVC Water Main . . . . . . . . . . . . 700 LFT $20.00 25.00 400.00 500.00 1,500.00 30.00 600.00 3,800.00 $60,000.00 17,500.00 1,600.00 2,000.00 4,500.00 1,500.00 21,600.00 3,800.00 DESCRIPTION , 6" 0 Valve . . . . . . . . . . . . . . . . . . . 8" 0 Valve . . . . . . . . . . . . . . . . . . . Fire Hydrant Assemblies . . . . . . . . . Road Crossings & Repair (±1 O' wide) Service Connections . . . . . . . . . . . . Restoration . . . . . . . . . . . . . . . . . . . • • • "• • • • • . . . . . . 4 EACH 4 EACH 5 EACH 50 LFT 36 EACH 1 LSUM TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 1 6" 0 PVC Water Main ............ 2,250 LFT 8" 0 PVC Water Main ............ 3,580 LFT 6" 0 Valve . . . . . . . . . . 8" 0 Valve . . . . . . . . . . Fire Hydrant Assemblies Service Connections . . . Restoration . . . . . . . . . . ........ ........ ........ ........ ........ . . . . . . . . . . 2 EACH 7 EACH 8 EACH 50 EACH 1 LSUM $20.00 25.00 400.00 500.00 1,500.00 600.00 6,300.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 2 I 8" 0 PVC Water Main ............ 3,600 LFT 8" 0 Valve . . . . . . . . . . . . . . . . . . . Fire Hydrant Assemblies . . . . . . . . . Service Connections . . . . . . . . . . . . Restoration . . . . . . . . . . . . . . . . . . . 93-214.01 01/94 . . . . 3 EACH 9 EACH 18 EACH 1 LSUM 25.00 500.00 1,500.00 600.00 4,000.00 $112,500.00 28,100.00 $140,600.00 $ 45,000.00 89,500.00 800.00 3,500.00 12,000.00 30,000.00 6,300.00 $187,100.00 46,800.00 $233,900.00 $90,000.00 1,500.00 13,500.00 10,800.00 4,000.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 3 $119,800.00 29,950.00 $149,750.00 TOTAL ESTIMATED PROJECT COSTS - AREA 5 $524,250.00 - 44 - ------------------ �E. PROJECT PRIORITIES Each of the five (5) areas of interest outlined in the preceJding sections are important for the successful improvement and development of the City of Gaylord's water system. Each area, except the West- Schreur Street area, has been broken down into phases which produce the greatest benefits for the least cost. As each phase is constructed, the goal of reaching the ISO •needed• fire flow conditions at the selected points of importance are met or exceeded. In addition, expected areas of growth along with their estimated ISO •needed• fire flows have been evaluated in each area with recommendations for meeting minimum expected fire flow conditions. Although each area has important concerns, the following priorities with their respective reasons are listed with the most important first: 1) Area 2 - Dickerson Road Improvements, Phases 1 & 2: The completion of a large diameter water main loop along Dickerson Road is of considerable concern. Mostly because of the potential loss of water service and fire fighting capabilities to the City of Gaylord water users west of 1-75 if any of the single feed lines were taken out of service for even a short period of time. After Phases 1 & 2 are completed, a large diameter water main loop will be in place servicing the area west of 1-75 and greatly improving the reliability of the system. In addition, ISO •needed• fire flow conditions will be exceeded at test locations 2, 7 & 8. The total estimated cost is $224,925.00 2) 93-214.01 01/94 Area 3 - South Old 27 Business District, Phases 1, 2 & 3: Extending water service along the Old 27 corridor south of Commerce Boulevard to McCoy Road provides existing and future businesses water service and greatly increased fire protection from individual wells. In addition, extending a 12· 0 water main to McCoy Road is the most practical location for a water main loop connecting to the industrial area west of 1-75, thus improving the efficiency and reliability of the entire water distribution system south of - 45 - �i I I I Van Tyle and Grandview. After Phases 1, 2 & 3 are constructed, ISO •needed• fire flow conditions will be met at test location 4 and come very close at location 3 with businesses along the Old 27 business corridor having available fire flows of approximately 3,400 GPM. The total estimated cost is $489,250.00 • • • 3) C • • • • " Area 4 - Old High and Middle Schools, Phases 1 & 2: Since the replacement of the undersized 4• 0 water main along Oak Street would not be as beneficial without a large diameter transmission main from the high pressure district, a 12• 0 water main and PRV (Phase 1) should be constructed first along the eastern edge of the City Lim its thus providing access for water main extensions as the need arises. After Phase 1, the a• 0 replacement water main along Oak (Phase 2) would provide ISO •needed• fire flow conditions at location 10. The total estimated cost is $182,200.00 . The total estimated construction cost for the above three (3) priority project areas is $896,375.00. The phases which are not prioritized in this section refer to expected growth areas. These areas are as follows: Area 2, Phases 3 and 4 Area 4, Phases 3 and 4 Area 5, Phases 1, 2 and 3 The total estimated construction cost for the above projects is $1,217,200.00. The total estimated construction cost for all of the water distribution projects discussed is $2,113,575. The recommended routes and pipe sizes for these expected growth areas have been based on estimated ISO •needed• fire flows and should be considered as a minimum. As water demands, water main routes and fire flow needs become more defined in these areas, a more detailed and specific evaluation should be considered. By completing water main loops, selecting the proper route and optimizing pipe sizes, an 93-214 .01 01/94 - 46 - �I I I I I improved and efficient system will continue to develop for the City of Gaylord and it's water users. As future water demand increases the well improvements • discussed in Section V, A. should also be implemented as follows: Upgrade Well #3 - $20,000-$25,000 Upgrade Well #5 - $50,000-$60,000 or New Well #6 - $200,000-$250,000 • 93-214.01 01/94 - 47 - �t.11·_-:'.. • -, .L I - ~. . , ' 1,1 ·I;·_ .. - ~-- ·:-. , ' • • r C. , ' •. • . ·APPENDIX . . . . ,· tE/;"/:_... -. . .. ·". • /: ;?- ~ l:" ~ ' . ... ·. ·•-~;_• ... ~ J· .ic""'• ;.,. " 'I:,, ~ _·._. • • • ' ' •• ·.. .. ,· . ..... , i . . .. ' . ' ....! .• - ·.. ,• . ·, .. ' '., A �··••-• •~-~ i - GAYLORD City State..!:!.!.__ Zip 49735 0) ~ TEST NO. 1 2 TYPE DIST.' Comm II TEST LOCATION Tests witnessed between 8:30 and 11:25 a,m. PRESSURE PSI INDIVIDUAL HYDRANTS TOTAL STATIC RESID. NEEDED .. AVAIL. 2100 1980 1980 67 25 3000 Van Tyle ~I 1430 1430 65 26 3000 1500 II 1980 1980 62 42 3500 3000 Commerce II 1430 1430 51, 15 2000 1300 Wisconsin & Gornick . 4 II Parkway, 2nd hyd. S. of II Indiana & Second II 1500 1500 47 32 3500 2100 6 II Wisconsin & Second II 1500 1500 50 35 2500 2200 7a II Main & Ohio II 1350 1350 49 23 5000 1400 7b II 2500 1400 8 II II .(A) (1500 p,prr) . 5 9 REMARKS Dickerson, 1st hyd, N. of II I SERVICE FLOW AT 20 PSI s 0 Rourke & Calkins 3 ,,. Dale 10/23/91 (*) Witnessed by BUELL P. BAKEB FLOW·GPM I ., .,, ::r. )l;~~';!;<;J~{f;· • <:~ }r~ OOW@~'IT rFI1~ I])fflru ~l]Jlilllill~ II II II Main, 1st hyd. E. of Meecher II 970 Main & Court II 1430 970 53 20 3000 950 1430 46 25 3500 1600 1280 45 32 4000 1800 2000 1800 (A) (250 gpm) J 10a . II 10b II Center & Fourth II II II II 1280 THE ABOVE LISTED NEEDED FIRE FLOWS ARE FOR PROPERTY INSURANCE PREMIUM CALCULATIONS ONLY AND ARE NOT INTENDED TO PREDICT THE MAXIMUM AMOUNT OF WATER REQUIRED FOR A LARGE SCALE FIRE CONDITION. THE AVAILABLE FLOWS ONLY INDICATE THE CONDITIONS THAT EXISTED AT THE TIME AND AT THE LOCATION WHERE TESTS WERE WITNESSED. Single Service . • Comm = Commercial; Res = Rosldenllal. " Needed Is the rate of now for a s·peciflc duration for a full credit condition. Needed Fire Flows greater than :l,500 gpm arc not considered in determining lhe classification or tho city wl1en using the Fire Suppression Rating Schedule. ·s ::, �[~~•='',,~MM~ C..\•,}~(,;f:f}~::, . ......~:.._ . 0 ..... . : . ,/RISK SERVICES, INC. _,. --- -- - - .- ·~ [[)ffl~ ,,l,) . • 0:, t~H~ ()) City ~r.;~ ff;fir~'f:~?::·'r. ~--J~?·· ·,: . . - GAYLORD ·· · :··_.. ·•:'f!:.• .. :.)\;::~p;:p;.?.',:,»,·' } .J ·. State.!!!_ Zip 49735 ·. ·,: Witnessed by BUELL l'. BAKER Date _1_0~/_23~/_·9_1~(_ '~~)_ _ _ _ _ __ · (*)~Tests witnessed between 8:30 and 11:25 a.m. TEST LOCATION TEST NO. DIST.' 11 Comm Maple &. Fifth 1·2 Res Hayes&. Felshaw 13 Comm J,. . ~aJJUJLllicili~~illW-" FLOW-GPM TYPE ' .. INDIVIDUAL HYDRANTS SERVICE FLOW AT 20 PSI PRESSURE PSI TOTAL STATIC RESID. .. NEEDED AVAIL. s 1050 1050 53 19 3000 1000 1050 1050 40 5 1000 800 Center & North " . " 1120 1120 45 18 2250 1100 Ohio&. Randolph " 1050 1050 1,3 22 2250 1100 " 860 860 40 8 1000 650 PVT 1200 1200 135 86 750 1900 14 II 15 Res N.W. on Timberline 16 Comm Georgia-Pacific REMARKS . ~ I (A) .._ Limit gd by available hydrants . THE ABOVE LISTED NEEDED FIRE FLOWS ARE FOR PROPERTY INSURANCE PREMIUM CALCULATIONS ONLY AND ARE NOT INTENDED TO PREDICT THE MAXIMUM AMOUNT OF WATER REQUIRED FOR A LARGE SCALE FIRE CONDITION. THE AVAILABLE FLOWS ONLY INDICATE THE CONDITIONS THAT EXISTED AT THE TIME AND AT THE LOCATION WHERE TESTS WERE WITNESSED. . . Sc Single Service PVT c Private Service • Comm ., Commercial; Res "" Resldentlal. •• Needed Is the rate or now for a specific duration for a run credit condition. NP.P.c1P.c1 Flrn Flow~ nrP.:>ti>r th:,n '.l ,:;nn nnm '" " ""' rnl'\c;rln, r,,i ;n rln•n•~;n;nn ' h " rl~~•;f ;r,,t:nn n f th o ,..;,,. .. ,hn n Hr l nn - �1111~- .· f::."~ tJ 447 Soulh Harvey Plymoulh. Ml 48 170 (313) '159-1175 fox JIJ-'159-7237 American Ris~ Management Corp. ~=~}:.1·:~ 1991 DONALD E. MOflGRJDGE. A.I.A. r. · Tony Esson ONALD E. MORGRIDGE 15 South Court Street . ylord, MI 49735 ARCHITECT. P.C. ear Mr. Esson: ., .~~-~- his will confirm our visit to a site on Five Lakes Road East of Center Ave. on "ffne 17, 1991 for the purpose of conducting a hydrant flow. test • .;0--~~- he test was conducted flowing through a 2 and 11/16 inch diameter diverter attached to a Y.z• outlet on the hydrant located in the yard area of the Alpine facility north of ·town. 'fre'· hydrant, No. 104, itself is a 1973, 51/1" Mueller hydrant with 2 - 2½• outlets and one u 'µ iper connection. Static and residual pressure read.ings were taken from a domestic tap ti:he building immediately east of the hydrant. 0 ,- :~.": p ·e·· tests were conducted while the city water supply was In the normal mode. In this ::(hation none of the well pt.imps are operating and the pressure is provided by elevated a'nk that floats on this system. Due to the lack of sufficient length in the diverter f"'e a 0.7 coefficient of flow factor was applied to the test results. 1.:1 , e·-following are the test results: ,t- . 32 psi 20 psi 15 psi Static Pressure Residual Pressure . Pitot Flow 584 GPM CALCULATIONS: Q Q Y-' ~ ;2,-"' - .,, -,. • ... ~ = 29.83·c·d 2 = 29.83 X ·vp 0.7 X 2.6875 2 X vlS c d p cs = = coefficient of discharge diameter picot pressure Q = 584 GPM T h e attached graph show a plot of these tests results. It was noted that with Well No. 5 running our static pressure increased to 42 psi. It is · understood that there is approximately 1400 feet between this hydrant and the demand area you will be supplying. The 10 ft. positive elevation difference to the demand area will amount to a loss of approximately 4 psi from the test we performed. Assuming cast iron ·unlined pipe �• •• • • • •• :: • :,; .... < . ' .. ., APPENDIX B •.,· . '•· . . ' '·:' .. ...- · • .. <- . . -. - . ,-:.r 111111 ';: \:. .. ,<:·, . . ., .;--. .. . ...." . ;r ,.,:' - -. ; ~~ ~- ~t~-· '-. ~ ~ _- .. _·. ..,, C ;:• • ~-- _··'-'. ,, .,,... 11111111 11111111' -• . :_ .- COMPUTER -SIMULATION _ -_. CALIBRATION RESU L _ TS · _. . _- · ·, ··-, ,' 1111111 . ... • • . ··• ' .. ! ., .. · ,: . . . , . - . .• �, •• .• ••••••••• .• ••.• •• : , GAYLORD WATER SYSTEM STUDY CALIBRATION RUNS FIRE FLOW IBSTNO. Q-gpm avail @ 20 psi 1 2100 2 Note: ACTIJAL SYSTEM STATIC PRESSURE psi Taruc Varies PIPE NO. NODE NO. 1455.6 201 101 1371.4 2160 81 67 1500 1456.7 202 91 1380.7 1290 73 65 3 3000 1457.9 203 95 1381.8 3700 71 62 4 1300 1460.2 204 108 1372.7 1450 75 54 5 2100 1460.2 205 61 1388.6 2180 48 47 6 2200 1459.96 206 60 1387.5 2250 49 50 7 1400 1459.96 207 47 1389.0 1640 48 49 8 950 1457.65 46 1375.0 900 54 9 1600 1457.65 208 2()() 51 1394.6 1510 45 53 46 10 1800 1456.50 210 75 1389.8 1930 48 45 11 1000• 1456.50 211 81 1381.5 1570 51 53 12 800 1455.34 212 35 1404.8 500 41 40 13 1100 1454.19 213 23 1398.7 1210 43 45 14 1100 1453.03 214 12 1399.9 1180 43 43 15 650 1453.03 215 8 1406.0 570 40 40 17 584 1453.0 217 3 1419.4 780 35 32 TANK ELEVATION MODEL Q-actual (gpm) MODEL SYSTEM STATIC PRESSURE psi FGNELEV. Grade + 20 psi Tests 1, 2, 3 & 4 - Wells 3, 4 & 5 pumps on; Average tank level 1457.90 for static comparison Tests 5-15, 17 no wells/pumps on; Average tank level 1456.6 for static comparison *Test 11 - run prior to construction of 12" PVC pipe Test 2 hydrant actually located ½ between nodes 91 & 93: Q at 91 < 1500, Q at 93 > 1500 ... �.; •If ., •:If · . _· -~ . I ' .:·. ::. ;• ~· . APPENDIX C . j ;: . . . · . .··•. ,_ "!+ ' . 1. ' . . . . . . : • !~~- " ••. '--- . •. . . . ,. ~rt•, ~~ WELL WATER QUALITYTESTING · • : . . ... . . 1 . •· ; f. . ' . . _· ...... }~i. ·.. : .· . . . •. .. · .- ..... . . . ~ - • ,... · .! . r . • . :: -. . . . �• ICH:i:GAJ-. DEPARTMENT OF PUBLIC" '{EALTH LOGAN PO BOX 30035 ::.,ANSING, HI 48909 •• • • • BUREAU ~p LABORATORY & EPIG lOLOGICAL SERVICES WATER ANALYSIS SECTION J500 N. LABORATORY REPORT ~TEM NAME/OWNERS: SAMPLE LOCATION: CITY: COUNTY: WSSN/SERIAL # : GAYLORD WELL 143 GAYLORD OTSEGO 2600 f-;AZ€'-- COLLECTED BY: ~PORT TO: WATER SUPPLY DIV - LANSING RESULT C'.?0028351 08/21/90 08/27/90 10/24/90 SGK COOK SITE LOC CODE: WELL NUMBER: IALYTE • SAMPLE: COLLECTED:. ENTERED: COMPLETED: APPROVED: :_u ":: :_ __ 3 HAXIHUM DETECTION CONTAMINANT LEVEL LIMIT ·------------------------------------------------------------------------------ - :CARBONATE AS CaC03 ,RBONATE AS .CaC03 _ • _HLORIDE :--T,UORIDE (AUTOMATED) TRATE AS N (AUTOMATED) LfLFATE • 3ILICA AS Si02 111111111 r, c I uM ~ NESIUM 30DIUM --TASSIUM .. NDUCTIVITY • J 11 ~ARDNESS, TITRATED (AS CAC03) 175 mg/L ND 59 mg/L ND 0.9 mg/L 20 mg/L 7.7 mg/L 80.1 mg/L 15.7 mg/L 1 rng/L 4.0 mg/L 10.00 mg/L 20 mg/L 3. 5 mg/L 590 umhos 7.5 265 mg/L 11. :=;~i·i~::~~=:;: . ~= i~: i:~: ~ =~:;: ~ === === === === === 1 rng/L 10 mg/L 0.1 mg/L 0.2 mg/L 2 mg/L 0 . .2 mg/L 0.1 mg/L 0.1 mg/L 1 mg/L 0.1 mg/L 1 urnhos 2.0 1 mg/L ,n the above test results: - ~~~~;i~:i~~~~;~ 7~;:~;=::=~;;~;~====• ====i~: :aTION CHARGE ARGE BALANCE DEVIATION ~COVERED SOLIDS )ISSOLVED SOLIDS BY CONDUCTIVITY ~~~~: 6.3 meq/L 5. 9 % 315 mg/L 354 mg/L • P RI NT ED : _ 11 / 0 1 / 9 0 _0 0 : 0 4 _____ -______________________ PAGE _ 0 0 1 __ ( END _0 F _REPORT ) __ _ • ~□ • NOT DETECTED !BY AUTHORITY OF ?A 386, 1978 AS AMENDED ' �• • li::CH~C::'\N D:?AF:T!iEN1" (.}f 3500 ~- LO~AN LA~! :3 I NG , ! : :;: ro FUT:,L:i:~: H~AL':":-'. 2-U~: ~ l\ U :) :... :.: 7-· !-3 C1 ?..:: ~ C' ~'. ·1· '~" :; : · I C· 01 ~ i ;-:: :., 0 -~; : C.'4. L 3 C ?. ··\; ~ C r:; S \·JA~~? A~1 A!.i -£ 3 : :3 .S E C 7 :;: C1 !I BOX 3(035 4 8, '? 0 '? SYS TEii HAlrE /l)WNc;?.S: S A! 1? LE ::., 0 CAT IO N: CITY: COUNTY: WSSN/SERIAL:; : c;.:1:1LO~. s ,; !lF!.i~: l·I EL I., :: 3 GAYi.,O~D OTSEGO 2500 08/21/?0 COi!?LETED: AP?ROVED: 0?/04/?v) WATS? SUP?LY DIV - LANS:NG SGK coo:<: COLLECTED BY: REFOP.:' TO: C?0<?:2-S3~-: COLLECTED: SITE: LOC CODE: \·]::: !., !., }; TJ ! ! s:: ~ : USS:\ ID CODE: l·IAXI!!UJ.! RESU::..:T l!AHGANESE I!"WN COPPER CONTAH:NANT LEVEL 0. t:' 5 m? ;: ?:.0'.5 8(!/ •~~. l mg;· NC c~. l 1 mi;: IL Vi' C'.:!. ?AGE 00:;. ND= NOT DETECTED DETSCTIO : LI!IIT !'!\Q/: �• • • •· • • • - IIICHIGAN DEPARTllENT OF ?lJ._,...,IC HEAL':"i1 LOGAN PO BOX 30035 LANSING, III 43909 or ~.Aso:-: i\l:._l!·:·:· -~,. E P I DS 11 I 0 I,(' G i CA L S C F. V IC c:; S BU} . .... :•,lj 3500 N. WATEP ANALYSIS SCCTION LAB0RAT0RY REPORT SYSTEl-1 NAl'I_E IOHNERS: SAMPLE LOCATION: CITY: COUNTY: \•ISSN I SE R I AL # : SAl!?-;.."i:;: COLLEC'i.:-D: ENTER~D: CO!IFLET'SD: APPROVETl: GAYLORD \·!ELL #4 GAYLORD OTSEGO 260 0 COLLECTED BY: REPORT TO: !-!I ANALYTE .I 1 ND HARDNESS, TITRA~CD (AS CAC03) ---=================-------- -------The following ar~ calculat~d bas~d on the above t~~t results: ===================================== ND ND ND 12 mg/L 8.3 mq/L 54.0 rni;.r/L 10.::. mg/L , mer/ L 0.S mci IL 330 ur.iho s 7.S 1 ~-4 ·me:/ L ======= ====; =======-= HARDNESS, CALC 'D. ( CA+l!G <1s CAC03) ANION CHARGE CATION CHARGE CHARGE BALANCE DEVIATION RECOVERED SOLIDS DISSOLVED SOLIDS BY CONDUCTIVITY 177 3.3 3. 6 4. 3 178 198 I BY AUTHORITY or -"- trig/ 1 T:1 Cl/ 1.0 m9/ 0. 1 mq/ 4.0 mc//L 10.00 mg/L 0.2 mg/" ... mql "\ l}. 2 mgi 0. l m~!/ , 0. -"- mg/ 1 TT\ Cl/ 0. 1 mg/ 1 lJTTih 2.0 1 "'':-' ·' ===== m~r /L meq/L m€'q/L ., mg/L mq IL PAGE 101:5190 0(:l:04 ND= NOT DETECTED 5(:\4 153 mg/i, . PRINTED: 1 !·!AXIi iUII DETECTIO CONTA!!INANT LEVEL Lil!IT RESULT BICARBONATE AS CaC03 CARBONATE AS CaC03 CHLORIDE FLUORIDE (AUTOMATED) NITRATE AS N (AUTOMATED) SULFATE SILICA AS Si02 CALCIUM IIAGNESIUM SODIUl-1 FOTASSIUH CONDUCTIVITY pH l~/18/90 SGK COOK SITE LOC CO!JE: 1-l"SLL NU1l2,SR: USER ID CODE: WATER SUPPLY DIV - L~NSING C?-0\~~€,?.5C? 03/21/90 081':.7/~0 PA 32,6, 001 i~NJ OF REPORT! 1'?78 A;3 Ali:S~JDSD �i L: C: l~ re; .I\ N i) i:: ':='ART i l SN T BU~~A~ OF LA30?~70?~ ~· U t'•L :;-: C :1 ::; ALT:-.; 3 '.) ~.l vl l~ . LC: c; A!~ !,) 0 BO :·: 3 CO : _: S LANSING, l!I 4?,909 C1: ~ E ~, : DE1! IO LOG ~ CAL :3 ~; V l ,:: ~:.; WA!ER ANALYSIS SECTION LA30RATORY RE?ORT SYS TE!! NA!!E /OIHE:RS: SAl!PLE I..OCATION: CITY: COUNTY: WSSN/SERIAL # : C:A "{LO?..D \·/ELL /:4 C?o0:~.3~.~: ·.s;::s:..=-:.:.;;:..~,.__: COLL:CC'I'ED: ENTE~.ED: COI!?LETED: A??ROVE~: v.::.=:..~ C:AYLOP.D OTSEGO 2500 COLLECTED BY: REPORT TO: WATER SUPPLY DIV - LANSING (\8/21/9~"\ 0 -3 1?. 7 / 90 04 / 90 {:l ~ / COOK SITE LOC CODE: \'/ELL N1!1!3S:::.: COC1S: USER IV •T l l.!. l·!AXII-IU!'. ANALYTE RESULT ZINC: HANGANESE I:RON COPPER· PRINTED: 0?/20/?0 00:06 ND= NOT DETECTED CON'I'A!l!NANT LSV[;L ND ND 0.2 mg/L ND DE:TECTIO Lil·IIT 0.05 mgr 0.05 mg/ : 0.1 mg/· 0.1 PAGE 001 (ENV or l3Y AUTHORITY OF ?A 386, 1?78 AS A~ENDED rnq/~ RE?ORT) �IIIC:HIGAN DSPARTIIENT or PUL__,IC BLJf--_, -1U Of LAeO;;ATOHY ,'.'< E FIDE i ! I. 0 L,(, G IC AL ::: -S "·VICES \·/ATER ANALYSIS SECTION f-iEALTr. 35n0 N. LOGAN PO BOX 3003S LANSING, l!I 48909 LABO~ATORY REPORT SYS TE l ! NA li E / 0 \·l NE RS : SAMPLE LOCATION: CITY: COUNTY: \-ISSN/SERIAL # : SAi!PLE: COLLECTED: ENTERED: COl-!PLETED: GAYLORD WELL #5 GAYLORD OTSEGO 02,/21/90 08/27/?0 APPROVED: 2600 COLLECTED EY: REPORT TO: C:?00:834? 10/l~-/90 SGK COOK SITE LOC CODS: \·!ELL NUHBER: USER ID CODE: HATER SUPPLY DIV - LANSING 1-!I 5 50 5 -----------------------------------------------------------------------------DETECTIO liAXIIIUI! CONTAHINANT LEVEL RESULT ANALYTE Lil-!IT -----------------------------------------------------------------------------160 mg/L ND 45 mg/L BICARBONATE AS CaC03 CARBONATE AS CaC03 CHLORIDE FLUORIDE (AUTOMATED) NITRATE AS N ( AUTOl!ATED) SULFATE SILICA AS Si02 CALCIUH 11AGNESIUM SODIUM POT ASS IUI! CONDUCTIVITY pH 1. 0 14 8.5 G'.?. 2 13.4 14 1. 0 500 7.8 224 . HARDNESS, TITRATED (AS CAC03l ============-======================== The following are calculated based on the above test results: ================================--==- HARDNESS,CALC'D. (CA+l!G as CAC03) ANION CHARGE CATION CHARGE CHARGE BALANCS DEVIATION RECOVERED SOLIDS DISSOLVED SOLIDS BY CONDUCTIVITY PRINTED: 10/25/90 00:04 4.0 mi;-t/L 10.00 mg/L ND mi;-t /L m9 IL mg/L mg/L mg/L mq/L m? IL ") '- m~1 I 0.2 mql 0.1 mg/ 0.1 mg; · l ') . l rnq I m9/ 1 umh 2.0 1 m?I umhos rn~t mg/: mq/ mg/ mg/ 0.2 m<;r / . 1 1 10 0.1 IL ======= ===== ======= ===== 228 mg/L 4.3 mi:q/L 5.2 meq/L 265 mq/L 300 mg/L PAGE 001 (?-ND OF REPORT\ ---------------------------------------------------------------------------- ND= NOT DETECTED !BY AUTHORITY Of PA 32-6, 197f, AS A!!ENDED �=l!? 1•::::Cr.IC:,d~ DS?ARTIIENT o:· I'Uh,IC :iEALTri 3SU<:l H. ':.,OGAN ?O BO:; 30<):, S 1A~l3::NG, !-!I :..it\ S? I lJ (: ~ :..., .!\. E. 0 ~: ;.._ 7 ("1 ~: ·:· .~,·: ,: _; ~ .:; E:: :-: 'I. : C ;:: :3 ~ S I ~ : Q ~ '-' C~ WATER ANAL~SIS SEC!!ON 48909 LABORATORY ~E~ORT ,.... SYSTEM NAI-IE /0\'JNI:RS: SAllPLE LOCATION: CITY: COUNTY: WSSN/SERIAL # : GAYLORD \·/ELL f. 5 GAYLORD OTSEGO ,,,, ~ f ~ O;S; ~ 0 .:..c.J ~ :_ :.- C?0022:32-: - CO!-~?LSTSD: 08/21/90 08/'27/90 09/04/90 260<3 COLLECTED BY: P.EPORT TO: .... .:•rd 1~ !.Jt.,: co:::..wSCTED: ENT::;~D: COOK SITE: LOC CODE: WATER SUPPLY DIV - LANSING 1·1ELL !•! LT!·!BE?.: USER IJ CODE: 5 50 5 -----------------------------------------------------------------------------IIAX!l!L 1: DE'!'!:CTIO 1 ANALYTE RESULT CO~TA!!H'.ANT !.EVEL LIJ.IIT ------------------------------------------------------------------------------ ZINC MANGANESE IRON COPPER PRINTED: 09/20/90 00:06 0.05 rr.q/ ND 0.05 !n~!/ 0.1 mg/ ND ND 0.~ mqi ND PAGE 001 (END OF REPORT) --------------------------------------------------------------------------I B\' AUTHOR::TY or PA 3 ;35, l ?7 -3 AS AI'.":;~!DSJ ND= NOT DET~CTED IIJII IIJII ... ... � 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_Water-System-Master-Plan_1994 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 1994-01 Title A name given to the resource City of Gaylord Water System Study Master Plan Description An account of the resource The City of Gaylord Water System Study Master Plan was prepared by Capital Consultants, Inc. in January 1994. Subject The topic of the resource Master plan reports 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