1005 24 26018 https://digitalcollections.library.gvsu.edu/files/original/bb7bdba354c25f236eb3de9b7d09ff1a.jpg cde17c929dd91e16f9675909741d87ad 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 Naval Recognition Training Slides Subject The topic of the resource Slides Military education Airplanes, Military--Recognition Warships--Recognition World War, 1939-1945 Description An account of the resource Slides developed during World War II as a training tool, for top-side battle-station personnel on board ship and for all aircraft personnel, by the US Navy. In 1942 a Recognition School was established by the Navy at Ohio State University where the method of identification was developed. In 1943 the school was taken over by the US Navy. The importance of training in visual recognition of ships and aircraft became even more evident during World War II. Mistakes resulting in costly errors and loss of life led to an increased emphasis on recognition as a vital skill. Creator An entity primarily responsible for making the resource United States. Navy Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides (RHC-50)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-04-04 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context RHC-50 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1943-1953 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="http://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides, RHC-50</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-50_1764 Title A name given to the resource Type 36A destroyer Creator An entity primarily responsible for making the resource United States. Navy Description An account of the resource Type 36A (Narvik ex-German) Russian DD (destroyer), October 1, 1947. Subject The topic of the resource United States. Navy Military education World War, 1939-1945 Slides Warships--Recognition Germany Russia Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Source A related resource from which the described resource is derived Naval recognition slides (RHC-50) Date A point or period of time associated with an event in the lifecycle of the resource 1947-10-01 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/55f58dc4d0535792b8c1aa07a9d552ba.jpg 64a8089b0d30f46bc3a039c82e751b0e 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 Naval Recognition Training Slides Subject The topic of the resource Slides Military education Airplanes, Military--Recognition Warships--Recognition World War, 1939-1945 Description An account of the resource Slides developed during World War II as a training tool, for top-side battle-station personnel on board ship and for all aircraft personnel, by the US Navy. In 1942 a Recognition School was established by the Navy at Ohio State University where the method of identification was developed. In 1943 the school was taken over by the US Navy. The importance of training in visual recognition of ships and aircraft became even more evident during World War II. Mistakes resulting in costly errors and loss of life led to an increased emphasis on recognition as a vital skill. Creator An entity primarily responsible for making the resource United States. Navy Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides (RHC-50)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-04-04 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context RHC-50 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1943-1953 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="http://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides, RHC-50</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-50_1874 Title A name given to the resource Type 7 (F-84 Type) fighter Creator An entity primarily responsible for making the resource United States. Navy Description An account of the resource Type 7 (F-84 Type) Russian fighter, November 1, 1951. Subject The topic of the resource United States. Navy Military education Russia World War, 1939-1945 Airplanes, Military--Recognition Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Source A related resource from which the described resource is derived Naval recognition slides (RHC-50) Date A point or period of time associated with an event in the lifecycle of the resource 1951-11-01 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/d98310a621b2ed9ed8386b9f738e4e93.jpg 7001d5e9154915c393be783bf4f4fc1b 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 Naval Recognition Training Slides Subject The topic of the resource Slides Military education Airplanes, Military--Recognition Warships--Recognition World War, 1939-1945 Description An account of the resource Slides developed during World War II as a training tool, for top-side battle-station personnel on board ship and for all aircraft personnel, by the US Navy. In 1942 a Recognition School was established by the Navy at Ohio State University where the method of identification was developed. In 1943 the school was taken over by the US Navy. The importance of training in visual recognition of ships and aircraft became even more evident during World War II. Mistakes resulting in costly errors and loss of life led to an increased emphasis on recognition as a vital skill. Creator An entity primarily responsible for making the resource United States. Navy Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides (RHC-50)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-04-04 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context RHC-50 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1943-1953 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="http://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides, RHC-50</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-50_1805 Title A name given to the resource Type 8 restricted fighter Creator An entity primarily responsible for making the resource United States. Navy Description An account of the resource Type 8 Russian fighter, April 1, 1953. Subject The topic of the resource United States. Navy Military education Russia World War, 1939-1945 Airplanes, Military--Recognition Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Source A related resource from which the described resource is derived Naval recognition slides (RHC-50) Date A point or period of time associated with an event in the lifecycle of the resource 1953-04-01 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/0404a8e0b9a13b11e0bc07442aca6b87.jpg f97b1ad0755e797f9c67b422f51a2f66 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 Naval Recognition Training Slides Subject The topic of the resource Slides Military education Airplanes, Military--Recognition Warships--Recognition World War, 1939-1945 Description An account of the resource Slides developed during World War II as a training tool, for top-side battle-station personnel on board ship and for all aircraft personnel, by the US Navy. In 1942 a Recognition School was established by the Navy at Ohio State University where the method of identification was developed. In 1943 the school was taken over by the US Navy. The importance of training in visual recognition of ships and aircraft became even more evident during World War II. Mistakes resulting in costly errors and loss of life led to an increased emphasis on recognition as a vital skill. Creator An entity primarily responsible for making the resource United States. Navy Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides (RHC-50)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-04-04 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context RHC-50 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1943-1953 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="http://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides, RHC-50</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-50_1458 Title A name given to the resource Type VII C class French submarine Creator An entity primarily responsible for making the resource United States. Navy Description An account of the resource Type VII C class French SS (submarine), April 1, 1953. Subject The topic of the resource United States. Navy Military education Warships--Recognition World War, 1939-1945 Slides France Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Source A related resource from which the described resource is derived Naval recognition slides (RHC-50) Date A point or period of time associated with an event in the lifecycle of the resource 1953-04-01 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/01bd01cce03b043fddf988cffaf4043f.jpg bc0750e8f81d5dc46eee7c37044772d0 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 Naval Recognition Training Slides Subject The topic of the resource Slides Military education Airplanes, Military--Recognition Warships--Recognition World War, 1939-1945 Description An account of the resource Slides developed during World War II as a training tool, for top-side battle-station personnel on board ship and for all aircraft personnel, by the US Navy. In 1942 a Recognition School was established by the Navy at Ohio State University where the method of identification was developed. In 1943 the school was taken over by the US Navy. The importance of training in visual recognition of ships and aircraft became even more evident during World War II. Mistakes resulting in costly errors and loss of life led to an increased emphasis on recognition as a vital skill. Creator An entity primarily responsible for making the resource United States. Navy Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides (RHC-50)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-04-04 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context RHC-50 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1943-1953 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="http://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides, RHC-50</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-50_1707 Title A name given to the resource Type VII-C class submarine Creator An entity primarily responsible for making the resource United States. Navy Description An account of the resource Type VII-C class (ex-German 500 Tonner) Russian SS (submarine), October 1, 1947. Subject The topic of the resource United States. Navy Military education World War, 1939-1945 Slides Warships--Recognition Germany Russia Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Source A related resource from which the described resource is derived Naval recognition slides (RHC-50) Date A point or period of time associated with an event in the lifecycle of the resource 1947-10-01 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/d18a20a8aff7c3112fd3d6a3071aeaa2.jpg 8d297870cb8fdaef4b17a7391529e3ec 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 Naval Recognition Training Slides Subject The topic of the resource Slides Military education Airplanes, Military--Recognition Warships--Recognition World War, 1939-1945 Description An account of the resource Slides developed during World War II as a training tool, for top-side battle-station personnel on board ship and for all aircraft personnel, by the US Navy. In 1942 a Recognition School was established by the Navy at Ohio State University where the method of identification was developed. In 1943 the school was taken over by the US Navy. The importance of training in visual recognition of ships and aircraft became even more evident during World War II. Mistakes resulting in costly errors and loss of life led to an increased emphasis on recognition as a vital skill. Creator An entity primarily responsible for making the resource United States. Navy Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides (RHC-50)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-04-04 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context RHC-50 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1943-1953 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="http://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides, RHC-50</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-50_1464 Title A name given to the resource Type XXI class French submarine Creator An entity primarily responsible for making the resource United States. Navy Description An account of the resource Type XXI class French SS (submarine), April 1, 1953. Subject The topic of the resource United States. Navy Military education Warships--Recognition World War, 1939-1945 Slides France Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Source A related resource from which the described resource is derived Naval recognition slides (RHC-50) Date A point or period of time associated with an event in the lifecycle of the resource 1953-04-01 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/f604b82104963b8189342c681cc286fc.jpg 0be71224fc726916e9a954dff3e8d81f 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 Naval Recognition Training Slides Subject The topic of the resource Slides Military education Airplanes, Military--Recognition Warships--Recognition World War, 1939-1945 Description An account of the resource Slides developed during World War II as a training tool, for top-side battle-station personnel on board ship and for all aircraft personnel, by the US Navy. In 1942 a Recognition School was established by the Navy at Ohio State University where the method of identification was developed. In 1943 the school was taken over by the US Navy. The importance of training in visual recognition of ships and aircraft became even more evident during World War II. Mistakes resulting in costly errors and loss of life led to an increased emphasis on recognition as a vital skill. Creator An entity primarily responsible for making the resource United States. Navy Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides (RHC-50)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-04-04 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context RHC-50 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1943-1953 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="http://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides, RHC-50</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-50_M2302 Title A name given to the resource Typhoon British fighter-bomber Creator An entity primarily responsible for making the resource United States. Navy Description An account of the resource British RAF SSF, Typhoon, November 15, 1943. Subject The topic of the resource United States. Navy Great Britain Military education World War, 1939-1945 Airplanes, Military--Recognition Slides Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Source A related resource from which the described resource is derived Naval recognition slides (RHC-50) Date A point or period of time associated with an event in the lifecycle of the resource 1943-11-15 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/87d5e7592d392898675eff884e67f2cd.jpg 04188ffa8b3ebd0ad2c42c64da4845be 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 Naval Recognition Training Slides Subject The topic of the resource Slides Military education Airplanes, Military--Recognition Warships--Recognition World War, 1939-1945 Description An account of the resource Slides developed during World War II as a training tool, for top-side battle-station personnel on board ship and for all aircraft personnel, by the US Navy. In 1942 a Recognition School was established by the Navy at Ohio State University where the method of identification was developed. In 1943 the school was taken over by the US Navy. The importance of training in visual recognition of ships and aircraft became even more evident during World War II. Mistakes resulting in costly errors and loss of life led to an increased emphasis on recognition as a vital skill. Creator An entity primarily responsible for making the resource United States. Navy Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides (RHC-50)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-04-04 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context RHC-50 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1943-1953 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="http://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides, RHC-50</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-50_945 Title A name given to the resource Typhoon fighter Creator An entity primarily responsible for making the resource United States. Navy Description An account of the resource Typhoon British F (fighter), October 1, 1947. Subject The topic of the resource United States. Navy Military education Airplanes, Military--Recognition World War, 1939-1945 Slides Great Britain Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Source A related resource from which the described resource is derived Naval recognition slides (RHC-50) Date A point or period of time associated with an event in the lifecycle of the resource 1947-10-01 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/58cf4eda2a7e9ee05856fba66a504e6c.jpg 830a1c734c7b72829c059796a2dc0c6f 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 Naval Recognition Training Slides Subject The topic of the resource Slides Military education Airplanes, Military--Recognition Warships--Recognition World War, 1939-1945 Description An account of the resource Slides developed during World War II as a training tool, for top-side battle-station personnel on board ship and for all aircraft personnel, by the US Navy. In 1942 a Recognition School was established by the Navy at Ohio State University where the method of identification was developed. In 1943 the school was taken over by the US Navy. The importance of training in visual recognition of ships and aircraft became even more evident during World War II. Mistakes resulting in costly errors and loss of life led to an increased emphasis on recognition as a vital skill. Creator An entity primarily responsible for making the resource United States. Navy Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides (RHC-50)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-04-04 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context RHC-50 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1943-1953 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="http://gvsu.lyrasistechnology.org/repositories/2/resources/477">Naval recognition slides, RHC-50</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-50_MX1646 Title A name given to the resource Typhoon fighter Creator An entity primarily responsible for making the resource United States. Navy Description An account of the resource Typhoon British Royal Air Force fighter. Subject The topic of the resource United States. Navy Great Britain Military education World War, 1939-1945 Airplanes, Military--Recognition Slides Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Source A related resource from which the described resource is derived Naval recognition slides (RHC-50) 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/1ce9608d6fd1f3128fb03a38409ca2ac.pdf e33736cf9585e72290ec3bac6a48ebbe PDF Text Text I . ~ \ tlRO·N E -..': ! i: T o . : ~ w n ·s h i p :. ,. ~~ ,,. .. . . .• TYRONE : . ..,.. . •. . . ' . •, Comprehensive P/1#1 1 9 9 3 �• TYRONE TOWNSHIP COMPREHENSIVE PLAN Prepared By: Tyrone Township Planning Commission and Board With the Assistance of: Mark A. Wyckoff, AICP Mark A. Eidelson, AICP Brenda M. Moore, AICP Timothy McCauley Planning & Zoning Center, Inc. 302 S. Waverly Road Lansing, Ml 48917 October 25, 1993 I ' �,.. TABLE OF CONTENTS Chapter 1 - Introduction Plan Purpose .....•......................................................................................................................1-1 Plan Contents and How to Use the Plan ................................................................................... 1-1 Plan Preparation .......................................................................................................................1-2 Chapter 2 - Community Character Introduction ............................. ............................................................................. ...... ... ........... 2-1 Demographic Summary ............................................................................................................ 2-1 Open Space .............................................................................................................................2-3 Natural Resources Summary ....................................................................................................2-3 Visual Landscape Areas ...........................................................................................................2-5 Existing Land Use Patterns ...................................................................... ......... ... ........... .......... 2-8 Critical Trends ..........................................................................................................................2-8 Chapter 3 - A Common Vision: Goals & Objectives Vision Statement ......................................................................................................................3-1 Goals & Objectives ...................................................................................................................3-2 Chapter 4- Future Land Use Strategy Introduction and Purpose ..........................................................................................................4-1 overview of Future Land Use Strategy .....................................................................................4-1 Individual Components of the Future Land Use Strategy .......................................................... .4-2 Commercial and Industrial Developrnent .................................................................................4-11 Public Lands ...........................................................................................................................4-12 Recreation Lands ...................................................................................................................4-13 Special Land Uses ..................................................................................................................4-13 Principal Road Corridors ...................................................................................... ................... 4-14 Chapter 5 - Public Services Strategy Introduction and Purpose ..........................................................................................................5-1 overview of Public Services Strategy .......................................................................................5-1 Public Services Districts ................................................................................. .......................... 5-1 Individual Public Service Components ......................................................................................5-3 Intergovernmental Coordination ......................................................................... ..................... 5-15 Appendix A Location and Geography .......................................................................................................... A-1 Appendix B Historic Perspective ................................................................................................................. B-1 Appendix C Physical Profile - Natural Features ........................................................................................... C-1 Appendix D Physical Profile - Man-Made Features ..................................................................................... D-1 Appendix E . Demographic Profile ................................................................................................................ E-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �·· -LIST OF FIGURES Figure 1-1 Planning Process .............. :..~ ...................................................................................... ... 1-2 Figure 2-1 Example of Lot Split Evolution ........................................................................................2-2 Figure 4-2 Development Flexibility Through "Development Density .................................................4-6 Figure A-1 ...................................................................................................................................... A-1 Figure A-2 .............................................. ,..................................................... ,................................. A-1 Figure A-3 ........ :...................................... :...................................................................................... A-1 Figure C-1 Soil Map Units .............................................................................................................. C-4 Figure E-1 Population Growth Trend Livingston County: 1900-1990 ............................................... E-4 Figure E-2 Population Growth Trend Livingston County and Tyrone Township ............................... E-5 Figure E-3 Population Growth Trend Tyrone Township and Area Communities .............................. E-6 Figure E-4 Persons ·Per Square Mile Tyrone Township and Livingston County ............................... E-7 Figure E-5 Median Age Distribution: 1970-1990 ............................................................................. E-8 Figure E-6 Age/Sex Distribution by Percent Tyrone Township: 1960 .............................................. E-9 Figure E-7 Age/Sex Distribution by Percent Tyrone Township: 1980 ............................................ E-1 0 Figure E-8 Age/Sex Distribution for Tyrone Township: 1990 ......................................................... E-11 Figure E-9 Number of Households Tyrone Township ................................................................... E-12 Figure E-10 Persons Per Household: 1970-1990 ......................................................................... E-13 Figure E-11 School Enrollment by District 1971-1990 ................................................................... E.14 Figure E-12 School Enrollments ................... ................................................................................ E-15 Figure E-13 Dwelling Units Added Tyrone Township 1980-1990 ................................................... E-16 Figure E-14 Employment by Industry Livingston County: 1980 & 1990 ......................................... E-17 Figure E-15 Employment by Industry Tyrone Township: 1990 ...................................................... E-18 Figure E-16 Unemployment Rates Tyrone Township & Livingston County: 1984-1990 ................. E-19 Figure E-17 Per Capita Incomes 1979 & .1989 .......................•.....•............................................... E-20 Figure E-18 Share of Total Millage Rate for 1990 Tyrone Township ....•........................................ E-21 ii TYRONE TOWNSHIP COMPREHENSIVE PLAN �r LIST OF TABLES Table 4-1 Devetqpment Densities by Use Area .............................. .......... .................. ..... ............. .4-10 Table 5-1 Perceived Road Condition by Number of Daily Car Trips .......... .................... .... ...............5-4 Table 5-2 Michigan Recreation Opportunity Standards ............ ........................ ................ .............. 5-14 Table C-1 Climatic Information ........................................................................................ .... ...... ..... C-1 Table C-2 Lakes 5 Acres or Larger .................. .................................... .............................. ............ C-2 Table C-3 Woodland Use/Cover Codes ... ,...................... ........... ..................................................... C-7 Table C-4 Wetland Use/Cover Codes ......... ...... .............. ................................. .................... ... ....... C-8 Table D-11991 Land Use/Cover Tyrone Township ............................ .............. ........................ ...... D-2 Table D-2 24 Hour Traffic Volumes ............... ....... .... ........ ........ ....................... .. ............................. 0-3 Table E-1 Historic Population Livingston County .............. .. ...... .................... ... ............................... E-4 Table E-2 Population Growth Trend ............... .................... .......................... .............. .................... E-5 Table E-3 Historic Population ................ ................. ........................................... ............................. E-6 Table E-4 Persons Per Square Mile .................... .... .... .............. ... ................................... .............. . E-7 Table E-5 Median Age ............................................ ....................................................................... E-8 Table E-6 Age/Sex Distribution by Percent Tyrone Township: 1960 ...... ......................................... E-9 Table E-7 Age/Sex Distribution by Percent Tyrone Township: 1980 ........ .... ............... ............ ... ... E-1 O Table E-8 Age/Sex Distribution for Tyrone Township: 1990 .......... .. ....... .................................... ... E-11 Table E-9 Number of Households Tyrone Township ..................... .......... ................... ....... ............ E-12 Table E-10 Persons Per Household ........................................ ..................................................... E-13 Table E-11 School Enrollment by District 1971-1990 ..................................... ............................... E-14 Table E-12 Dwelling Units Added Tyrone Township 1980-1990 ........ .......... ........................ .......... E-16 Table E-13 Employment by Sector Livingston County: 1980 & 1988 ................................. ........... E-17 Table E-14 Employment by Sector Tyrone Township ............. ............................................ ........ .. E-18 Table E-15 Unemployment Rates Tyrone Township & Livingston County: 1984-1990 ..... ... ....... ... E-19 Table E-16 Per Capita Incomes 1979 & 1987.............................................. ... .. ................... .... ..... E-20 Table E-17 Tyrone Township Tax Levy .................. .................................. ................... .... .. .... ..... .. E-20 Table E-18 Share of Total Millage Rate for 1990 Tyrone Township ................ .'........ .. ......... ... ...... . E-21 iii TYRONE TOWNSHIP COMPREHENSIVE PLAN .,. �LIST OF MAPS Map 2-2 Map 4-1 Map 5-1 Map 5-2 Map 5-3 Visual Character Inventory ............... .................................................................................2-7 Future Land Use .................................... .... .. ..................................................................... 4-3 Public Service Districts ......................................................................................................5-2 .Roads by Current Level of Service ................................................................................... 5-6 Proposed Highest Priority Road Improvements .................................................................5-8 APPENDICES J Map C-1 Steep Slopes Map C-2 Relative Elevation Map C-3 Watersheds Map C-4a Soil Map Units Map C-4b Soil Map Units Map C-5 Limitations for Septic .Systems Map C-6 Limitations for Basements Map C-7 Most Suitable Soils Map C-8 Hydric Soils Map C-9 Prime Farmland Soils Map C-10 PA 116 Farmlands Map C-11 Woodlands Map C-12 Wetlands Map C-13 Environmentally Impacted Sites Map D-1a Land Cover/Use Map D-1 b Land Cover/Use Map 0-1 c Land Cover/Use Map D-2 Land Use by Parcel - Tax Class Map 0 -3 Roadway Classification (Act 51) Map 0-4 County Drains Map 0-5 Fire Department Service Areas Map 0 -6 School Districts Map 0-7 Community Facilities iv TYRONE 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 Tyrone 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 and 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 Tyrone Township Comprehensive Plan is a ·basic plan.• It 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 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. power. 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, 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: • to protect public health, safety and general wel- fare; • 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 consistericy with the • 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 TYRONE TOWNSHIP COMPREHENSIVE PLAN �__:;:...,,,r. ~ Fi ure 1-1 Plannin Process goals, objectives and policies in the Plan, and 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. etermlned Process Started Data Collection and Mapping Trends and Conditions Analysis • 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. uturlng Town Meeting Goals and Objectives Ref lned at Town Meeting Draft Alternative Development Patterns Town Meeting PLAN PREPARATION Draft Comprehensive Plan The Planning Process The planning process used in developing the Tyrone 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 graphically 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 Tyrone Township were asked to visualize Tyrone 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. Key issues which surfaced during this town meeting included the preservation of the Township's rural character, open spaces, and natural resources. The combined results of the futuring session, an analysis of economic and demographic trends, and mapping analysis, were used to determine the 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 '!leetin~. F?llowing refinement of the goals and objectives with input from the local citizens, alternative future !and ~se development patterns were developed for d1scussIon and presented at the third town meeting. Four principal alternatives were presented. The Soils Carrying Capacity alternative proposed a level of deve'?pment intensity primarily based upon the ability of soils to accommodate septic fields. The alternative provided for new commercial and industrial land uses provided they were situated along the U.S.-23 corridor: The Open Space Protection alternative emphasized the preservation of open spaces as a determinant of 1-2 TYRONE TOWNSHIP COMPREHENSIVE PLAN -- - -- -- -- - - - - - -- - �Following preparation of the draft Plan in the summer of 1992, the Planning Commission discussed and refined the Plan over the following months during a number of work sessions open to the public. In February of 1992, the draft Plan was presented at a fourth town meeting. Based upon the results of the fourth town meeting, the draft Plan was further refined and presented to the public at a public hearing in the summer of 1993. development densities, in addition to septic field requirement considerations. It also proposed no new commercial or industrial land uses in the Township. . . The Services Center-1 alternative proposed a commerciaVindustrial development center at the US23 and White Lake Road interchange, and a suburban\urban density residential denvelopment pattern along the northern third of the Township (generally north of White Lake Road). The balance of the Township was proposed for low density residential development, including recognition of soil capacities for onsite sewage disposal and the preservation of open spaces. The Services Center-1 alternative was based upon the introduction of public sewer service into the northern regions of the Township in a planned and phased manner. The Services Center-2 alternative was similar to the Services Center-1 alternative but proposed the commerciaVindustrial center, and suburban/urban density residential pattern, to be anchored at the Center Road/US-23 interchange. 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; 2) though the Open Space alternative received the greatest support, the majority of participants supported future cornmerciaVindustrial development within the Township; and 3) the majority of participants supported lower residential densities where special natural resources existed. j:\lyroM\ch-1.doo 1-3 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Chapter 2 COMMUNITY CHARACTER INTRODUCTION DEMOGRAPHIC SUMMARY Tyrone Township is a rural bedroom community situated on the fringe of the Greater Detroit Metropolitan Area. The expanding growth and sprawl of the suburbs from the Detroit area has already been witnessed by the Township and has been fed by the easy access to the Detroit Metro Area as well as by the urban centers of Flint and Ann Arbor. The Township's rural atmosphere, in conjunction with easy access to these employment and retail centers, make the Township attractive for development. Tyrone Township is a suburbanizing community that still has relatively dispersed development. However, in a 40 year span the population increased 6 1/2 times; going from 1,039 in 1950 to 6,854 in 1990. The County's population increased at a slower pace in the same time period-by 5 1/2 times. The decade with the single largest increase in populatio~ for the Township was between 1970 and 1980, when it grew 77%. Between 1980 and 1990 the population grew 13%. While the population increase of the 1980's seems relatively small, it is much greater than the state's growth rate of less than 1%. By the year 2010 the Township's population is anticipated to reach 11,281 ; an additional 65% increase over the 1990 population figure (according to the Livingston County Planning Department). Between 1980 and 1990, the Township's population increased by nearly 13% and reached a total population of 6,854 persons. This growth has occurred within and among the Township's extensive natural amenities including rolling terrain, inland lakes, streams, woodlots, and wetlands, interspersed with agriculture and open spaces. (See Appendix A for more information on k?C3tion and geography). With the increase in population has come an increase in population density (persons per square mile). In 1900 Tyrone Township had 25 persons per square mile. By 1960 it had increased to 41 .7, and in 1990 it reached more than 187. The vast majority of Tyrone's population is located in the northern third of the Township, including the Runyan Lake area, which exhibits spme of the highest numbers of persons per square mile in the Township. A substantial amount of residential development has occurred in Tyrone in recent years. In the five year period (1986-1990) there were 430 residential building permits issued in the Township. That is four times the number of permits that were issued from 1981 to 1985. State . equalized value (SEV) attributed to residential development increased by 66% between 1982 and 1990, increasing from $67.1 million to $102.5 million. (See Appendix E, Table E-17). Commercial land values have increased 92%. As may be expected in rapidly developing rural areas, the SEV of agricultural lands has fallen 25% between 1982 and 1990. Overall, the Township's SEV increased by 45%. The significant demographic trend in Tyrone is not so much its population growth as its increase in number of households. In the 1980's the number of households rose 87%. In terms of public service delivery and land use, the number of households may be a more meaningful measure of need. In Tyrone, fewer people are taking up more space. As the population becomes increasingly dispersed, public service delivery is more of a challenge; from both financial and engineering standpoints. A growing market for residential development has spurred a large number of parcel splits in the Township. Average parcel size in the Township in 1930 was in excess of 80 acres. By 1961, many of the large tracts had been divided and a large number of parcels smaller than 40 acres had appeared. The balance of the 1960's witnessed a tremendous trend toward lot splits of 10 acres. Today, large parcels (40 acres and over) are relatively limited in number and 1O acre and smaller parcels vastly dominate the Township's lot split pattern. Figure 2-1 on the following page illustrates this evolution as it has occurred in sections 20, 21 , 28 and 29. Although minority populations have increased slightly since 1980, the Township's population is relatively homogeneous; with 98.5% of the population being white. Additionally, most of the households in Tyrone are comprised of married-couple families (81 .7% of all households) and 97.2% of the housing units are single family. 2-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Figure 2-1 EXAMPLE OF LOT SPLIT EVOLUTION 1930 1961 1991 1971 Source: Rockford Plat Maps 2-2 TYRONE TOWNSHIP COMPREHENSIVE PLAN �The age structure of Tyrone Township suggests maturing families with children and relatively low numbers of persons 65 years and over. Median age in the Township is higher than county and state averages, which suggests the presence of aging "baby boomers• who are now rearing families. 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 panoramic vistas, environmental integrity, and pastoral serenity. While the number of persons per household in the Township (3.05) is higher than the state (2.66) and county (2.94), household size has decreased since 1980. This parallels state and national trends toward smaller families, childless couple families, and more single-parent households. During the past thirty years of growth in the Township, degradation of these open spaces has occurred. Pastoral vistas have been replaced with strip residential development, such as along White lake Road . Runyan lake is now fully divorced from the natural and open spaces which it was initially part of. The extent to which open spaces have been preserved is due more 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, rather than a purposeful regulatory program aimed at effective conservation of these areas. In ten years (1980-1990) the number of housing units in the Township increased by 20%; going from 1,960 to 2,352 total units in the ten year period. During that same time 565 building permits were issued for new single-family homes, 309 of which were issued in three years (1988-1990) . Tyrone Township is also a relatively wealthy community in that the per capita income has increased at a faster rate than the state's. Between 1979 and 1989 Tyrone's per capita income increased 100% while the state's increased 84.1%, and the county's increased 108% in that same time period. Since per capita income figures are derived by taking total income and dividing it by every adult and child, it is especially significant that Tyrone's per capita income remains high despite a larger household size. Another measure of wealth in a community is the median value of housing stock and the rate of home ownership. Tyrone Township has a much higher median housing value than the state ($97,300 vs. $60,600). Of all the housing units in the Township, 94.1% are owneroccupied. The state rate of home-ownership is 71 % . However, if recent trends and local regulations continue, the future of these open spaces will become more 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. NATURAL RESOURCES SUMMARY Topography and Watercourses Most of Tyrone Township is characterized by rolling moraines and steep slopes. The highest elevations are located in the eastern half of the township, while the lowest points are in the western half. The steepest slopes, some exceeding 18%, are generally found on three moraines. One of these moraines runs diagonally between Section 9 and Section 36. Another, historically referred to -as the Bluffs, is located in Sections 10, 11 , 14, and 15, bounded by Hartland Rd. , Foley Rd ., Fenton Rd ., and White Lake Rd ., The third moraine is Denton Hill, located in the northeast corner of the Township. Other areas of very steep slopes are Lake Shannon and an area between Runyan Lake and Hoisington Lake, where upland areas slope abruptly down to the floodplain . Tyrone Township's population is a commuting population; over 82% of the work force leaves the county for employment. Workers commute primarily to the Detroit metro-area, and Genesee and Washtenaw counties. As of 1980, the majority of Tyrone Township's labor force was employed in manufacturing and service sectors of the economy (36.8% and 26.6%, respectively) . For a more detailed overview of Township's demographics, see Appendix E. Tyrone OPEN SPACE Open spaces are as much a fundamental part of Tyrone Township's character as are the residents of 2-3 TYRONE TOWNSHIP COMPREHENS IVE PLAN �The primary watercourses in Tyrone Township are . Ore Creek/Lake Shannon and a system consisting of •-'more than six interconnected water bodies. This larger and interconnected system, which crosses the entire northern half of the Township, begins at Tipsico Lake, just east of Tyrone Township in Oakland County, and drains into Sullivan Lake where it then flows into Denton Creek, Runyan Lake, Runyan Creek, Stearns Lake, and Hoisington Lake. This system ultimately drains into Ore Creek just west of the Township. Ore Creek runs northward through the central western periphery of the Township before turning west into Deerfield Township, receiving waters from Lake Shannon which is, in turn, fed by tributaries running through the southern two miles of the Township and from Hartland Township to the south. Wetlands Tyrone Township has a significant amount of wetlands. Most of the wetland areas of the Township consist of shrub swamps and low-lying woodlands (see Map C-12). Wetlands are concentrated primarily along Denton Creek, Runyan Creek, and the lakes in the northwest portion of the Township. Other wetland areas are scattered throughout the remainder of the township. Most of the wetlands may not be covered with water year-round, but the area near Stearns and Hoisington Lakes is likely to be covered for the entire year. Some of the wetlands in Tyrone Township are interconnected or contiguous, providing a distinctive network of •natural" areas throughout the community. This is most evident by the chain of wetland environments stretching across the northern portion of the Township and in association with the numerous lakes and streams in this area. One of the strongest visual impacts of the Township's wetland environments is along Linden Road, looking west toward Hoisington Lake. The Township's wetlands contribute to the natural beauty of its watercourses and lakes. and Fenton Road. Though lowland hardwoods predominate throughout the Township's wetland areas, hardwoods are the predominant type of forest cover and are augmented by small areas of pine and other conifers. These large tracts of woodlands are an essential element of the rural character in the less developed portions of the Township. ,,,-- \ Lakes Tyrone Township has numerous lakes ranging in size from less than 1 acre to 193 acres, and total over 734 acres (see Map C-12). Except tor Shannon and Tyrone Lakes which are situated in the southeastern and southcentral regions of the Township respectively, most of the larger lakes are located in the northern 12 sections of the Township. Most significant of these in size are Hoisington, Stearns, Sullivan, and Runyan Lakes. Except for Hoisington and Stearns Lakes, which are bounded by extensive wetland areas, all of the larger Township lakes are characterized by fairly intensive residential development, with lots generally less than three quarters of an acre in size. Runyan Lake, the first lake to experience substantial development, is characterized by the highest residential densities as lots do not generally exceed 1/2 acre in size. Public access to these water resources does not currently exist. As might be expected, the visual character of these lake areas has been significantly altered with the onset and expansion of development, and some of the lakes' waters have suffered due to septic field leachate, residential fertilizers, and water activities. Most of the land surrounding smaller lakes (20 acres or less) in Tyrone Township remains undeveloped. ,..---..__ Agricultural Land Tyrone Township has many areas which have prime farmland soils present (see Map C-10). The entire Township, with the exception of moraines and ridgelines, has concentrations of prime farmland soils. A declining number of working farms exist in Tyrone Township, but the acreage is significant. They lend significantly to the diverse rural character of the area and provide open spaces to compliment the area's rolling hills. Woodlands The wooded areas of Tyrone Township substantially contribute to the picturesque rural character of the area and are evident throughout all areas of the Township (see Map C-12). Most are found on the steepest slopes and hillsides of the Township and in wetland areas, primarily on the ridgelines of moraines. Many of the forested areas are relatively small in land area, covering 40 acres or less. Other areas include 80 acres or more of contiguous woodlands. The most significant of these larger wooded areas are located just south of Stearns Lake, and south of White Lake Road between Hartland Road Though agricultural lands are scattered throughout the Township, they are generally concentrated in three areas: 1) the west central area of the Township between Hogan Road and Center Road, west of US23; 2) the southern region of the Township between Lake Shannon and Hartland Road, south of Dean Road ; and 3) the east central region of the Township stretching from Hartland Road to the Township's eastern boundary. Even within these more 2-4 TYRONE TOWNSHIP COMPREHENSIVE PLAN ,,,-....._ . ~ - �woodlands and frame the largely undeveloped Hoisington Lake and Steams Lake. This area is further complemented by a varying topography, ranging from fairly flat to rolling to areas of greater than 18% slopes. Little development has occurred within the Area, largely due to the physical constraints present, and the Area provides an excellent resource for wildlife habitats, runoff purification, and flood control. concentrated farming areas, there still exists considerable farmland fragmentation; there are limited large contiguous and consolidated expanses of farmland. Notable exceptions are the approximately 250 acres of farmland at Center and Fenton Roads, 160 acres of farmland along the west side of US-23, north of White Lake Road, and more than 350 acres of farmland along Linden Road between Hogan and Center Road. Most notable however, is the more than 450 acres of farmland In Section 33. Northeast Territory The Northeast Territory is dominated by the strongest suburban-like landscape in the Township. The Northeast Territory is generally characterized by those lands north of White Lake Road and the Runyan Lake area. While a significant portion of this area is characterized by wetlands, woodlands, and rangeland, there is a strong visual tie between the Northeast Territory and suburbanization. There are close to a dozen platted subdivisions in the Northeast Territory, not including the Runyan Lake area. Runyan Lake is characterized by residences on extremely narrow lots, reflecting a more urban character than lot sizes may suggest. A substantial amount of residential development has occurred in a strip fashion along the roadway corridors. This is particularly evident along numerous stretches of White Lake Road. Often times the expansive and panoramic vistas from the county roads have been replaced with foreground views of driveways, garages, and residences, screening the more rural landscapes in the background. Tyrone Township's rich farming history is evident by the numerous Michigan Centennial Farms in the Township, including the Dexter Farnham Centennial Farm at Center and linden Roads, the Gordon Centennial Farm at Center and Fenton Roads, the John Trollman Sr. Centennial Farm on Hogan Road at the Township's western boundary, and the Lyons Centennial Farm on linden Road, south of Center Road. There are approximately a dozen such historical farms throughout the Township. There are 833 acres of land in Tyrone Township enrolled in the state's Farmland and Open Space Preservation Program. VISUAL LANDSCAPE AREAS Overview The visual character of Tyrone Township is one which reflects strong rural elements inter1aced with features of Sli>urbanization. Within this context however, there are a number of clearly identifiable visual landscapes which come together to create the unique community of Tyrone Township. While there is probably little difference in local opinion about the description of Tyrone's visual character, there may be diverse opinions about lines and boundaries which separate the variable landscapes in the Township. Below is one descl1)tion of the many landscapes of Tyrone Township. It is presented because of its utility in documenting the existing character of the Township, and because of the insight it provides for land use planning purposes. The visual character assessment below identifies seven principal landscape areas in the Township and elaborates upon each. The landscape areas are illustrated in Figure 2-2. U.S. - 23 Corridor Not only is the U.S.-23 corridor the backbone of the Township's transportation network, but it is a very strong visual element. For those traveling on the corridor, the highway provides a tour of the more central regions of the Township and provides the principal visual images of the Township for many Township residents and nonresident travelers. The visual images provided by the U.S.-23 corridor along the southern two thirds of the Township are dominated by opens spaces, including farmland , rangeland, and woodlands, and the Tyrone Hills Golf Course. More urban environments become apparent from the corridor in the northern third of the Township, particularly approaching the White Lake Road interchange, where visual access is afforded to the dense Runyan Lake residential areas, several commercial and industrial developments, and a propensity of billboards. Hoisington-Stearns Natural Area The Hoisington-Steams Natural Area epitomizes the rural grandeur of Tyrone Township. The Area, generally located within the Bennett Lake Road-White Lake Road-U.S. 23-Tumer Road corridor, in the northwest area of the Township, includes some of the Township's largest expanses of wetlands and Just as the U.S.-23 corridor provides visual images of the Township to travelers, it also makes a strong visual statement itself. The corridor is within view of abutting lands and many more distant 2-5 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Township areas. Further, Old U.S.-23, a well traveled road, abuts and parallels most of the highway corridor in the Township. As one might expect, the U.S.-23 corridor contrasts visually with the vastly rural environments • through which it passes within the Township. Lake Shannon/Parshallville Corridor Township. Understandably, the Bluffs features attract development. Up until recently, development in the Bluffs Area had been largely limited to its peripheral areas. However, as the Township continues to grow, pressure for the development of its more interior areas will increase as well, as recently evidenced by the current construction of the • Top of the Pines" subdivision. Built upon the shores of North Ore Creek at its convergence with Lake Shannon in the far southwest comer of the Township, the community of Parshallville began to evolve by the mid 1800's. The water power afforded by North Ore Creek needed only an energetic soul, the likes of Isaac Parshall, to set the wheels in motion for what was to evolve into a small, charming rural village. By 1880, the pastoral community included a post office, general store, shoe store, blacksmith shops, and numerous other enterprises. Though situated principally in Hartland Township, Tyrone Township does share a portion of this historic community and early population center. As the mid 1900's approached, this population center had begun to expand northward along Lake Shannon and today, nearly all the Lake's shoreline is characterized by suburban residential development. Lake Shannon's southeastern shoreline is the Lake's only significant shoreline which strongly resembles the Lake's original shoreline character. While considerable residential development has evolved along Lake Shannon, the community of Parshallville still retains a quaint and pastoral quality with strong linkages to its past. The Farmstead Areas Though farmlands are visible throughout the entire Township, only several areas of the Township are characterized by comparatively large expanses of farmlands, and these comprise the farmstead areas. There are three farmstead areas, located in the far southcentral, far eastcentral, and far westcentral regions of the Township. The farmstead areas include adjacent natural open spaces (woodlands, wetlands, etc.) and a very limited amount of residential development. A number of the Township's centennial farms are situated in the farmstead area. Though the rural character of the Township is evident throughout nearly the whole Township, its tie to fanning and past generations may be most evident while passing through the farmstead areas. The Mainlands The mainlands cover the vast majority of the Township area and include those Township areas not included in the landscapes discussed above. Because of the vast area they cover, the mainlands establish the dominant character of the Township. The mainlands are characterized by a mosaic of farmfields, woodlands, wetlands, rangeland and residential development. The topography ranges from fairly flat areas to rolling hills and include limited areas of steep grades. The farmfields are comparatively limited in size and in nearly all cases, the residential development is of a strip pattern. One can stand on nearly any point within the mainlands and either see, or be in close proximity to, all of these elements which comprise the mosaic. The Bluffs Area The Bluffs Area includes the highest point of the Township, and associated moraine formation, generally bounded by Hartland Road, White Lake Road, Fenton Road, and Center Road. This geological formation is characterized by extensive hardwood and coniferous woodlands and extensive areas in excess of 18% slopes. The upper limits of the Bluffs Area is visible from nearly all areas of the Township as it reaches nearly 1,250 feet above sea level. It is a natural landmark within the Township and reflects some of the strongest rural and serene qualities of the 2-6 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Map 2-2 VISUAL CHARACTER INVENTORY + '~ . Northeast Territory BENNETT LAKE RD. 5 2 3 ~- ~ q, ~6 ~ UJ LL. +~ Hoisington-Stearn 7 ci er Northeast Territory Mainlands HOGAN RD. ci er 18 i!i 17 Farmstead .... ci er ci er 0 z 20 21 ~< :r Mainlands ci er 29 er 5 Farmstead ROHN RD. 25 27 28 24 UJ Mainlands DEAN RD. UJ ~ 22 (!) (.) ~ ci er 34 31 Mainlands 33 UJ 35 36 §I en (L Farmstead ;:: HOLFORTH RD. LJ\7[11@)~[3 V@W~0C=OD[P Livingston County, Michigan 2-7 TYRONE TOWNSHIP COMPREHENSIVE PLAN �EXISTING LAND USE PATTERNS CRITICAL TRENDS The general land use character of Tyrone Township is one of open space and residential development. Just over 80% of the Township area is characterized by some form of open space. Both agricultural lands and woodlands each comprise approximately 21 % of the total Township area and herbaceous and shrub lands comprise nearly·one third of the Township area. Agriculture in Tyrone Township is primarily crop farming and generally situated in the eastcentral, westcentral and southcentral regions. While all communities are going through a constant evolution in response to changes in economic, physical, social, and political patterns, Tyrone Township is a community in particular transition. This transition began approximately 30 years ago and is continuing today, and in some cases, at a more furious rate. Three particular trends have, and are continuing to, shape the character of the Township: 1) growth; 2) urbanization and the loss of farmland and rural character; and 3) large lot and strip residential development. Residential land uses are scattered throughout the entire Township. The vast majority of land area devoted to residential use is characterized by low density development on lots of five to ten acres. Higher density residential development is most evident in the northern third of the Township and along most of the Township's larger lakes. The more than 60 platted subdivisions in the Township range in size from as few as four lots to more than 70 lots. The vast majority of these subdivisions are smaller plats of a larger residential development. For example, the Laurel Springs development, which consists of nearly 50 lots, is composed of three separate plats. Nearly all of these platted subdivisions are largely comprised of approximately 3/4 acre lots, except in the area of the lakes. Lakefront subdivisions on Runyan Lake include many lots between 1/4 and 1/2 acre in size, although some are as small as 1/10 of an acre. Lake Shannon includes lots ranging from less than 1/4 acre in size to more than 1 3/4 acres in size. The vast majority of the lots abutting Runyan Lake are extremely narrow in width, often less than 50 feet. Shannon Lake, Tyrone Lake, Runyan Lake, and the multiple subdivisions in the Township's northern region are the principal population centers in the Township. The Township is being recognized more and more as a very desirable place to live. While the State of Michigan grew by less than 1% between 1980 and 1990, Tyrone Township's population increased by nearly 13% and reached a total 1990 population of 6,854 persons. More importantly, the number of housing units within the Township increased by approximately 27% in the past ten years resulting in a total 1990 Census dwelling unit count of 2,352. Probably the most telling statistic of increased recent growth within the Township is the number of residential building permits issued by the Township from 1986 through 1990. During that period, approximately 430 permits were issued. This was four times the number issued from 1981 through 1985. If the rate of dwelling unit increases in the last five years {22% from 1986 to 1990) were to continue to the year 2000, the total would be approximately 3400. This would represent a new population approaching 10,000 persons. This growth has taken its toll on local farming activities as more and more farmland has either been converted to residential use or left fallow due to increasing difficulties and conflicts in light of surrounding development. Of the 24 rezoning requests filed in 1980 through 1990, 75% were filed since the beginning of 1986 and just over 50% were filed in 1989 and 1990. All of the rezoning requests during this ten year period were of parcels zoned Farmland Residential to a variety of other zoning classifications, mostly to the Single Family Residential zone. The only multiple family development in the Township is on Fenton Road south of the City of Fenton. The vast majority of residences not part of a platted subdivision are on lots of approximately five to ten acres in size. Commercial and industrial development is limited in the Township and generally situated along the US23 corridor between Hogan Road and Whitelake Road. The Kelsey Hayes, Co. industrial facility is situated at the US-23/Center Road interchange and a small convenience store is situated at the intersection of Carmer and Hartland Roads. The diminishing farmland in the Township reflects the increasing loss of rural character in the Township. Though a rural atmosphere still predominates throughout most of the Township, increasing urbanization is chipping away at this Township quality. It is the particular type of urbanization in Tyrone Township that is so detrimental to its rural character. 2-8 TYRONE TOWNSHIP COMPREHENSIVE PLAN �First, much of the urbanization is occurring by way of residential lots between five to ten acres. Individual residences are occupying a disproportionate amount of land, and ther~y escalating the loss of rural amenities, as many of these larger residential lots still take on a visual and physical character of urbanization. If development trends continue as they have, the approximately 1,000 new residences which may be built in the Township by the year 2,000 could take up as much as ten square miles if five to ten acre lots were to predominate. This increase alone could convert nearly one third of the Township to a residential pattern {this does not take into account that land area in the Township already of a residential character). 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 visual character of the Township will be typified by a county roadway network lined with residences. The visual experience from the roadway will not provide any real sense of present and past rural character. The extensive gravel road network throughout the Township will require far more in maintenance costs than current conditions. 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 large lot, single-family development. The increase in density, and lack of public sewer in 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. Publlc protection problems {police and fire protection, emergency medical service and transportation management) will become more acute. The expansion of services will be accompanied by an increase in local taxes. 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 and streams wiU decrease as pesticides, lawn chemicals and other artificially introduced nutrients and'or contaminants reach the water. Those open spaces that may be prese,ved are apt to be fragmented and be far less functional and visual in the environment. Eventually, the Township will take on the appearance of a more urbanized suburb than a rural area. 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. 2-9 TYRONE TOWNSHIP COMPREHENSIVE PLAN -- - - - . --- �Chapter 3 A COMMON VISION: GOALS & OBJECTIVES development will be directly linked to the US-23 corridor and reflect the overall quality and character of the Township. The permitted intensity of both residential and nonresidential development will be directly related to the presence and nature of environmental resources and conditions, with the most environmentally sensitive areas, including wetlands, floodplains, woodlands, and hillsides, to be developed at the lowest intensities. Not only will development be limited in these areas, but the development that may occur will respect the aesthetic features of these resources and minimize visual, audible, and other sensory pollution of these resources. VISION STATEMENT The planning process followed in the preparation of this Plan identified community attitudes regarding the future character of Tyrone Township and developed a consensus of public opinion regarding future land use and community development. This consensus was arrived at through town meetings where the public was given opportunities to identify the preferred future character of the Township and comment on and shape the evolution of the Plan. Citizens consistently portrayed a common vision for the Township's future which was founded upon the preservation of the Township's natural resources and current •rural-like• character. The following vision statement portrays the prevailing aspirations of Township residents: 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 character and lifestyle of the Township. Carefully regulated and environmentally sound onsite 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. Expansion of services will occur to the extent that it is fiscally sound and addresses public health, satety, and welfare concerns, including the accommodation of more intensive residential and nonresidential land uses in limited areas. New public facilities should precede or be concurrent with private land development and shall largely be financed by the developer or future resident/operator of the development project. 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. The fundamental natural, rural character of Tyrone Township will continue well into the 21st century. It will maintain its charm, warmth, and wholesomeness as a place to live, raise a family, and for children to grow and develop as constructive members of society. Day-to-day activities of Township residents and families will occur within a beautiful mosaic of environmental resources including woodlands, wetlands, lakes and streams, rolling hillside~. and expanses of open spaces and farmland. These resources will be of the highest quality and the air will carry a sense of freshness and vigor. Growth and development will be accommodated within the Township in a manner which preserves the fundamental and character-building assets of the Township. Site development practices will respect the special natural resources of the Township and recognize these resources as community-wide assets for an improved living environment. Residential development will largely consist of single family homes grouped among the expanses of open space and integrated with natural resources in a manner which reflects respect and appreciation. Young persons, couples, families, and senior citizens will find affordable housing opportunities and a mix of housing types and densities. Opportunities for limited commercial and industrial development will be provided in locations where public services are adequate to accommodate such development and where adverse impacts upon adjacent land uses will be minimized. Commercial and industrial Recreation-related open spaces will play an increasing role in the Township. The Township's extensive natural resources will serve as the basis for an open space system providing recreation opportunities for all segments of the Township's population. Tyrone Township government decisions 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. Community pride will be established in 3-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �the form of a separate identity for Tyrone Township and will show itself in the appearance and upkeep of residential and nonresidential properties, public interest and involvement in charting the Township's future, and in a strong sense of community and neighborliness. futuring session were tabulated , and 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. This Township-wide vision strongly molded the goals, objectives and policies of the Comprehensive Plan. GOALS & OBJECTIVES Definitions of Goals, Objectives, and Policies Following are goals and objectives to accomplish the common vision for the future of Tyrone Township. Policies to implement the goals and objectives are presented in the next two chapters (Chapters 4 and Goals, objectives, and policies play a fundamental role in the Tyrone Township Comprehensive Plan. The goals and objectives chart the Plan's direction 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: 5). 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 sequence. 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 helpful to decision makers. It needs further refinement to assist decision makers to reach their selected destination. It is like saying, •1 want to take a vacation. • Growth Management and Land Use Planning GOAL: Provide opportunities for managed growth and development in the Township in a manner which preserves the Township's rural character, assures the provision of adequate public services as may be needed to meet the needs of existing and new development, and protects the health, safety, and welfare of Township residents and visitors. 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 should be used to achieve the goal. It is a •means• to the "end•. It is like setting aside •$x• by •y date• to travel to •z • Objective: Minimize the loss and fragmentation of open spaces through a coordinated land use plan and related regulations. A POLICY is a means of achieving an objective and hence a goal. It is the form of transportation along the route. It's a course of action which, if followed, will achieve an objective. A policy is more detailed than an objective and can be readily translated into specific action recommendations or design proposals. Policies will be presented in more depth in Chapter 4 and Chapter 5. Objective: Continually identify areas for, and techniques of, managing the conversion of agricultural and open lands so as to prevent driving agriculture out, while protecting the open spaces during the conversion process. How The Goals & Objectives Evolved Objective: Guide development into areas where public facilities and services (such as roads, possible future public sewer and/or water, and police and fire protection) have adequate capacity to accommodate growth and increased development intensities, and where provision of public facilities is cost-effective, while limiting development in areas where the ~ecessary public services are not present to support increased development intensities and where the provision of public services is not cost-effective. The evolution of the goals and objectives for the Tyrone Township Comprehensive Plan involved several steps to identify pertinent issues and address those issues. The initial citizen input component included a -,uturing session" (Town Meeting #1), where participants were asked to visualize Tyrone Township twenty years in the future. Before the first draft of goals and objectives was written, the results of the 3-2 TYRONE TOWNSHIP COMPREHENSIVE PLAN ,-....... �Objective: Enact a capital improvements plan which specifies timing and cost of providing and expanding public facilities in specific areas of the Township. Objective: Ensure through responsible and innovative development, incentives, and site planning regulations, that new development minimizes disturbance and destruction of open spaces and preserves the landscape's natural assets and important open spaces. Objective: Adopt regulations to provide aesthetically pleasing visual and physical separation between greatly differing land uses to minimize their respective negative impacts. Objective: Identify and preserve the historical character of the Township through community education programs and a land use program which includes a strong historical preservation theme. Objective: Arrange for periodic joint meetings between Tyrone Township officials and officials from adjoining municipalities to discuss current issues. Objective: Ensure that the visual quality of the Township and its neighborhoods are not negatively impacted by existing and new development due to land use practices, height, size and bulk of structures, utility infrastructure, and associated visual concerns. Objective: Promote uniform or compatible land use planning and zoning across municipal boundaries by coordinating efforts with the surrounding municipalities as well as with Livingston, Genesee, and Oakland Counties. Environmental Quality GOAL: Assure the continued quality of the natural environment. Objective: Develop and maintain a meaningful communication program utilizing the particular expertise and insights of the Livingston County Planning Department, Livingston County Road Commission, Livingston County Public Health Department, Livingston County Drain Commission, and other county agencies to discuss existing and proposed land use and land development projects within the Township. Objective: Ensure that the quantity and quality of new development does not substantially increase air, noise, land, and water pollution, or the degradation of land and water resource environments, and that all development and land uses be in compliance with the Michigan Environmental Protection Act and all other applicable county, state and federal regulations. Community Character, Open Space & Natural Resources character of the Township through the preservation of open spaces, natural resources, and other fundamental assets, and the reduction of undesirable character elements. Objective: Adopt standards and regulations for residential, commercial , and industrial development which require site design measures be incorporated to protect environmentally sensitive areas, including wildlife and plantlife resources. 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 alleviate the less desirable aspects. 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 and land uses upon groundwater resources. Objective: Recognize that the open spaces and natural resources of the Township are fundamental elements of the Township's character and identify those open spaces and natural resources to be preserved . Such areas should consist primarily of farmland which reflects strong long term economic viability , woodlands, wetlands, wildlife preservation areas, and other environmentally sensitive areas, and land not suitable for development because of limitations on structures or septic fields . Objective: Identify vulnerable and sensitive areas of aquifers and watersheds in Tyrone Township and limit land division, development densities and land uses in and around them to protect against altering the natural hydrology including the surficial and underground water quality, the intensity and quantity of runoff, and flood control. GOAL: Maintain and enhance the current rural Objective: Adopt regulations aimed at assuring that existing and new development will not adversely affect the quality of on-site and off-site environmental resources . 3-3 TYRONE TOWNSH IP COMPREHENSIVE PLAN �owned facilities and reliance on nearby municipal .~ systems. Objective: Establish standards to classify the quality of service, or "level of service•, provided by individual public facilities and services and use this classification to assist in land use decisions and capital improvement planning. 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: Develop and maintain a regular, meaningful communication program whereby Tyrone 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 beneficial manner. Objective: Identity priority roads for maintenance and i"1)rovement and include them in the Township's capital improvements plan. Objective: Maximize the presence of US-23 as an anchor for well planned intensive development. Objective: Develop and maintain a meaningful communication program with area school districts to discuss impacts of area land use and development upon the school districts including economic, capacity, and quality of education considerations. Objective: Adopt regulations which minimize the potential for traffic congestion and safety hazards along roadways including access controls, the limitation of the number, size, and shape of new land divisions along county roads, the prevention of "strip" development, and the control of land use intensity along major roads. Objective: Recognize that solid waste disposal, and recycling, is a regional issue which requires coordinated and collective action and a sense of personal, township-wide, and regional responsibility. Objective: Develop plans and regulations to expand alternative transportation facilities, including walkways and bicycle trails, to address the varied transportation needs of the Township residents. Parks & Recreation Public Facilities & Services GOAL: Facilitate the expansion of recreation opportunities in Tyrone Township in a purposeful, planned, and coordinated manner to address the recreation needs of all populations in the Township. GOAL: Expand public facilities and services in a phased manner based upon priority needs, costeffectiveness, technical feasibility, and the land use policies and proposed future land use pattern presented in the Plan. Objective: Identify needed recreation opportunities in the Township and establish a strategy for addressing these needs which includes both public and private sector involvement. Objective: Investigate sources of state and federal funding for parks and recreation facilities, and prepare proposals to obtain funding for the development and/or expansion of facilities when Township funds are adequate to maintain future recreation facilities . Objective: Determine areas of Tyrone Township which are in greatest need of increased public facilities and services, based upon existing and proposed land use patterns and conditions. Objective: Increase the level of fire and police protection on a Township-wide basis, through the development of police and fire protection plans. Objective: Promote the use of open space and recreation areas to enhance the character of existing and new residential areas. Encourage incorporation of such areas into residential development through the use of incentives to developers. Objective: Incorporate public facilities and services expansion areas into the Township's capital improvements plan. Objective: Explore and pursue feasible options f~r _developi~g a trail system for recreational biking, hiking, walking , and similarly based trail recreational activities. Objective: Explore long range planning considerations associated with alternative public facilities and services programs including Township- 3-4 TYRONE TOWNSHIP COMPREHENSIVE PLAN .v �of Township residents for small commercial and industrial centers. Objective: To the extent that it is practical and appropriate, guide commercial and industrial development toward the US-23 corridor in a planned manner. Objective: Coordinate recreation planning efforts with surrounding municipalities and governmental units, including ~hool districts, to provide comprehensive recreation opportunities and minimize unnecessary duplication of services and facilities. Objective: Adopt regulations which will ensure future development along US-23, as viewed by highway motorists, is of a visual quality compatible with the Township character. Housing GOAL: Promote a broad range of housing opportunities which respond to the varying economic, family stage, and lifestyle needs of the community while maintaining high levels of aesthetic and qualitative character. Objective: Ensure that elements for preservation of the Township's rural character are incorporated into new commercial and industrial developments by establishing appropriate site design standards (including landscaping and signage) and building standards, with a special emphasis on height, size, and architectural style. Objective: Promote opportunities for affordable housing (new housing which does not exceed the cost of the approximate median housing value for the state -- approximately $80,000) in the Township's planning and zoning program. Objective: Limit land division and access along major roads to prevent commercial or industrial strip development. Objective: Identify lands which are particularly suited for single family housing, and lands which are particularly suitable for multiple family housing, and appropriately zone these lands for such uses at such time when the need is apparent and/or a responsible rezoning request comes before the Township. Objective: Ensure that new commercial and industrial development does not adversely impact the normal use and enjoyment of adjoining land uses through appropriate buffering and other techniques. Objective: Ensure that, while meeting objectives for affordable housing and varied housing options, detached single family homes remain the predominant housing type and are not encroached upon by higher density housing. Objective: Ensure that commercial and industrial land uses have adequate provisions for sewage disposal, stormwater management, potable water, and other critical public health and welfare concerns. Objective: Ensure that new development reflects the scale and character along the borders with adjacent existing residential development and neighborhoods. j:\tyronelch-3.doc Objective: Maximize the amount of open space and natural areas preserved by Integrating open space protection with new housing development though the use of clustering, conservation easements, and other applicable techniques. Commercial & Industrial Development GOAL: Provide practical and functional locations, patterns, and regulations of commercial and industrial development which support the viability of these land uses, minimize their negative impact upon adjacent land uses, and maintain high levels of aesthetic and qualitative character. Objective: Identify a limited number of appropriate locations satisfactory to meet the needs 3-5 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Chapter 4 FUTURE LAND USE STRATEGY of the Subdivision Control Act. Private road regulations are intended to provide opportunities for road circulation networks restricted from general public use, in response to the local housing market, while at the same time assuring such roads are built to minimum public health, safety, and welfare standards and so maintained . Other related ordinances and a capital improvement program, may, from time to time, be adopted or amended to further carry out this Plan. INTRODUCTION and PURPOSE The growth management program for Tyrone 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 presents the intended character of each land use area and specific policy guidelines for site development projects. 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 objectives presented in Chapter 3 are the foundation on which the Future Land Use Plan is based, including: 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. • Protection of public health and safety • Conservation of natural resources IMPLEMENTATION OF THE FUTURE LAND USE STRATEGY: The regulatory elements of Tyrone 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. • Environmental protection • Rural character preservation • Minimizing public service costs • Insuring compatibility between land uses • Lake and stream preservation • Woodland preservation • Historic preservation. 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. The opportunities and constraints presented by these characteristics were evaluated within the context of the goals and objectives of Chapter 3 to arrive at a future land use pattern. Lot split and private road regulations are also very important as a means to further implement the Comprehensive Plan and the Future Land Use Strategy presented within. Lot split regulations are intended to assure efficient land division patterns, the avoidance of nonbuildable lots, and adequate public access to public roads. Lot split regulations are particularly valuable when lots are being created outside of the regulatory authority, and administrative review procedures, 4-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Township-Wide Land Use Pattern east, Hartland Township to the south, Deerfield Township to the west, and Fenton Township (in Genessee County) to the north. While there do exist limited areas along neighboring municipal boundaries that do exhibit, ancVor are planned or zoned for, higher densities (such as the Mari Lake area in Fenton Township where minimum lot sizes of 12,000 square feet are permitted), the balance of the neighboring lands are zoned for residential densities of 1 dwelling unit per 1.5 to 1O acres. The principal exception to this pattern is the City of Fenton which provides for 2 dwelling units per acre along much of the land which abuts the northeast portion of the Township. However, a significant portion of Tyrone Township which abuts the City has been similarty developed at higher densities (approaching 1 1/2 to 2 dwelling units per acre) and the Plan provides for the continuation of this development intensity in this area of the Township with limited opportunities for development approaching 4 dwelling units per acre. 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 predominantly by low density residential development and a variety of open spaces including farmland, woodlands, and wetlands. Opportunities for commercial and industrial development are provided along selected areas of the U.S .-23 corridor. 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 primary differences between the planned and current land use pattern are founded upon a stronger program to protect rural character, open space and environmental resources, retention of significant visual resources, recognition of the limited long term economic viability of farming in the Township, provision for denser residential development in specific and limited areas of the Township to provide affordable housing opportunities, and the consolidation of commercial and industrial land uses along U.S. 23. INDIVIDUAL COMPONENTS OF THE FUTURE LAND USE STRATEGY 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. A major emphasis of the Future Land Use Strategy is to limit the unplanned creation of ten (and smaller) acre lots often stripped along the County roads. This lot split pattern has negatively impacted the rural quality of the Township and the efficiency and safety of the roadway network (see "Trends and Conditions" discussion in Chapter 2). Conservation of Special Natural Resources Overview This Plan calls for the preservation of the Township's natural resources. The Township's natural resources includes its groundwater, surface water, air, wetlands, floodplains , soils, woodlands, and hillsides. These natural resources should not be so exploited as to reduce their long term availability, or contaminated so as to present health hazards to Township residents. Some of these resources are particularly sensitive to degradation from unsound land use and development activities and present constraints to land development. Relationship to Neighboring Municipalities The Future Land Use Strategy was based, in part, upon insuring compatibility with existing and proposed land use patterns in those municipalities sharing borders with Tyrone Township. Such considerations were fundamental in the interest of 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 pefl)hery of the Township except that portion abutting Fenton. This pattern of land use is very compatible with those existing and proposed patterns in neighboring communities. These natural resources are scattered throughout 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 Four of the five principal abutting municipalities reflect a dominant agricultural and/or low density residential land use pattern, and are similarty master planned and zoned. This is true for Rose Township (in Oakland County) to the 4-2 TYRONE TOWNSHIP COMPREHENS IVE PLAN ~ J �Map 4-1 FUTURE LAND USE • Conservation ~ Suburban Residential ,-Jl] Lakes Residential D Open Space Residential & Agriculture Ill Commercial/Industrial Corridor Note: LCT1ds norlh of Hogon Rood ond Foley Rood ore p/orr,ed for e,rponsJon lo Subu-bCTI Resldentiol development ofter dev-elopmenl of lands nortt, of Write Lake Rood. See Fioure 5-1. September 1993 302 South \MoveffV f'lood N A SCALE 1 ss 096 : ' 1 heh • 4590 feet LOn&lnQ . MlchlQOn • All areas shown are generalized . This is not a parcel specific or sensitive environmental area specific map. 4-3 TYRONE TOWNSHIP COMPREHENSIVE PLAN �critical role as elements of the Township's rural character so strongly desired to be retained by residents. other public benefits of the new land use are great enough. The Future Land Use Strategy calls for the consetvation of all of these natural resources through both designated consetvation areas in the Township and through conseivation policies linked to other land use areas. POLICIES: The following policies shall guide the use and development of parcels and portions of parcels In the Conservation Area: 1) Average development densities for development within the limits of the Conservation Area should not exceed one dwelling unit per 20-40 acres. 2) Alternation of the natural landscape and development of new roads should be avoided. 3) Land development in Conservation Areas should proceed only after receipt of appropriate Township and/or state or federal permits, and where applicable, according to mitigation measures required through the administration of federal, state, county or Township ordinances. 4) 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. 5) 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. Conservation Area A Consetvation Area is depicted on the Future Land Use Map (Figure 4-1). It includes those areas of the Township characterized by wetlands, hydric soils, and lands within 100 feet of the Township's principal water courses. While the Consetvation Area includes lands throughout the entire Township, the largest individual Consetvation Area land mass is situated along the Hoisington and Stearns Lake lowlands, east to U.S.23, and is part of the Consetvation Area corridor stretching across the northern section of the Township to Sullivan Lake. It is expected that any flood-prone areas in the Township would most likely lie within the Consetvation Area should they be subsequently identified and mapped. Lands within the Conseivation Area should only be used for residential and recreation land uses. Development densities within the consetvation areas should not exceed one dwelling unit per 20-40 acres. This low development density is applicable to only those instances where development on a parcel occurs entirely within the limits of the Consetvation Area, as very few properties lie wholly within the Conseivation Area. In most cases there are significant portions of a parcel which are upland, or otherwise outside of the Consetvation Area. Future development should occur on those portions of the property, outside the Conservation Area, whenever the option exists. The number of dwelling units permitted on a parcel which is partly included within the Conservation Area should be based upon the total parcel area-not just that area outside of the Consetvation Area. Whenever possible, alteration of the natural landscape and development of new roads and structures in the Conservation Area should be avoided. 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 pe,mits from the County Health Department), preservation of special natural resources, preservation of important open spaces, compatibility with adjacent land uses, and the availability of adequate support setvices 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 the Township dictates an overall low density residential development pattern. Extensive areas of the Township have severe limitations for septic disposal if development were to occur on small lots, according to the published soil analysis of the Soil Conservation Service. · 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 presetvation of these resources must prevail. In the alternative, and only when no other practical alternative exists, mitigation measures may be authorized where 4-4 TYRONE TOWNSHIP COMPREHENSIVE PLAN �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 chijracter of the Township, in order to better address varying lifestyle preferences, economic considerations, and family orientation options including the elderly and young. The specific permitted development density associated with a particular parcel would depend upon the particular conditions present and the development option a landowner wishes to pursue. The premise behind the Open Space Residential and Agricultural Area's intended land use and development pattern is that an increase in the measures taken by a landowner (in regard to a proposed development project) to preserve the Township's open space rural character and minimize negative public impacts should be accompanied by a comparatively higher permitted development density. In this fashion, a strong incentive would then exist to develop land in the Township in a responsible manner as it relates to preserving the Township's current character. Also, nearly all landowners within the Township would have available to them similar development options with only limited differential treatment-contrary to the traditional effect of comprehensive plans and zoning ordinances. DEVELOPMENT DENSITY: Tyrone Township wants to provide its current and future residents with the basis for a zoning program that provides more development flexibility than what is typically provided for. "Development density" is used in this Plan to describe recommended development intensities. Within the text of this Plan, references to a particular ·development density", such as one dwelling unit per 2 acres, means the density that results by dividing the total acreage of the project area (including many Jots) by the number of dwelling units planned for that area-it does not mean a uniform minimum zoning lot size of 2 acres. Principal measures in arriving at higher development densities would be: the use of clustering and permanently designated open space of at least 4050% or more of a parcel's area; direct access to, or close proximity to, paved roads; provisions for fire protection infrastructure; public or community water and sanitary sewers, and other measures to minimize excess demand on the Township's limited public services system and to protect the health, safety, and welfare, of present and future Township residents. These or comparable measures would become standards in the zoning ordinance. They would be designed to regulate residential development and protect the public from potential negative impacts associated with the denser development. Thus, a 20 acre landowner could have a number of available development options where a development density of 1 dwelling unit per 2 acres was recommended by the Comprehensive Plan and so regulated by the Zoning Ordinance. This development flexibility might be reflected in the following hypothetical development options each with the same development density: 1) twenty 1-acre lot platted subdivision; 2) twenty 1/2-acre lot subdivision with 10 acres reserved as permanent open space; or 3) a multiple family development consisting of four buildings, with five units in each b~ilding, and a 18 acre open space area. The increased flexibility which a property owner receives in the development of land based on "development density" rather than "minimum lot size• is illustrated in Figure 4-2. A special emphasis on site design should be placed on development along all of the County road network within the Township to better preserve the rural attributes of these heavily traveled corridors and to prevent road hazards from too many access points. More discussion of this emphasis is presented under "Principal Road Corridors" later in this Chapter. Open Space Residential and Agricultural Area The Open Space Residential and Agricultural 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 development density of one dwelling unit per 1 to 5 acres will be encouraged within the Open Space Residential and Agricultural Area, and includes the vast majority of the Township, due to the lack of public sewer and water, _ the generally poor soils for septics in much of the Township, the limited capacity of the predominantly unpaved roadway network, and the public's interest in protecting the rural character of the Township. OPEN SPACE ZONING: Guiding future residential development in a manner which maintains the rural character of the Township 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, often referred to as "open space zoning" or "rural clustering," to permit and encourage carefully designed small "open spaceN 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 4-5 TYRONE TOWNSHIP COMPREHENSIVE PLAN �tional versus open space zoning development approach. A bonus density may also be considered for superior design or the provision of affordable housing. 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. For example, the incentive could be established by pennitting development at 1 dwelling unit per 5 acres if the open space zoning option were not selecteci, while permitting a larger number of dwelling units per 5 acres if the open space zoning option were selected. 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 design will ensure that the open spaces and rural character of the Township is retaineci. This option would pennit, for example, a tanner to create 40 lots from an 80 acre parcel (if the pennitted development density is one lot per 2 acres) and to make each lot 1/2 to 1 acre in size, clustered into three to five groups to take advantage of the natural characteristics of the site. This will result in conversion of approximately 40 acres (including roads), thereby leaving the remaining 40 acres for agricultural or other nondevelopmental open space use. Scenarios A and B in Figure 4-2 illustrate another example of a tradi- 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 and Agricultural Area. Figure 4-2 Development Flexibility Through "Development Density" The development scenarios below illustrate the development flexibility available by stipulating "development density" rather than "minimum lot size.• All of the development scenarios below result in a development density of 1 dwelling unit per 1 acre. \ A41"C. n-+--+-+-+~ . j _i ___ • I I 1 t -~"" 1 lcrt ,....,.-e--, , -1 . - ; , - - - - ·J • .,_j.......,._·.__ ,; .._j A. Traditional platted subdivision consisting of a 20 acre parcel divided into 20 1-acre lots. A.U-C. lot : : : .. '-~ t~~--"~{J; J B. Open space subdivision consisting of a 20 acre parcel divided into 20 1/2-acre lots and a permanent open space area of 1O acres. 4-6 TYRONE TOWNSHIP COMPREHENSIVE PLAN C. A multi-family development on a 20 acre parcel, consisting of 4 five-unit buildings on 2 acres and 18 acres of permanent open space. �of factors including the limited extent of contiguous expanses of prime agricultural soils. &'.Qid 1) Disturbing areas adjacent to floodplains, stream buffer areas or >Vetlands. 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, are recognized as legitimate land uses provided that they met Department of Agriculture requirements as •generally accepted agricultural land management practices.• Livestock operations of such intensity that the quantity 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. 2) Developing on steep slopes. 3) Building on hilltops and ridges when development will be highly visible. 4) Siting houses on prime agricultural soils when these can be part of a significant block of farmland. 5) Placing numerous houses with access drives along local and primary county roads or local collector roads. 6) Backing houses directly or visibly onto local and primary county roads or local collector roads. 7) Destroying existing tree stands or hedgerows, especially along rights-of-way and between housing and active agricultural areas. POLICIES: The following policies, at a mm1mum, shall guide the use and development of parcels and portions of parcels in the Open Space Residential and Agricultural Area: 1) Residential development should be limited by appropriate zoning to an average development density of one dwelling unit per 5 acres [except within one half mile of the Township's northern boundary, where development densities approaching 4 dwelling units per acre may be permitted, based upon policy #2 below.] 2) Site specific development densities should be based upon the extent that special conditions may prevail, the quality of the open space and rural character of the project and associated site plan, available public seNices and infrastructure, and the degree to which the project will impact the Township's roadway system and other public infrastructure and seNices. 3) Actual permitted lot size should be established in the zoning ordinance based on the presence or Jack of sewers, type of road access, number of lots, amount of open space, and related factors. 4) Minimum lot sizes should be, at a minimum, adequate to accommodate septic systems (where sewer is not available) as required by the Livingston County Public Health Department. 5) Opportunities and incentives should be provided within Township ordinances to encourage residential development according to the open space/cluster zoning principles discussed in this Plan and as specified in the Zoning Ordinance. 6) Residential development should not occur on a strip basis and should be appropriately sited, landscaped, and setback from all roadways, including 8) Fences on clustered lots within the development. Regyjre 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. 4) Sate 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. AGRICULTURAL LANDS: The Open Space Residential and Agricultural 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 Tyrone Township. It also recognizes that farming, as an industry, is a particularly difficult challenge in Tyrone Township due to a number 4-7 TYRONE TOWNSHIP COMPREHENSIVE PLAN �better capable of handling the traffic demands associated with this higher development intensity. Ultimately however, this development density is contingent upon the futu re expansion of public sewer and water from Fenton Township and/or the City of Fenton, or the use of community systems (see "Sewer and Water" section of Chapter 5) . In recognition that the northern portion of the Township is already characterized by established neighborhoods, an additional important condition is the necessity for setbacks and buffering between these existing neighborhoods and higher density developments. special provisions to maintain a rural character along all segments of the County road network. 7) 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. 8) Community sewer systems (also known as cluster systems) shall be permitted within the Open Space Residential Area (limited to the Partial Services District; see Chapter 5) provided all necessary state, county, and local permits are acquired, the system is accepted by a public body and maintained as a public system, and the system is constructed according to adopted standards by the Township to facilitate ease of tie-ins to potential future public systems and to ensure adequate financial resources exist to maintain it. POLICIES: The following policies, at a minimum, shall guide the use and development of parcels and portions of parcels in the Suburban Residential Area: 1) Residential development should be limited by appropriate zoning to an average development density of one dwelling unit per acre, except within one half mile of the Township 's northern boundary, where development densities approaching 4 dwelling units per acre may be permitted, based upon policy #2 below. 2) Site specific development densities should be based upon the extent that special conditions may prevail, the quality of the open space and rural character of the project and associated site plan, available public services and infrastructure, and the degree to which the project will impact the Township's roadway system and other public infrastructure and services. 3) Actual permitted lot size should be established in the zoning ordinance based on the presence or Jack of sewers, type of road access, number of lots, amount of open space, and related factors. 4) Minimum lot sizes should be, at a minimum, adequate to accommodate septic systems (where sewer is not available) as required by the Livingston County Public Health Department. 5) Opportunities and incentives should be provided within Township ordinances to encourage residential development according to the zoning principles discussed in this Plan and as specified in the Zoning Ordinance. Open space/cluster zoning is encouraged along with traditional subdivision design. 6) Residential development should not occur on a strip basis and should be appropriately sited, landscaped, and setback from all roadways, including special provisions to maintain a suburban character in subdivisions and a rural character along all segments of the County road network. 7) Residential development within the Suburban Residential Area, should be based upon ordinance provisions which limit the fragmentation of open spaces and Township-wide natural resource systems. Suburban Residential Area The Suburban Residential Area borders most of the northern length of Sections 1,2,3,4 and 5 and lands in Sections 1O and 11 north of White Lake Road. It is largely characterized by existing suburban style subdivisions and some wetland areas. The undeveloped portions are suitable for either subdivision style development on the upland portions of parcels, or for well designed affordable housing either on smaller lots with perimeter open space or clustered with common open space to minimize impacts on abutting parcels. Development density averages 1 dwelling unit per acre (roughly 30,000 sq. ft. lots). AFFORDABLE HOUSING: Opportunities for more affordable housing is a major concern in the Township and the Suburban Residential Area provides for increased housing opportunities of this nature. One exception to the suggested development density range of 1 dwelling per acre in the Suburban Residential Area is the provision for a limited amount of development at a density of up to 1 dwelling unit per 1/4 acre provided such development is characterized by: 1) public sewer and water; 2) internal paved streets; 3) access to the project via a paved road ; and 4) an ISO fire protection rating of at least seven. These conditions are considered essential to assure the health, safety, and welfare of the residents of these higher density projects as well as neighboring developments. Clustering of units around common open space and possible bonus densities should be considered in development of new zoning regulations for affordable housing. At present, the most appropriate location for such development is along the northern periphery of the Township where there is close proximity to the public services of the City of Fenton and a street network 4-8 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Protection and Use of Open Space Created by Clustering Adapled from Ille Howard Colny, Maryland Plan, endled The 111110 General Plan: A Six Point Plan for the Futu,., adopted July 2, 1990. Use of open space zoning or cluster zoning in Tyrone 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, recreational 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, have the following characteristics to be defined more fully in the Zoning Ordinance: 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 additional housing. Such land can be actively farmed, 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 merely 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 homeowners association. 7) Unlike public open space which becomes a permanent responsibility of government agencies, the remainders created by rural clustering can be rented, leased or transferred to new owners, but such leases, rentals or sales cannot restore any development rights. 4-9 TYRONE TOWNSHIP COMPREHENSIVE PLAN �8) Community sewer systems (also known as cluster systems) shall be permitted within the Suburban Residential Area (limited to the Partial Services District; see Chapter 5) provided all necessary state, county, and local permits are acquired, the system is accepted by a public body and maintained as a public system, and the system is constructed according to adopted standards by the Township to facilitate ease of tie-ins to potential future public systems and to ensure adequate financial resources exist to maintain it. Lakes Residential Area The Lakes Residential Area covers those shoreline areas of the Township's lakes which are generally considered buildable and, conversely, not included in the Conservation Area. The Inland Lakes Residential Area is established in recognition of the extremely fragile environments of the Township's small lakes, the role these water resources play in contributing to the desired character of the Township, and the particular challenges these resources present in regard to adjacent land use management. The issue is fundamental: while the Township's water resources are, and have been, magnets for development, this development places tremendous pressure upon the aesthetic, environmental, and recreational values of the lakes. The threat to these resource values is at risk due to degradation through shoreline erosion, septic field leaching (where public sewer is not available), sediment discharge, alteration of the natural landscape, and excess use of surface waters by water craft. Except for the southeast portion of Lake Shannon, and small portions of Stearns Lake and Sullivan Lake, nearly all other buildable shoreline areas in the Township have been developed. Given this fact, the emphasis of the Inland Lakes Residential Area goes far beyond the establishment of guidelines to shape future development of these undeveloped lake areas but al.so to provide the necessary guidelines to shape future development of the existing developed areas as they may undergo redevelopment activities. This may be particularly applicable to portions of Runyan Lake and Tyrone Lake where, though the lots may be very narrow, they are several acres or more in size and could provide sufficient land area for additional dwelling units (either through lot splits or redevelopment of several lots in an integrated manner). NEW DEVELOPMENT: The present character of the land surrounding Tyrone 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 and their aes- thetic and recreational aspects. Given the limited available shoreline land for new development, the Plan provides for future residential development along the remaining undeveloped portions of the Township's inland lakes at development densities of approximately one dwelling unit per 1/2 to 3/4 acres, provided adequate on-site sewage disposal could be assured where sanitary sewers are not available. Development densities as high as one dwelling unit per 1/4 acre could be permitted where a public or community sewer system exists or is proposed. However, the Lakes Residential Area places far more emphasis upon the preservation and creation of shoreline open spaces than is reflected by existing development patterns. The presence of a sewerage system should not be viewed as an answer to concerns over sensitive environments, water quality, and open spaces, as a sewer system does not assure adequate open spaces, the avoidance of pesticides and fertilizer laden runoff entering the lakes, or a visually pleasing development character. It is the intent of the Plan to encourage lower density lakefront development (density not to exceed one dwelling unit per acre) 1) where 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 is constructed. REDEVELOPMENT: The Plan encourages the renovation and/or redevelopment of those lakefront 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. Similar development densities as those recommended for new development are recommended for redevelopment projects where several contiguous, developed, lots are purchased and razed, and a new structure(s) constructed. Redevelopment of these areas 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. Increased lot widths and water setbacks are particularly important in the redevelopment process. Many of the older lots along Runyan Lake and Tyrone Lake ate less than 50 feet wide and many dwelling units are situated within 40 feet of the shoreline. This development pattern presents a far stronger urban character 4-10 TYRONE TOWNSHIP COMPREHENSIVE PLAN , , �than what the Township residents have expressed a desire for and is particularly damaging to the environmental ecosystems and resources. Table 4-1 DEVELOPMENT DENSITIES BY USE AREA USE DEVELOPMENT DENSITY• AREA 1 unit/20-40 ac. Conservation 1 uniVS ac. Open Space Residential and Aoricultural 4 units/1 ac. Lakes Residential 1 unit/acre •• Suburban Residential KEYHOLE DEVE~OPMENT: Keyhole, or funnel development, should not be permitted. Keyhole development is the use of a waterfront lot as common open space for waterfront access 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. • Minimum lot size is established in the Zoning Ordinance. .. Development density may be as high as 4 ct....elling units per acre within one half mile of the Township northern boundary when public infrastructure and services levels are adequate to support this density. COMMERCIAL and INDUSTRIAL DEVELOPMENT POLICIES: The following policies, at a minimum, shall guide the development of, and redevelopment of, land within the Lakes Residential The residents of Tyrone 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 these land uses indiscriminately encouraged, both in location and amount. Area: 1) Opportunities for new development and redevelopment shall be conditioned upon 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. 2) Development and redevelopment densfties should not exceed a development density of 4 dwelling units per acre where sewer is available, and 2 units per acre where on-site sewage disposal is practiced, unless the Public Health Department requires a lower development density due to larger required lot areas for permit approvals. 3) Approval of all development shall be contingent upon, in part, the acquisition of all necessary permits by the applicant for the proposed project, including permits administered through the Inland Lakes and Streams Act, as may be applicable. In fact , there are no areas particularly well suited for commercial or industrial development in the Township. These land uses typically require a high level of public services including public sewer and water, police and fire protection, and roadway infrastructure. Nowhere in the Township does such a combination of service levels and suitable vacant land exist. While service levels are highest in the northern portion of the Township, particularly toward the City of Fenton, a clear residential land use pattern has evolved and this Plan does not suggest the introduction of commercial or residential land uses in these areas. Rather, the Plan proposes that future commercial and industrial land uses be located in two corridor areas, both along the west side of U.S.-23. The principal corridor area is proposed to be anchored at the U.S.23/Center Road interchange area , and extend along the west side of U.S.-23 approximately one mile south to Dean Road and one-half mile north. This corridor area is proposed to be approximately one-half mile wide , except for the southern half-mile north of Dean Road , which is proposed to extend one-quarter mile to the west. The second corridor area would extend along the west side of U.S.-23 from the south side of the White Lake Road interchange to a point approximately one-half mile further south . The Plan identifies these two corridor areas for future commercial or in- 4-11 TYRONE TOWNSHIP COMPREHENS IVE PLAN �Development within these corridor areas must provide for adequate buffering from adjacent land uses. This buffering should also respond to the critical role U.S.-23 plays in formulating impressions of the Township among highway travelers and residents. New development must provide adequate sewage disposal and potable water supplies. 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 the sensitive environmental areas along the corridor and protect the integrity of groundwater resources through measures designed to minimize impacts on these resources. dustrial development in recognition of a number of key considerations and concerns, including: 1} The proximity of the commerciaVindustrial areas to the interchanges minimize the additional vehicle and truck traffic upon the local, and far less developed, road infrastructure. 2} These corridor areas are already currently characterized by the greatest extent of commerciaVindustrial development in the Township. 3) The residents of the Township have continually expressed support for corridor development, in regard to commerciaVindustrial land uses, in the Town Meetings during the preparation of the Plan. 4) Maintaining two separate corridors, rather than one continuous and longer corridor, better assures compact development and minimizes the potential for leapfrogging. 5) Prohibiting commerciaVindustrial development north of White Lake Road better assures the integrity of nearby existing and future residential neighborhoods. POLICIES: The following policies, at a minimum, shall guide the development of, and red&velopment of, commercial and Industrial land uses within the CommerciaVlndustrial Area: The area adjoining the east side of U.S.-23 south of Center Road may also be suitable for future commercial development. However, more than a sufficient amount of commercial land is encompassed in the two areas previously identified on the west side of U.S.-23 to meet anticipated Township needs for the planning period of this Plan (15-20 years}. If however, this commercial area is nearly developed to its fullest potential more quickly than is anticipated, and if a clear need for additional commercial and/or industrial land is demonstrated, then the area up to 1/4 mile east and 1 mile south of Center Road should be considered for future commercial or industrial development. The Future Land Use Map should be amended before any zoning change to accommodate more commercial or industrial development is initiated. It is intended that future commercial development within these corridor areas be characterized by predominately business and service activities which serve the particular needs of the highway traveler and/or meet the consumer needs of a more regional population. The bulk of the Township residents' local consumer needs are met by nearby urban areas including the City of Fenton and the U.S.-23/M-59 interchange area near Hartland. However, the Plan recognizes the convenience of having such land uses more locally situated within the Township and, to the extent these land uses are encouraged, they should be done so within the White Lake Road corridor area due to its closer proximity to the more densely populated northern portion of the Township. 1) Commercial and industrial development within the CommerciaVlndustrial Corridor Area shall be permitted where the following conditions, at a minimum, exist: a) there are adequate public and/or private services; b) roads are paved: c) access is regulated and designed to prevent traffic hazards; and d) stormwater runoff is adequately controlled as to quantity and quality. 2) Private utility systems may be constructed if they meet all Township, county, state, and federal requirements; and can be Jinked to future public utility systems, including public sewer and water systems. 3) No commercial development should occur except in commercially or industrially zoned districts, respectively, unless it qualifies as a special land use and meets all requirements therefore in the Zoning Ordinance. 4) Commercial and industrial development w;thin the Coffkior Area must recognize the cuffent rural-like character of the Township and compliment this character through building scale, materials, and style, and the provision of strategically located open spaces. 5) All new commercial and industrial development must be designed so as to preserve open space and minimize intrusion upon the natural landscape. PUBLIC LANDS With the provision of public services must come public ownership of land resources from which the services originate, are maintained, and administered. The absence of extensive public services provided by Tyrone Township including public sewer and water, and the Township's intention to continue to provide only limited public services (see Chapter 5) , minimizes the need for Township-owned 4-12 TYRONE TOWNSHIP COMPREHENS IVE PLAN �While Tyrone Township fully supports the value of recreation opportunities within the community and the irnJX)rtance of individual and family quality leisure time and community image, the Township also recognizes land used for recreational purJX>ses 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. land. Current public lands administered by the Township are limited to three cemeteries, a vacant Runyan Lake lot, and the Township Hall property. Except for recreational needs which will be discussed below, this current and limited Township-ownoo land appears reasonable and adequate at this time. However, this need may change as the Township grows. The Township recognizes that purchase of public lands can involve high acquisition costs, impacts upon adjacent land uses, and public welfare issues associated with providing for 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) Responds to a demonstrated need for one or more public facilities ancVor services intended to correct an immediate or projected critical public health, safety, and welfare condition or improve the overall quality of life in the Township. 2) The site characteristics accommodate the pro/X)Sed public use; 3) The use will not unreasonably impact adjacent land uses and waters; and 4) Measures are taken to minimize negative impacts upon adjacent land uses and waters. RECREATION LANDS Recreational lands in Tyrone Township _<!re presently limited to the private Kandahar Ski Club"t-am e Rik ~ n g !rail...aleni;J N. OFe Greek frem ~priflg Mill.Jo Hogan Road, the lane #or whieh ,;ms deN!ted ey a devcb oper aRCI s~l:JcAtl) dereloped and maintaiRed ey the :+o~. The small and scattered population of the Township creates difficulties for most private recreation facilities from a marketing starq:x>int. There are no pUQlic schools currently in the Township, though the development of an elementary school is currently being considered. As a result, the Township residents do not have the benefit of enjoying the recreational opportunities typically associated with public school facilities. /lJ. the present time the Township does not operate any park or recreation facilities. As the Township continues to grow, the demand for recreation opportunities can be expected to grow as well. Though the Township is rich in untapped recreational resources, these resources are not under public ownership and public acquisition of future recreational sites may become necessary and desirable. A key link in the planned recreation lands strategy of the Township is the provision of open spaces in association with new development and the use of these open spaces to address the recreational needs of the future residents of these developments. These recreational open spaces should be linked to future public recreation areas administered through the Township or other body recreational corridor systems and trails. POLICIES: The following policies shall guide the development of recreation lands in Tyrone Township: 1) New facilities shall be compatible with area land uses. 2) Proposed facilities shall be compatible with the natural site characteristics. 3) Site development of new residential land uses of comparatively higher densities shall include provisions for recreation opportunities which address at a minimum the most basic recreation needs of the intended residents, as may be applicable, including trails, playground equipment, picnic tables and benches. 4) Site development of new residential and nonresidential land uses shall include provisions for trail linkages with, and between, adjoining developments, and public recreation facilities (including public trails) where such facilities abut the proposed land use. 5) Future acquisition and development of recreation lands by the Township shall be based upon a coordinated Township-wide recreation plan approved by the Michigan Department of Natural Resources. 6) Prior to acquisition and development of public recreation lands, the means to perpetually maintain and operate any facilities on the property shall be established. 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 4-13 TYRONE TOWNSHIP COMPREHENSIVE PLAN �POLICIES: Special land uses In Tyrone Township should be permitted only as provided for: 1) In the appropriate provisions of the Zoning Ordinance 2) Pursuant to both general standards (like those above) and specific standards unique to the special land use. Zoning Ordinance. A special land use is a use which is pennitted only after a special review has detennined that the land use and associated site development proposal meets special standards to assure its compatibility with both surrounding land uses and the other pennitted uses in the district. 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 often include {but are not limited to} day care facilities, airports, gravel pits, mobile home parks, and multiple family projects. PRINCIPAL ROAD CORRIDORS The Future Land Use Strategy described up to this point establishes policies regarding the planned k:x:ation 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 is, however, a critical consideration, as part of the Future Land Use Strategy, which is not specific to particular land uses but rather to the principal roadway corridors, as characterized by U.S.-23 and the County road network. 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 indiscriminate and conditions should be imposed to minimize impacts on surrounding lands. These standards shall accomplish the following: 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. 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. · 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. 8) Assure consistency with the intent and purpose of the Comprehensive Plan and Zoning Ordinance. These corridors are fundamental elements of the Tyrone Township fabric . Their significance 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 U.S.-23 or the County primary roads 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 are paramount to successful implementation of the Future Land Use Strategy. Achievement of this goal will also protect public safety through regulated access and controlled turning movements. 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 , 4-14 TYRONE TOWNSHIP COMPREHENSIVE PLAN _r'- �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. • Similar1y, future growth and development within the T o ~ must be guided by measures which will preserve, if not enhance, the landscape's visual quality along these corridors. The future sense of rural character ttvoughout the Township will be, in large part, derived from the visual landscape experienced when traveling along these prirtj:)aJ corridors-it is from these corridors which present and future residents see the vast majority of the Township. The lack of effective measures to preserve these corridors in their current "rural" state will lead to a sl.burban-oriented corridor landscape and a dramatic reversal of the Township's overall character. Assuring that development along these corridors, to the extent that it may occur, is appropriately set back from the roadway, screened from view, and meets m,rnmum driveway spacing standards, is essential if the present character of these corridors is to be preserved. POLICIES: New development and redevelopment along the County's road nstwork should only be permitted according to development standards which address, at a minimum: 1) Controlled and limited direct access onto these road. 2) Appropriate spacing between access points is assured. 3) Adequate acceleration and deceleration Janes when needed. 4) Screening of structures and parking facilities, and the use of appropriate setbacks, to preserve and enhance the current character of these corridors. 5) The preservation of existing natural landscapes along these corridors. 4-15 TYRONE TOWNSHIP COMPREHENSIVE PLAN - -- �r Chapter 5 PUBLIC SERVICES STRATEGY base its future capital improvement projects, and the expenditure of funds for such projects, upon the policies presented above for the respective Public Service Districts. INTRODUCTION AND PURPOSE 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. The second level of policies addresses future decisions regarding improvements to the Township's delivery of individual public services in response to existing conditions and anticipated needs. Collectively, these two policy levels formulate the manner by which, and conditions upon which, future improvements should be made regarding public 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 limited level of current public services will continue though the northern third of the Township, particularly the Runyan Lake area and the White Lake Road area and areas further north, will be the principal focus of future public service improvements. It is expected that the gravel roadway network will continue to dominate (less so north of White Lake Road) as will the reliance upon on-site potable water and sewage disposal. 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. OVERVIEW OF PUBLIC SERVICES STRATEGY Basis The Public Services Strategy is based on the principle of new development occumng 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 plann,ed for short term agricultural use and long term rural residential use. PUBLIC SERVICES DISTRICTS The Public Services Strategy identifies the future limits of public services, and associated urban development, within the Township at least until 2010. The Township is divided into two service districts, as illustrated on Map 5-1 . Each service district prescribes a particular intended level of public services available to land uses within the district. The Pt.blic 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 Pt.blic Services Strategy is based upon both the current and future planned 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 existing or intended future land uses are to be of such intensities or densities that the availability of adequate pti>lic services is more crucial. Two levels of pt.i>lic services are established: 1) a Partial Services District; and 2) Rural Services District. The Township will Rural Services District The Rural Services District includes those areas of the Township generally characterized by the lowest existing development densities, the greatest lack of existing public infrastructure, the most limited public service levels, and a planned very low development density pattern. Lands within this district do not require extensive public services and are intended to remain as such. The Rural Services District covers the vast ma- 5-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �24 23 g !l ;J ',.....--. I 33 35 • ~36 r-, • ( H0I.. ~,"".... ""· J Map 5-1 PUBLIC SERVICE DISTRICTS 1::::::1 First Phase li.iliill Partial Services District Partial Services District Rural Services District Plonnlno &. Zoning Center. tnc, I !Wza ~ Second Phase Partlal Services District □ Rural Services District Mostly paved roads. some public: sewer. and possibly public water are generally available or may become more so ~ 20 I 0. A few paved county roads. mostly unpaved roads. no public sewer or water. and limited police or fire seivk:es are available or plamed ~ 20 IO. These conditions are expected to conth.Je at least untll 2010. JufHI, 1993 302 south Wnv•"'I llood 5-2 TYRONE TOWNSHIP COMPREHENSIVE PLAN SCAJ.E 1:55,096 1 heh • 4590 feet l.orwlng . Michigan �jority of the Township. Present and future residents in the Rural Services District can have some confidence 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. this Plan, despite its low density, will result in higher traffic levels and will eventually increase the impact on these roads, ultimately requiring some improvement -or risk congestion, vehicular and pedestrian hazards, longer travel time, higher auto "wear and tear,• and a general decrease in the quality of road service. 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. Such change must be managed so that the rate of land use change does not overtax the ability of the Township and County to make the necessary improvements. The Road and Streets component of the Public SeNices 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 nor prematurely encourage changes in land uses. Partial Services District The Partial Services District includes those areas of the Township which, in comparison to those areas in the Rural Services District, are generally characterized by significantly higher development densities, increased existing public infrastructure, higher public service levels, and the planned potential for a higher development density pattern. The existing and future land use pattern within this District necessitates the need for a higher level of public services due to the higher traffic volumes, proximity of dwellings to one another, and the disproportionate increase in public service demands created by a concentrated population. The services currently provided to, or intended to be provided to, lands in the Partial Services District are capable of accommodating a small degree of urban growth but are not considered to be capable of accommodating extensive commercial or industrial land uses, or high density residential development (four dwelling units per acre) on a broad scale basis. The Partial Services District covers the Runyan Lake area, White Lake Road, and lands northward. Analysis The present roadway network pattern of Tyrone Township is similar to most townships, with a fairly extensive mile grid pattern and full length north-south and east-west roads across the Township. While the number of roadway miles is considerable, nearly 70 % of the roadway miles are unpaved. Even with this extensive gravel network, which greatly reduces traffic flow capacity, the Township's roadway infrastructure fulfills its function fairly well. This is due, in large part, to four conditions: 1) the very low development density throughout the vast majority of the Township; 2) the presence of paved roads in many of those areas of the Township where development densities are considerably higher; 3) the presence of U.S.-23 and its two interchanges in the Township, and 4) Old U.S.-23 and Fenton Road, two paved county primary roads, both of which accommodate the vast majority of the local north-south traffic flow in the Township. This last condition is of particular significance as east-west traffic flow is comparatively marginal due to adjacent conditions in Deerfield and Rose Townships and regional conditions beyond. This Plan recognizes that an Urban Services District may ultimately be established in the Township. Such a District would be planned to contain all the necessary public capital facilities to allow opportunities for extensive urban development. It would likely first be established in areas adjacent to Fenton when both the density of development and available public services warranted its creation. INDIVIDUAL PUBLIC SERVICE COMPONENTS Roads And Streets The number of daily car trips a gravel roadway can accommodate before users perceive evidence of regular and persistent traffic flow and safety problems, as identified by the Livingston County Road Commission and Livingston County Planning Department, is about 75 daily trips on unpaved roads where the roadway base and drainage are inadequate and 450 daily trips on unpaved roads where the roadway base and drainage is adequate. Overview As new residential, commercial, and industrial land uses are introduced into the Township, the need for a roadway network able to accommodate the increased traffic demand increases. This is particularly true in Tyrone Township where a rural road network predominates and is not currently capable of adequately accommodating significant increases in traffic flow. The additional rural residential development anticipated in 5-3 TYRONE TOWNSHIP COMPREHENSIVE PLAN �...... As the average household produces 10 vehicle trips daily, and most of the unpaved roads in the Township have an inadequate base, a stretch of gravel road in the Township with more than 7 dwelling units is apt to be characterized by regular and persistent maintenance problems. Even though recent traffic counts have not been recorded for most of the Township's gravel roads, residential lot split patterns suggest the high likelihood of traffic counts exceeding ROAD TYPE u N p Inadequate base, surface and drainage 75 trips per day on many of the Township gravel roads. When vehicle trips produced by persons not residing on the roadway corridor are taken into account, the implications are clear; much of the Township's existing roadway infrastructure is inadequate. Further development abutting or accessing these roads, even at low development densities, threatens the public health, safety, convenience and efficiency of all travelers along these roads. Table 5-1 PERCEIVED ROAD CONDITION BY NUMBER OF DAILY CAR TRIPS BEGIN TO SEE GOOD CONDIFLOW AND TION MOST OF MAINTENANCE YEAR PROBLEMS less than 25 25-75 REGULAR AND PERSISTENT PROBLEMS greater than 75 A V E D Adequate base, surface and drainage less than 150 150-450 greater than 450 p Sealcoat surface, adeauate base and drainaqe Plant mix surface, adequate base and drainage less than 250 250-1,000 greater than 1,000 less than 2,500 2,500-5,000 greater than 5,000* A V E D Source: Livingston County Planning Department, Livingston County Road Commission • This volume can be higher where the should6r is wide and solid, and the right-of-way is kept clear of vegetation. CURRENT LEVELS OF SERVICE: For the successful implementation of the following Roads and Streets policies, it is necessary (to the greatest extent possible) to establish the current level of service associated with each roadway segment. This will facilitate identification of current roadway improvement needs and identify those improvements which are fundamental to the advancement of the land use policies and public service strategy of this Plan. This will also enable the Township to pursue effective long range planning to assure the necessary improvements are appropriately programmed into the Township's future capital improvements programs. LOS B: traffic levels are between 25% and 50% of the level at which regular and persistent problems are perceived. LOS C: traffic levels are between 50% and 75% of the level at which regular and persistent problems are perceived. LOS D: traffic levels are between 75% and 125% of the level at which regular and persistent problems are perceived. LOS E: traffic levels are between 125% and 200% of the level at which regular and persistent problems are perceived. LOS F: traffic levels exceed 200% of the level at which regular and persistent problems are perceived. Level of service standards corresponding to perceived need for regular and persistent maintenance as presented in Table 5-1 are presented below: LOS A: traffic levels are less than 25% of the level at which regular and persistent problems are perceived. Map 5-2 identifies the existing levels of service along many of the County roadway network segments in the Township. The existing levels of service were established according to: 1) the roadway type (surface and base) ; 2) published traffic counts prepared by the Livingston County Road Commission (see Table D-2 5-4 TYRONE TOWNSHIP COMPREHENSIVE PLAN �in Appendix); 3) estimated traffic counts (where Road Commission studies had not been prepared) based upon a standard of 1O trips per day per dwelling unit along each particular road segment and the anticipated distribution of .these trips from their point of origin to the Township's boundary or to a road segment which had a traffic count established by the LCRC; and 4) the volume of traffic each road segment is capable of accommodating before regular and persistent maintenance of the road is perceived to be needed as illustrated in Table 5-1. ' 3) Approximately 47% of the respondents supported the paving of approximately 8 miles of roadway in order to put the majority of residents within one mile of a paved road (approximately 20% were undecided). 4) Approximately 56% percent of the respondents disagreed with the paving of all Township gravel roads (approximately 12% were undecided). 5) Though not reflected in a strong majority feeling, the predominant responses did not support th~ use of a special tax assessment or millage to improve road conditions. These estimated traffic counts should be considered to be conservative as traffic entering into the Township on roads was not accounted for. Due to the nearty lack of recorded traffic counts along the ~~ _County ~ in the Township, and the resulting 1nab1lity to estimate the distribution of trips generated along some of these road segments, a number of road segments have not been provided a level of service rating. The survey results would appear to suggest that though the respondents generally recognize the often times poor conditions of the roadway network, there is little consensus for an aggressive road paving program. It should be noted however, that the high number of respondents from the northeast quadrant of the Township, where paved roads predominate and where a conscious decision was made by these households to move to that area of the Township, may not reflect the attitudes which exist throughout the vast majority of the more rural Township area. At least 30% of the County road mileage in the Township is either approaching the levels of traffic at which regular and persistent maintenance problems are perceived, or have already crossed into a higher maintenance threshold. This percentage should be considered low, as a number of the road segments have not been given a level of service rating. The excess demand is nearty wholly attributable to gravel road segments. FUTURE IMPLICATIONS: As the Township continues to grow and develop according to the land use policies contained in this Plan, traffic volumes will increase and further threaten the current levels of service along all of the roads. Based upon a buildout of the Township at an average of one dwelling unit per 1 1/2 to 5 acres, which approximates the majority of the proposed development density for the Township, an increase of approximately 3,000 to 10,000 dwelling units would be witnessed. This increase in dwelling units over the current number of 2,352 dwelling units would result in approximately 30,000-100,000 or more additional trips per day in the Township. Even the low end of this range in average daily car trips in the Township would most likely result in the lowest level of service rating for every road corridor in the Township except U.S.-23. These estimates do not consider additional trips originating outside of the Township. TYRONE TOWNSHIP ROAD SURVEY: Tyrone Township administered a mail survey in 1988 to better identify the attitudes of residents regarding the adequao/ of the Township's roadway network. Of the approximately 590 surveys which were returned , the northeast quadrant of the Township comprised the greatest proportion of respondents (nearty 41%) while the northwest quadrant comprised the smallest proportion of respondents (nearty 15%). Some of the particularly relevant findings as they relate to the Township's comprehensive planning efforts include the following: Capital improvement programming on the part of th~. Township and Coun~ Road Commission can help mitigate some of these impacts and prevent serious threats to public health and safety. Road improvements should respond to areas of greatest need based upon the criteria established in the first policy (following section). 1) Nearty 40% of the respondents felt the Township's roadway conditions were "poor", while another 40% felt they were "fair". 2) :ine r~ndents were fairty evenly split regarding their support of the Township's program of paving about 1/2 mile per year. 5-5 TYRONE TOWNSHIP COMPREHENSIVE PLAN -----·--~-- - - - - - - -- - - = �--- r MOO...N - - - - - -- -- •ct. q <> IP 17 r= 20 F- 18 F,. A r;::::, .. I= 0 - 21 0 B __, b e, 0 I b OCAN ND, a O· IS ~ 24 22 1::,,-""'------i---.r.:.=:"":...~-=·;_,...---1...,. I= r: t 2!I ~ /1 B F· . _,___ r----- B 33 31 _r- F Map 5-2 Current traffic levels are _ A F ROADS BY CURRENT LEVEL OF SERVICE of the level at which regl.Jar and persislent moinlenance problems are perceived.' LOS A: Less than 25% LOS D: Between 75% and 125% LOS B: Between 25% and 50% LOSE: LOS C: Between 50% and 75% LOS F: Between 125% and 200% In excess of 200% Data source: Pkrlnklc, & Zonlnc, Center. ·Inc. P1onnlng & Zoning Center, Inc, ·· - November, 1992 302 south \Nov,.,;..; Qood 5-6 TYRONE TOWNSHIP COMPREHENSIVE PLAN -- N ~ SCA1E - 1:55,096 1 nc:h •·4.590 feet Lon.Ing, Michigan �PROPOSED IMPROVEMENTS: Following is a listing of highest priority road improvements, accompanied by a brief description of the basis for the improvement. Map 5-3 illustrates the location of the proposed improvements, LOS C: traffic levels are between 50% and 75% of the level at which regular and persistent problems are perceived. LOS 0 : traffic levels are between 75% and 125% of the level at which regular and persistent problems are perceived. LOS £: traffic levels are between 125% and 200% of the level at which regular and persistent problems are perceived. LOS F: traffic levels exceed 200% of the level at which regular and persistent problems are perceived. 1) Runyan Lake Road, from White Lake Road to the City of Fenton 2) Tipsico Lake Road 3) Carmer Road 3) The maximum recommended levels of traffic for each roadway segment will be based upon the level of traffic which a roadway segment can accommodate before regular and persistent maintenance problems are perceived, as noted in Table 5-1 . The Township will coordinate with the Livingston County Road Commission on periodic updates to the level of service applicable to each roadway segment. 4) Vista Drive 5) Linden Road 6) Faussett Road Policies The following policies are intended to guide Tyrone 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: 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. 1) Tyrone Township will strive to improve the Township roadway network, as financial resources become available, based upon the following guidelines: a. 5) No new land uses (other than single family homes on individual lots) or site development shall be permitted which will reduce the level of service on adjacent roadways below the current level, as identified on Map 5-2 until the roadway has been improved. Roadway level of service. b. Functional classification of roads. The functional importance of the various roads in the Township, from highest to lowest, is as follows: 1) state trunklines; 2) county primaries; 3) county locals; and 4) minor roads (subdivision roads). 6) The Township should 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. c. The degree to which the improvement is needed to protect public health and satety or preserve or achieve full use of existing facilities. 7) The Township will develop standards to regulate new development along roadway corridors to minimize negative impacts of such development including but not limited to poorly sited and/or designed access, and too many points of access. d. The degree to which a project represents a logical extension of existing roadways within an area of the Township according to its intended use and services level. 8) Subdivisions platted according to PA 288 of 1967 are encouraged because the new roads must be built to County Road Commission standards. 2) Each roadway segment within the Township will be classified according to the following level of service (LOS) standards (See Map 5-2). ... 9) Development of private roads, whether lot by lot or via the Condominium Act, PA 59 of 1978, must be built to County Road Commission standards unless otherwise provided by the Zoning Ordinance. LOS A: traffic levels are Jess than 25% of the level at which regular and persistent problems are perceived. LOS 8: traffic levels are between 25% and 50% of the level at which regular and persistent problems are perceived. 5-7 TYRONE TOWNSHIP COMPREHENSIVE PLAN - - �l- ······················· ···············-r-:--"\ .: ! . QI Tuct,-...::,t "0. o" 8 0 ~ <c> HOGAN RO. q . 0 18 16 17 0 15 14 \ p con-t:A AD . ~ ..... 21 200 0 . I b OE:AN RO. D a ~ 22 ; 24 23 ;:i i5 ~ l!I l!I ~ OHN AD. ·o 29 26 ~ 25 p /ft ,; 0 g ,.., ~ 1!l 33 31 35 J 36 HO... Tl"'CffTH RO M_ a p 5-3 .. , ••• • ••· · • · PROPOSED HIGHEST PRIORITY ROAD IMPROVEMENTS N i Proposed Highest Priority Road Improvements I A SCALE June 1993 1:55,096 1 heh • 4590 feet ~,,..... 1------------------------------------'-------I ~ Plonning & ZoninQ Canrer. Inc. 302 South \Nove"" Dooa 5-8 TYRONE TOWNSHIP COMPREHENSIVE PLAN . ~ �Township have been documented as having high nitrate levels in area wells and a major nitrate problem has been documented in the Marl Lake area of the Township. 10) All future structures along all County primary and county local roads, and along all fr88way interchange ramps, shall be setback at least 100 feet ,from the road or ramp right-ofway, or if the road right-of-way is not known, 130 f99t from the center line of the road. These and related threats to the public welfare 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 including in some cases, the provision of public sewer and wa er. Tyrone Township is not currently serviced by public sewer or water except for a public sewer system around Runyan Lake and Lake Tyrone. Up to this point in time, the need for such public services has been limited, but the need is clearly increasing. Sewer and Water Overview As is often typical among rural communities, the vast majority ot Tyrone Township residents rely upon septic systems and private wells for sewage disposal and potable water. However, improperly operating septic systems can contaminate potable groundwater resources, inland lakes and streams, and pose public health threats to those using the contaminated resources. It is not the intent of the Public Services Strategy to suggest expanded public sewer and/or water is a necessity within the Township within the 20 year planning period of this Plan. It is the intent of this Plan, however, to establish: 1) the planning principles upon which the expansion or introduction of new systems should be based; 2) conditions delineating to what extent future land uses should be required to have access to a public sewer and/or water system; and 3) minimum design standards of future public sewer and water systems. 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 unmanaged growth and land development. OPTIONS FOR FUTURE PUBLIC SEWER AND WATER SERVICES: Future public sewer and water opportunities which may be consjdered include: 1) newly constructed systems administered by Tyrone Township; 2) the expansion of the Runyan Lake public sewer system; 3) purchase of available sewer capacity from the Township of Fenton or City of Fenton; 4) establishment of a Tyrone Township sewer franchise, for purchase by the Township of Fenton or City of Fenton; or 5) community sewer systems established as public systems within a sewer service drainage district and operated and maintained by the Livingston County Drain Commission (especially if around an inland lake). The City of Fenton, Township of Fenton, and the City of Linden are the three local municipalities which, along with Genessee County, form the Genessee County Sewer District System #3, established under P.A. 342. As of July, 1992, the unused sewer capacity in the Fenton Township and Fenton City systems was 1,500 and 1,200 units respectively. Each unit is approximately equivalent to a residential unit. 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, 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 Future Land Use Strategy and in the interest of the community's health, safety, and public welfare. Analysis Less than 3% of the Township's surflcial soils present only slight limitations to septic systems, and these areas are both scattered and fragmented. Approximately half of the remaining areas in the Township are characterized by soils which present moderate/severe to severe limitations to septic systems. 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 yet the Township-wide use of this type of sewage disposal process and private wells for potable water, the public health, safety, and welfare is always at risk. Already more than 13 sites throughout the Each of these options, and the relative feasibility of each, presents its own set of advantages and disadvantages. While it is not the intent of the Public Services Strategy to encourage either one of these options over the others, it is important to recognize 5-9 TYRONE TOWNSHIP COMPREHENSIVE PLAN �less the Township finds such an extension is consistent with the Comprehensive Plan (see Map 5-1). that these potential opportunities exist and they should serve as a basis, in part, for the policies of the Public Services Strategy. 4) Sewer and/or water service areas, and associated infrastructure, shall be established in a phased manner so as not to open up too great a land area to new and higher density development at one time. COMMUNITY SEWER SYSTEMS: Community sewer systems provide an alternative to the traditional large public sewer systems operated by municipalities. Community sewer systems are sewage disposal systems which are typically privately constructed, serve two or more dwelling units, and are constructed to provide sewage disposal to all dwelling units in the development project. These systems can vary in tech·notogy, ranging from a community septic field to a packaged treatment facility. Such systems can also be used to service nonresidential uses, as is exemplified by the community sewer system at the Kelsey Hayes plant. 5) All land uses and land development projects within the Partial Services District must be serviced by public sewer and water infrastructure if the infrastructure abuts the property in question 6) Any future decision by the Township to provide public sewer and water services beyond those which cu"ently exist in the Township shall be based upon an in-depth analysis of all available options, including services provided through cooperative agreements with neighboring municipalities. Tyrone Township strongly discourages the use of community sewer systems. Such systems provide for the highest development densities permitted by the Zoning Ordinance on a Township-wide basis and this development pattern is not consistent with the Future Land Use Strategy, the desired future character of the Township, and the growth management initiatives of the Township. 7) The provision of public sewer and water shall be based upon conformance with level of service standards where adopted by those municipalities individually or jointly providing the service to Tyrone Township. The single exception where community sewer systems may be considered a reasonable alternative for sewage disposal is when such systems are within the Partial Services District and where ultimate responsibility for the operation and maintenance of the systems fall under the jurisdiction of a public agency. 8) Community or package sewer systems will be permitted by the Township provided the treatment capabilities of the package system provides a tertiary level of treatment, the system is built to, operates, and is maintained according to all local, county, state, and federal standards, and the project site is located within the Partial Services District. Policies Tyrone 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 Livingston 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) Any public sewer and water services shall be provided in the Partial Services District, and shall not be extended beyond that District un- 9) The Township will develop a wellhead protection zone around any future municipal wells and establish zoning regulations to prevent leaks and spills, or discharges of hazardous substances that might contaminate groundwater. 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 flood potential. Though these conditions originate from site-specific circumstances, their 5-10 TYRONE TOWNSHIP COMPREHENSIVE PLAN �impact can extend to the entire community and communities beyond if within the same watershed. Inadequate management of storrnwater produced due to land development and urbanization threatens 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, storrnwater management aims to minimize flood conditions, and ensure the quality of runoff which is collected and ultimately discharged into the watershed system (streams, rivers, wetlands, lakes, etc.) is adequate. 3) All new and existing land uses must comply with all county, state, and federal regulations regarding stormwater management and soil erosion, including those regulations of and administered by the Livingston County Drain Commissioner. 4) All proposed and existing land uses situated on sites which reflect slopes of 12% or greater shall take and maintain aggressive measures to prohibit the erosion of soils and sedimentation. Support Services and Buildings Overview Analysis Though storrnwater management should be a concern of all communities (and increasingly is because of federal and state regulations), the natural topography of Tyrone Township presents particular challenges in this regard. Though the rolling , and at times steep, topography of the Township minimizes the propensity for area-wide flooding, it also greatly facilitates soil erosion and sedimentation when soils are exposed. Unnecessary sedimentation threatens the wetlands and headwaters of the rivers, plus the lakes in the Township. The anticipated residential growth and development to occur in the Township in future years will increase the amount of impervious land cover and disturbance of sloped areas. This and the additional future commercial and industrial development has the potential to alter existing hydrological systems to the point where the public health, safety, and welfare may be at risk if concentrated in certain areas. This is particularly true in the northern sections of the Township where a more intensive land use pattern is provided for (Partial Services District). 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 cu"ently provided by existing stormwater management infrastructure and/or existing drainage patterns would be decreased, unless necessary improvements to such infrastructure or natural drainage are first made. 2 The cu"ent level of service may va,y from one site to another but will be generally defined as the rate, total volume, and quality of predevelopment stormwater runoff. 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 these services. For example, police and fire protection must be extended to more individuals, families, and properties. Similarly, as the demand for these services increase, so does the need for support services administration and the need for property and buildings from which these services are administered. The Support Services and Buildings component of the Public Services Strategy 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 Tyrone Township. Analysis Tyrone Township currently relies on the Livingston County Sheriff's Department in Howell and the State Police in Brighton for police protection. Fire protection is provided to the majority of the Township by the Fenton Fire Department while the Hartland Township Fire Department services Sections 31 through 34 in the Township. (see Map D-5) Specific standards upon which to evaluate the level of police protection in Tyrone Township do not exist due to the high number of variables that impact police protection needs. The limited commercial, in- 5-11 TYRONE TOWNSHIP COMPREHENSIVE PLAN �.... 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. dustrial, and high density residential development in the Township greatly reduces the need for a level of police protection typically associated with a geographically smaller and more urbanized community of similar population size. As a whole, Township residents are generally satisfied with the current level of police protection services. These services are limited to a single patrol car cruising the Township for four hours per weekday. 24-hour protection and weekend protection is not contracted for, and the State Police must be contacted should the need arise. 4) The Township will continue to monitor other emergency services needs, such as ambulance assistance, and explore the development of a service agreement with one or more area police protection agencies for a higher level of service. 5) The Township will continue to meet the basic governance needs of its citizens in existing facilities, until a demonstrated need for more service and adequate financial resources are available to meet that need. Expansions and/or the construction of new facilities will be on the site of existing Township owned lands, except possibly for new recreational facilities which may require purchase of new lands. Though a significant portion of the Township does not fall within the American Insurance Association's recommended four mile optimum service radius for buildings having an average separation of 100 feet or more, the vast portion of the Township does fall within the National Board of Fire Underwriters' recommended 10-minute response time for "closely built" and "scattered residential" areas. However, the lack of public water infrastructure in the Township is a significant obstacle to comprehensive fire protection. As the Township relies on other agencies for fire and police protection, the Township itself does not maintain any land or capital facilities for these purposes. However, though the Township's current agreements for police and fire protection services do not suggest the need for the purchase of land by the Township during the next 20 years, the need for increased service levels may well rise. Future growth in the Township may jeopardize current levels of service as emergency conditions will arise more frequently, placing additional demand on the agencies providing these services. Policies The following policies will guide the Township in its pursuit of maintaining, and as necessary, improving the level of service for general government, police, fire and emergency services: 1) The Township will maintain agreements with adjoining municipalities tor fire service equal to the quality of service in place at adoption of this Plan with the aim to improve it to a fire rating of seven or eight. 2) The Township will require the provision of fire protection infrastructure (wells, water Jines, etc.) for all new development of a net density of 2 dwelling units per acre or more where more than 1O lots or dwelling units are provided for. 3) The Township will continue to monitor police protection needs and service provided by the 6) The Township will explore the feasibility and practicality of public and/or private development of dry hydrant systems in connection with development around the Township 's lakes and, where shown to be feasible and practical, establish standards and requirements for the construction of such systems. Recreation Strategy Overview Tyrone Township recognizes that the health of its residents is, in part, impacted by the quality of opportunities available for spending leisure time. The Township further recognizes that a critical consideration in this regard is the type of recreational faciiities nearby and available to the residents of the Township. Demands for recreational opportunities increase 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. The Recreation component of the Public Services Strategy is a plan 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 5-12 TYRONE TOWNSHIP COMPREHENSIVE PLAN �federal assistance with future recreational facility development. recreational needs and actions should be initiated to find out, and, if so, to correct the situation. Analysis Policies Tyrone Township is extremely limited in the area of programmed recreational resources within its municipal limits. There are no public recreation lands administered by the Township nor are there any county, state, or federal facilities within the Township. The most fundamental of public recreational facilities, school playgrounds, are nonexistent due to the absence of school facilities in the Township. The limited recreational facilities that do exist within the Township are not of a public nature and consist of the Tyrone Hills golf course at Center Road and U.S.-23 and the Kan-d-har Ski Club on Foley Road. The following policies will guide the Township in its pursuit of an improved recreational environment: While the extent of recreational facilities in the Township is minimal, 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 opportunities in the Township has not been pursued. However, a definite state of inadequacy is apparent according to recreation standards adopted by the Michigan Department of Natural Resources (Table 52). These standards 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 Tyrone Township suggest inadequacies relative to facilities for ball fields, court games, picnic areas, playgrounds, hiking trails, snowmobile trails, and more. Most evident is the total lack of park land in the Township, irrespective how it may be programmed. MONA standards suggest approximately BO acres of park land for a community the size of Tyrone Township, or 1o acres for every 1,000 people. 1) The Township will determine, approximately eve,y five years, the extent to which area residents are unsatisfied with recreation opportunities in the Township through the use of surveys, public meetings, and/or interviews with residents. 2) Should sufficient public sentiment warrant, the Township will pursue the development of a MDNR-approved five year action plan which will provide a specific action plan aimed at providing needed Township facilities and enable the Township to compete for state and federal recreation development monies. 3) The Township will strive to provide recreation facilities in a manner which recognizes the recreation standards of the MDNR and the particular recreation needs expressed by its residents. 4) The Township will adopt incentives to encourage the provision of open space and recreation areas within future development projects. 5) The Township will 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 prima,y population centers, and facilitating movement to and within future recreation facilities for motorists, bicyclists, pedestrians, and the physically disabled. 6) The Township will improve and coordinate efforts with all levels of government, with the quasi-public sector, and the private sector to provide expanded and coordinated recreational opportunities. While these standards suggest inadequacies ranging from slight to severe, the public's perception of inadequacy is not clear. The rural character of the Township may provide for recreational needs at individual homes or through nearby recreational programs and facilities in other communities. However, not all Township residents live on, or have access to, large land parcels, woodlots, and similar potential outdoor recreational opportunities. On the whole, the Township may not be meeting a significant degree of its citizens 5-13 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Table 5-2 MICHIGAN RECREATION OPPORTUNITY STANDARDS Type of Opportunity Local Park Land (acres) Archerv Ranaes lb) Ballfields lc) Outdoor Basketball Courts (c) Bicvcle Trails (miles) Golf Courses lb) Indoor Ice Rinks Outdoor Ice Rinks-Art. Picnic Areas (tables) Plavorounds Cc) Rifle Ranaes lb) Shotaun Ranaes lb) Sleddina Hills lc) Soccer Fields (c) Outdoor Swimmina Pools Outdoor Tennis Courts lc) Boat Launches (oarkina) Camoarounds (camosites) (d) Cross-Countrv Ski Trails (miles) Fishina Access (feet) Fishina Piers Hikina Trails (miles) Horseback Ridina Trails (miles) Nature Areas (areas) Nature Trails (miles) ORV Areas (acres) ORV Trails (miles) Land Open to Snowmobilina (acres) Snowmobile Trails (miles) Swimmin!l Beaches (a) (b) (c) (d) Plan Standards (a) 10/1 000 1/50 000 1/3,000 1/5,000 1/40 000 1/25 000 1/50 000 1/20 000 1/200 1/3,000 1/50 000 1/50 000 1/40,000 1/20,000 1/40 000 1/4 000 1/400 1/150 1/5 000 1 000/1 000 1/100,000 1/5 000 1/20,000 1/50,000 1/20 000 1/7 500 1/10 000 10/1,000 1/3,000 1/25 000 Units/population. Includes private clubs and commercial establishments. Does not include facilities on school grounds. Includes commercial facilities. Source: Michigan Department Of Natural Resources, 1986, Building Michigan Recreation Future, Appendix 8, pages 100-101 5-14 TYRONE TOWNSHIP COMPREHENSIVE PLAN �INTERGOVERNMENTAL COORDINATION Overview Contrary to decades past when access between communities was several days travel by stagecoach and the activities of one community had little impact upon the quality of life of other communities, 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. Roadway corridors, employment centers, and retail trade centers link the activities of one community to the next and beyond. Similar1y, the growth and development patterns of an individual community can easily and directly impad growth and development in adjoining and nearby communities. As a result of this regionalism, a community does not exist unto itself but is intrinsically linked with the activities of communities beyond. This dictates the need for communities to cooperate and coordinate community planning and public service endeavors if maximum benefits are to be realized. The Intergovernmental Coordination component of the Public Services strategy establishes the framework within which Tyrone Township will realize the benefits of coordination with area municipalities and agencies. 1) Tyrone Township will 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) Tyrone Township will provide the opportunity for comment by adjoining jurisdictions on any development project wfthin 1000 feet of the edge of the Township and will formally request area municipalities to permit Township comment on any development project within 1000 feet of their borders. 3) Tyrone Township will pursue the development of an 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) Tyrone Township will pursue the coordination of public services to serve the Township and surrounding areas in the most practical and economically feasible fashion and in accord with the policies previously set forth. Analysis Tyrone Township exists within a web of regional forces which must be recognized and addressed through coordinated planning with area municipalities and agencies. Tyrone Township is a classic bedroom community; it is centrally situated within the Detroit, Flint, Lansing, and Ann Arbor metropolitan areas, is afforded excellent access to and from these major urban centers, and relies on these and other urban centers for employment and retail services. The Township's regional link is bolstered by its position in front of the path of expanding urban sprawl from the greater Detroit region. Still, the Township's immediate proximity to the City of Fenton, and the numerous day-to-day activities of the Township which are impacted by nontownship offices, including the Livingston County Road Commission, Drain Commission, and Public Health Department, further exemplifies the critical need for intergovernmental coordination. Policies The following policies will guide the Township in more effectively carrying out its municipal activities and responsibilities within the regional context that ft operates from: 5-15 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Appendix A LOCATION AND GEOGRAPHY Tyrone Township is situated in the northeast comer of Livingston County, which is located between Oakland and Ingham Counties on the fringe of southeast Michigan and the Greater Detroit Area. (see Figure A-1). Tyrone Township is surrounded by the townships of Deerfield to the west; Hartland to the south; Rose Township (Gakland County) to the east, and the City of Fenton and Fenton Township (Genesee County) to the north (see Figure A-2). The US-23 expressway, running north and south through the Township, serves as a major regional connector to employment centers in Detroit, Ann Arbor, Flint, and Lansing (see Figure A-1). Figure A-2 ~eou,ty c.c:MWAY COHOCTAH DEERRB.D HOWELL ocrotA ii Fowlervtlle I ! HANDY i Tyrone Township's location relative to transportation routes and employment centers has made it a popular place to live. An attractive natural setting of woodlots interspersed with the rolling terrain of past glacial activity and inland lakes add to the area's appeal. Some of the larger lakes are Lake Shannon, Runyan Lake, and Lake Tyrone (see Figure A-3). Large wetland areas are concentrated near Hoisington and Steams Lakes in the northwest part of the Township. j I ~D, B Howell MARION K)OCO i BRIGHTON GENOA enc;.ton PUTNAM r HAMBURG GREEN OAK ~Cotnty Figure A-1 Figura A-3 ,. :JD 21 a :Ill A-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN ~ • i i as a M a • • ~ �Appendix B HISTORIC PERSPECTIVE lack of pride in the residents for their community it is quite likely that, when pressed to identity where they reside these same residents would most likely respond "just south of Fenton• or perhaps "north of Brighton.•... The lack of a community center is a common attribute of communities which are primarily residential in character... • HISTORIC PERSPECTIVE The Township's 1985 Master Plan provides insight into the history of Tyrone's development. Portions of this text which are taken directly from the plan are italicized. For a more detailed outline of the Township's history, refer to Tyrone Revisited: 18341976 A Blcentennlal Salute. Though no community center is discernible, development over the past forty years has generally been focused in the northern third of the Township. This is particularly true with regard to higher density development. While the majority of the Township still reflects much of the landscape of past generations, northern Tyrone Township has made the jump from a strong rural environment to one of significant suburbanization. Tyrone Township was first settled in 1834 when three men made purchases of the new territory; George Dibble, George Cornell and William Dawson. The following spring 15 more purchasers acquired territory and thus the Township's settlement began. By the end of 1836, 131 more entries were made for purchases, which took most of the remaining available land. By 1838 the first school was in operation and the first church was erected in 1844. By 1852 the Township had formal postal services. Agricultural activities dominated the economy of Tyrone and the majority of business was conducted to serve agricultural operations. Hay and grain, sheep, dairy cattle and horse rearing, and orchards were all part of Tyrone's early agricultural activities. The Township has no federally designated historical sites, but the old Township Hall (10408 Center Road, built in 1887) is on the State register of historic places. According to the Blcantannlal Tribute there was an Indian burial mound in the north part of section 5 of the Township, but it was destroyed. Numerous centennial homes in the Township are also part of Tyrone's rich history. Colwell Cemetery (Section 4) Clough Cemetery (Section 8), Gardner Cemetery (Section 27) and Parshallville Cemetery in Hartland Township are the final resting places for many of Tyrone's early settlers. There is an historic church at Tyrone center (Section 16). Tyrone was settled initially as an agricultural community, as was most of Livingston County. Early industry was an outgrowth of the agricultural activity, such as the grist mill in Parshallville. Of specific interest is the manner in which the Township has changed as agriculture declined as the pn'mary activity. As an agricultural community development was, by necessity, widely dispersed. Throughout its history the Township has had few settlement areas, Hailers Comers and Parshallville are obvious examples while sites such as Hill Top Orchards and the area around the original Town Hall might also qualify. With the exception of Parshallville these areas are no longer identifiable settlements. Nor have any new settlement, or community areas replaced them. Development in Tyrone continues to be dispersed. This is perhaps the most significant historical pattern that can be observed in the development of Tyrone Township. Despite continued growth there is no discernible community center, no "downtown,· no focus of community identity. While there is no evident B-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Appendix C PHYSICAL PROFILE- NATURAL FEATURES (Denton Hill, Section 11 ). Glacial deposit thickness increases from west to east across the entire Township. There are no outcroppings 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 Livingston County is not as noticeable as in other parts of Michigan. As a result, the County receives 5 to 1O percent more sunshine than the western part of the state. Precipitation averages 33.57 inches per year, and 59 percent of the annual total is received during the April-September period. Snowfall averages 42.6 inches per year. 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 30 degrees in January to 82 degrees in July. Below in Table C-1 is temperature and precipitation infonnation for Livingston County. Table C-1 - Climatic Information Temoerature Preci :>itation Month Average Average Avereqa Average Daily Daily Maximum Minimum 1° Fl 16.6 16.0 23.6 34.8 45.6 56.0 60.1 59.1 51 .6 41 .7 30.0 20.0 Monthly Total Snow Depth* llncheal 1.96 2.12 2.58 3.44 3.76 3.40 2.75 3.34 2.99 2.72 2.42 1.0 /Inches\ 3.7 4.5 3.7 1.8 2.0 0 0 0 0 1.0 2.6 3.0 0 C Fl Januarv Fabruarv March .6.nrij Mav June Julv A11n11st c::-t October November December 30.3 31 .6 40.8 54.8 67.2 n.3 82.1 80.5 72.4 60.7 44.4 32.8 The surface geology of Tyrone Township resulted from glaciation 13,000 to 14,000 years ago. 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 drainage basins, or watershed areas. In addition to defining drainage patterns, moraines are highly porous and provide natural intake points for water to percolate into the groundwater table. Examples of moraines in Tyrone Township are Denton Hill in Sections 1 and 2, and the · hill formation between Foley and White Lake Roads, historically referred to as the Bluffs. There is also an elongated moraine with a ridge line running southeast from Runyan Lake to Section 36. Outwash channels were once watercourses resulting from glacial meltwater. The valley along Ore Creek and Lake Shannon are examples of outwash channels. Another outwash plain is the valley running from the top of Denton Hill to Runyan Lake. • on davs with snow cover 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. Tyrone Township has numerous small kettle lakes, including Sullivan Lake and Lake Tyrone. Other kettle lakes are located along Tipsico Lake Road in Section 1, in an area of Sections 21 , 22, and 27 between Mabley Hill Road and US-23, and Sections 14 and 15. Source: LMngston County Soil SufV9y, Soil Conservation Service GEOLOGY Tyrone Township is located on the boundaries of two major bedrock fonnations; Marshall Sandstone and Coldwater Shale. These are the first bedrock fonnations to be encountered beneath glacial deposits. Approximately half of the Township (northern) is underlain by the Marshall formation, while the remainder (southern) is underlain by the Coldwater fonnation. The thickness of glacial deposits overlaying the sandstone and shale bedrock ranges from as little as 50 feet in outwash plains (Lake Shannon, Hoisington Lake) to as much as 375 feet on moraines C-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �TOPOGRAPHY Table C-2 - Lakes 5 Acres or Larger The relative steepness of an area has an impact upon drainage patterns, private costs of development, and public costs. Substantial areas of Tyrone Township have slopes of 12 to 18 percent or more (see Map C-1). These slopes place limitations on development. Generally, slopes exceeding 7% present special construction problems and require special measures to prevent 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. Preservation of the existing character of steep sloped areas in Tyrone Township is especially important because of the erodibility of gravely soils in those areas, and because of impacts on nearby watercourses (especially Runyan and Shannon Lakes). Excavation and removal of vegetation from steep-sloped areas for development would significantly increase runoff and sedimentation of lakes and streams and would ultimately undennine the attractive and distinctive character of the Township. This is particularty true where uplands slope abruptly to floodplains around Lake Shannon and near Hoisington and Steams Lakes. Lake Location ArN lacr• In Twn.) Lake Shannon Runvan Lake Hoisinaton Lake Lake Tvrone Stearns Lake Sullivan Lake Marl Lake Sections 19 30 3 1 Section 9 Section 6 Section 34 Section 5 Sections 12 13 Section 4 193 174 120 39 36 27 22 The shores of lakes, especially in Livingston 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 Tyrone Township, especially on Runyan and Tyrone Lakes, were created decades ago and are less than 50 feet wide. Faulty septic system siting (where sewer is not available) 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. 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. As a result, virtually all of the lakefront property in Tyrone Township is developed. Hoisington and Steams Lakes have not been desirable or feasible for development because they are surrounded by wetlands. The absolute topographic relief in Tyrone Township varies from a maximum elevation of 1,200 feet above sea level in Section 15 to a minimum of 858 feet in Section 6 at Hoisington Lake (see Map C-2). As might be expected, the principal lowlands in the Township follow water courses along the western periphery of the Township and across its northern third. The Township generally rises in an easterly direction. Along with new lakefront homes and existing lakefront homes being converted to pennanent residences, 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. INLAND LAKES A list of the lakes of 20 acres or more in size in Tyrone Township appears in Table C-2. The combined surface area of these 7 lakes is over 610 acres. The largest lakes are found primarily in the northwest portion of the Township. Lake Shannon, which covers 193 acres (remainder of Lake Shannon in Deerfield Twp.), is the largest lake within the Township. Runyan Lake is the second largest. 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 accelC-2 TY RONE TOWNSHIP COMPREHENSIVE PLAN 1 ,,,-...._ �threat to public health and safety. 100 year flood boundaries have not been mapped by the National Flood Insurance Program for Tyrone Township. The floodprone areas in Tyrone Township, if any do in fact exist, are relatively small because the Township includes some of the highest points in southeast Michigan, is not traversed by any major watercourses (and is actually near the top of the watershed), and has hilly terrain which facilitates runoff drainage. eration of aquatic weed and algae growth. Such was the case with Runyan and Tyrone Lakes, which now have sewer systems. Lakes that have steep slopes adjacent to them, such.as Lake Shannon, usually have problems with erosion and sedimentation on their shores rather than problems associated with high water table. Dredging and filling activities along most lakeshores are regulated by the Department of Natural Resources through the Inland Lakes and Streams Act, PA 346 of 1972, MCL 281 .952 et seq. The County Drain Commissioner, through the provisions of the Soil Erosion and Sedimentation Control Act, PA 347 of 1972, MCL 282.101 et seq, has authority to review land development and land uses regarding soil erosion and sedimentation issues, and prescribe conditions to minimize such conditions. Communities which have the greatest danger of flooding are those in the downstream areas of major watersheds. As a river travels down its watershed (toward its emptying point on the Great Lakes), it accumulates runoff water from many different sources, including tributaries, urban areas, and hills. Tyrone Township is at or very near the beginning of the Shiawassee River system, so it contributes floodwaters to downstream communities such as Owosso, while it receives no floodwaters from other areas. DRAINAGE The portion of Tyrone Township which serves as a floodwater storage area includes Lake Shannon, Runyan Lake, Steams Lake, and Hoisington Lake. This area is a vast contiguous system of wetlands and watercourses which is capable of holding huge quantities of water without severe flooding. Tyrone Township lies entirely within the major drainage basin of the Shiawassee River. Within this area are several smaller sub-watersheds including Denton Creek and Ore Creek. Watershed boundaries are shown in Map C-3. The primary watercourses in Tyrone Township are Ore Creek/Lake Shannon and a system consisting of Sullivan Lake, Denton Creek, Runyan Lake, Runyan Creek. Steams Lake, and Hoisington Lake. Significant wetlands are associated with these watercourses. One is along Denton Creek in Sections 2 and 3. The largest wetland system in the Township spans from Runyan Lake to the Township's western boundary. 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 Tyrone Township where public services are limited. 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. Sewers operated by the Livingston County Drain Commission on Runyan and Tyrone Lakes service only a very small portion of the Township. Substantial areas of surface soils in Tyrone Township suggest severe limitations for residential and urban development. The Livingston County Soil Survey identifies more than 80 soil units in the County, the majority of which can be found in Tyrone Township (see Figure C-1 tor listing of soil map units). 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. FLOODPLAINS Land Use And Soils Each soil type has unique characteristics which pose opportunities for some uses and limitations for others. The most important characteristics making the Areas adjacent to creeks, streams and rivers are susceptible to periodic flooding that can cause extensive damage to buildings and can pose a substantial C-3 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Figure C-1 SOIL MAP UNITS Ad ApA ApB ApC Allwial land . Arkport fine sandy loam, O to 2 percent slopes Arkport fine sandy loam, 2 to 6 percent slopes Arkport fine sandy loam, 6 to 12 percent slopes Ba Be Bp BrA BrB BrC BsA BsB BtA BtB BtC BtD Barry sandy loam Serville loam Borrow pits Boyer loamy sand, Oto 2 percent slopes Boyer loamy sand, 2 to 6 percent slopes Boyer loamy sand, 6 to 12 percent slopes Boyer loamy sand, silty substratum, o to 2 percent slopes Boyer loamy sand, silty substratum, 2 to 6 percent slopes Boyer-Oshtemo loamy sands, O to 2 percent slopes Boyer-Oshtemo loamy sands, 2 to. 6 percent slopes Boyer-Oshtemo loamy sands, 6 to 12 percent slopes Boyer-Oshtemo loamy sands, 12 to 18 HIE HmB HmC Ho La Le Lm LoB Md MIB MnA MnB MnC MoA MoB Moc MoO MoE MoF MrB MwB OaB OkB percent slopes BtE CxA Boyer-Oshtemo loamy sands, 18 to 25 percent slopes Boyer-Oshtemo loamy sands, 25 to 35 percent slopes Brady loamy sand, 0 to 2 percent slopes Breckenridge loamy sand Bronson loamy sand, o to 2 percent slopes Brookston loam Carlisle muck Colwood fine sandy loam Conover loam, O to 2 percent slopes Conover loam, 2 to 6 percent slopes Conover-Miami loams, O to 2 percent slopes Ed Edwards muck FoA Fox sandy loam, O to 2 percent slopes Fox sandy loam, 2 to 6 percent slopes Fox sandy loam, 6 to 12 percent slopes Fox-Boyer complex, 2 to 6 percent slopes Fox-Boyer complex, 6 to 12 percent slopes Fox-Boyer complex, 12 to 18 percent slopes Fox-Boyer complex, 18 to 25 percent slopes Fox-Boyer complex, 25 to 40 percent slopes Gilford sandy loam BtF BuA Bv BwA By Cc Cr CvA CvB FoB Foe FrB FrC FrO FrE FrF Gd Gr HdB HdC HIB HIC HID OIA 018 OmA OmB Orne Omo Pc Rf Se SvB Svc svo SvE SvF Gravel pits Hillsdale loamy Hillsdale loamy HillsdaJe sandy Hillsdale sandy Hillsdale sandy sand, 2 to 6 percent slopes sand, 6 to 12 percent slopes loam, 2 to 6 percent slopes loam, 6 to 12 percent slopes loam, 12 to 18 percent slopes Tm We WeA Wn Hillsdale sandy loam, 18 to 25 percent slopes Hillsdale-Miami loams, 2 to 6 percent slopes Hillsdale-Miami loams, 6 to 12 percent slopes Houghton muck Lake beaches Lamson fine sandy loam Linwood muck Locke sandy loam, 0 to 4 percent slopes Made land Metamora sandy loam, Oto 4 percent slopes Metea loamy sand, 0 to 2 percent slopes Metea loamy sand, 2 to 6 percent slopes Metea loamy sand, 6 to 12 percent slopes Miami loam, O to 2 percent slopes Miami loam, 2 to 6 percent slopes Miami loam, 6 to 12 percent slopes Miami loam, 12 to 18 percent slopes Miami loam, 18 to 25 percent slopes Miami loam, 25 to 35 percent slopes Miami-Conover loams, 2 to 6 percent slopes Minoa-Thetford complex, o to 4 percent slopes Oakville fine sand, 0 to 6 percent slopes Oakville fine sand, loamy substratum, O to 6 percent slopes Ottokee loamy sand, o to 2 percent slopes Ottokee loamy sand, 2 to 6 percent slopes Owosso-Miami sandy loams, O to 2 percent slopes Owosso-Miami sandy loams, 2 to 6 percent slopes Owosso-Miami sandy loams, 6 t? 12 percent slopes Owosso-Miami sandy loams, 12 to 18 percent slopes Pewamo clay loam Rifle muck Sebewa loam Spinks-Oakville loamy sands, O to 6 percent slopes Spinks-Oakville loamy sands, 6 to 12 percent slopes Spinks-Oakville loamy sands, 12 to 18 percent slopes Spinks-Oakville loamy sands, 18 to 25 percent slopes SpinksOakville loamy sands, 25 to 35 percent slopes Tawas muck Wamersloam Wasepi sandy loam, 0 to 2 percent slopes Washtenaw silt loam ? C-4 TYRONE TOWNSHIP COMPREHENSIVE PLAN ... �soil suitable or unsuitable for development are limitations on dwellings 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: systems can be broken down into the following categories: Slight: Relatively free of limitations or limitations are easily overcome. C. Wet, ponding, heavier {clay} soils, slow permeability. Mod•rate: Limitations need to be considered, but can be overcome with good management and careful design. D. Very wet soils, organics, wetlands, floodplains, unable to support septic fields . S•v•re: Limitations are severe enough to make Soils in categories B, C and D are not able to support septic fields because of extreme wetness. Soils in category A are classified as severe 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. A. Sandy, moderate to rapid permeability. 8 . Rapid permeability, wetness and high water table. use questionable. A modern soil survey was completed for Livingston County by the USDA Soil Conservation Service in 1974. The soil types present in Tyrone Township are shown on map C-4A and C-48, and further clarified in Table C-3. Soil types found in Tyrone Township are essentially glacial deposits acted upon by soil formation processes such as wind and water. As a result of glaciation, soil types vary widely from site to site in Tyrone Township. This, coupled with the fact that soil depths on USDA soil survey maps average 35 feet, make conclusive and accurate delineation of areas with severe limitations difficult. Site visits and inspections are necessary in nearly all instances to establish actual site conditions. Because of the diversity of soils found within most areas in Tyrone 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 areas where development is suitable because the limiting soils are underlain 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 sewage 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. Limitations For Septic Systems Substantial portions of Tyrone Township have surficial soils that impose severe limitations on septic tank absorption fields. These soils are concentrated in large groups, as well as scattered, and comprise 59% of the Township's total land area. Surficial soils with moderate limitations for septic systems comprise 39% of the Township's land area, and surficial soils with slight limitations cover 1.4%. Soils pose severe limitations for a variety of reasons, including steep slopes, wetness, and slow or excessive permeability. Some densely developed areas of Tyrone Township have experienced problems resulting from soil characteristics. Densely populated lakeshore developments pose some very difficult problems for on-site sewage treatment systems. Most lakeshore developments have been built on low, poorly drained soils rich in organic materials. Runyan and Tyrone Lakes are served by public sewers, but other lakes in Tyrone Township are not. Some parts of Tyrone Township that are likely to experience future growth, such as the south-central area, have moderate to severe limitations for on-site septic systems. Map C-5 shows the septic system limitation areas for the Township. Soils with moderate and slight limitations also appear on Map C-5. Municipal sewer systems are necessary when residential densities exceed the inherent ability of soils 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. 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. Soils with severe limitations for septic C-5 TYRONE TOWNSHIP COMPREHENSIVE PLAN �..... strength, excessive slope, 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 25% of the total land area of the Township. Standards For Septic Systems The Livingston 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 Livingston County Health Department if: Most Suitable Soils For Development The most suitable soils for development, with respect to both septic system and basement limitations, • The highest zone of groundwater saturation is less than 2.5 feet below the original ground surface. are depicted in Map C-7. Though dominantly In the southern half of the Township, the most suitable surficial soils are not particularly consolidated in the Township. • The stabilized percolation rate is in excess of 45 minutes per inch of fall. Hydric Soils • The proposed site is subject to flooding or is within the ten year flood prone area. Hydric soils present another limitation to 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 : • Where there exists less than 2.5 feet of naturally occurring permeable soil that is considered as suitable for the disposal of liquid sewage wastes as determined by the Soil Conservation Service. "A soil that is saturated, flooded, or ponded Jong enough during the growing season to develop anaerobic conditions in the upper part.· • 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). If artificially drained, hydric soils can be suitable for farmland use. Map C-8 shows where these hydric soils are. In Tyrone Township, most of the hydric soils are found near watercourses and correspond to present or former wetlands. Hydric soils represent 12% of the Township's total land area. Residential, commercial and industrial development in areas containing hydric soils should be discouraged. Where the upper soil profile is considered unsuitable for the installation of a sewage disposal system, a •deep excavation• or •cutdown 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 otherwise unsuitable. 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-9. Prime farmland soils comprise approximately 50% of the area of Tyrone Township, and they exist in several large contiguous areas as well as in small areas. Though they are concentrated in several areas of the Township, expansive and contiguous areas of prime farmland soils do not generally exist and raises questions as to the • Water-bearing formations found within the 12 foot range are not artesian. • 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-6. Some soils are rated by the Soil Conservation Service as having severe limitations on basements because of excessive wetness, low C-6 TYRONE TOWNSHIP COMPREHENSIVE PLAN ,,,,,.... �appropriateness of stringent fannland preservation measures. Lands enrolled in the Fannland and Open Space Preservation Program (PA 116 of 1974) are depicted on Map C-10. The P.A. 116 program provides property tax relief to landowners in exchange for the landowner's development rights. A total of 833 acres in Tyrone Township is enrolled in the program . . WOODLANDS The wooded areas of Tyrone Township are predominantly hardwoods, with some small areas of conifers. There are several large (300-500 acres) contiguous tracts of woods in the Township, particularly around the highest point in the township in Sections 10, 11 , 14, and 15, and south of Stearns and Hoisington Lakes. In addition, wooded areas are scattered throughout the Township in patches of 150 acres or less. Woodlands, which cover 22% of the township's land area, are shown in Map C-11. 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 significant portion of Tyrone Township (10% excluding lakes) can be 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 between Runyan Lake and the western boundary of the Township. The remainder are found in smaller areas of 250 acres or less. 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. Because wetlands are a valuable natural resource, they are protected by the Wetlands Protection Act, PA 203 of 1979, MCL 281 .701 et seq. PA 203 requires that permits be acquired from the Michigan Department of Natural Resources (DNA) prior to altering or filling a regulated wetland. The Wetland Protection Act defines wetlands as: Table C-3 - Woodland Use/Cover Codes Code 412 414 421 423 O..CrlDtlon Uoland Hardwood Lowland Hardwood Uoland Conifer Lowland Conifer - ArNlnTwn. 3 672 acres 1175 acres 214 acres 8 acres "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 refeffed to as a bog, swamp, or marsh and is contiguous to the Great Lakes, an inland lake or pond, or a river or stream.• 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 Tyrone Township. Future development should not occur at the expense of existing tree cover. Wooded areas in Tyrone Township should be managed to insure their long tenn existence and to help preserve the rural character of the Township. 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 nonconfonning 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. WETLANDS 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 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 use/cover inventory is illustrated on Map C-12. Table C-4 shows the land use/cover codes pertaining to regulated wetlands in C-7 TYRONE TOWNSHIP COMPREHENSIVE PLAN �ENVIRONMENTALLY IMPACTED SITES the area. Some areas of hydric soils not shown as wetlands would likely be classified as wetlands if they were not artificially drained. · Water Supplies with High Nitrate Concentrations Table C-4 - Wetland Use/Cover Codes Cod• 414 423 611 612 621 622 DNcrfnlion Lowland Hardwood Lowland Conifer Forested Watland Shrub Watland Anuallc Bed Emaraent Wetlands Sites with elevated nitrate levels in groundwater · are scattered throughout Tyrone Township. The subdivisions southwest of Mart lake are a "hot spot• for such sites. High nitrate concentrations are often the result of inadequate sewage disposal or the use of agricultural fertilizers. Faulty septic systems do not always filter wastes adequately before they reach unprotected groundwater supplies (i.e. there is an inadequate impervious surface between the ground surface and the groundwater). Since the source of contamination is not known , the provision of public sewers will not necessarily correct the problem. The sites identified by the Livingston County Health Department are shown by symbols on Map C-13. Area In TWD. 1175 acres 8 acres 19 acres acres 0acres 275 acres na GROUNDWATER Wells within Tyrone Township supply all of the water for residential, commercial and industrial uses in Tyrone Township. Most of these wells draw from the 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. Wells which tap aquifers near Coldwater Shale bedrock in the southern half of the township generally draw water of mucti lower quality than the Marshall Sandstone bedrock. 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. Act 307 The Michigan Environmental Response Act, PA 307 of 1982, MCL 691 .1201 et seq, provides for the identification, risk assessment, and priority evaluation of environmental contamination sites throughout the State. Following evaluation via a risk assessment model developed by experts from various state agencies, contaminated sites may be placed on one of two lists. The sites are given priority based on such factors as the availability of federal Superfund money, Act 307 funding , voluntary action by responsible parties, the likelihood of successful legal action, and the need to address immediate public health concerns. One list consists of sites where further evaluation and interim response activities are required, . The other list contains sites where response activities are ready to be undertaken. There are no sites in Tyrone Township included in the fiscal year 1991 Act 307 lists. 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 sterns 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. ~tyronelappendc.doc 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. C-8 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Livingston County, Michigan ~ Map C-1 STEEP SLOPES 6- 12% Slopes II ■ Slopes 18% and Greater 12-18% Slopes Data souce: USDA Sol S16Vey of Livingston County, MlchJQan PlonninO ll Zoning Cente,. Inc. Macf1, 1992 302 Souln \Nove"Y 1100d N A SCALI 1:55,096 1 heh ,. 4590 feet Lensing. Mlcnlgon �Livingston County, Michigan + f- T BENNE.TT L.4KE RO . 6 5 + +- Map C-2 D 850-949 feet II feet 950-999 RELATIVE ELEVATION 1000-1099 feet Ill 1100-1220 feet (above sea level) A SCAl.l Data source: U.S. Gedogcci SuNey 7.5 Minute Quactcnfje Mef)S Plonntng & Zoning Center. Inc. N 302 South Wover"'f Rood Mach, 1992 1:55,096 1 heh = 4590 feet LO.nslng. Michigan -' �Livingston County, Michigan ~ cg o~e . 7 G ~ + • o· + l) 11 + + n .:lii i! 1111f 11 !li Ul innlHl i: :. !~ !!l ill !ft l l !!Ill l ~ !1l ;!il !l i~ l !l l l!:. 0 .:i!i! i l l !l l i ' ;!ii,; 17 oD 16 + Ifi!l!!!i!!!!ii lili lil il li!!ll!l~l!!iltil!! 15 + 0 21 19 l!i!I 1111111 .. ,, /llllllllllllilllliilli!il .,,,,,,,,;ii i li i~i!I 1!1!11111111111: Map C-3 IZ] WATERSHEDS N Watershed boundary A I/' I Direction or point of outflow SCALI Mach, 1992 Data s ~ : MJchlQan Dt,pattrr-,t of Natura Resot.Xces Plo,VW,O & Zon,ng Center. Inc. 302 South Wove'"( Rood 1:55,096 l heh ,. 4590 feet Loneing . MJchlgon �Map C-4A �■ Map C-4B �MAP C-5 LIMITATIONS FOR SEPTIC SYSTEMS Explanation and Key Points: The map graphically represents surficial soil limitations for residential septic systems. Limitations from slight to severe are shown, with severe limitations having the darkest pattern and slight limitations having the lightest. Lakes are shown in black. Areas with severe limitations for septic systems comprise approximately 50% of the Township's land area. These areas are considered to have severe limitations because of high water table, excessive slope, wetness, very high permeability, or very slow permeability. As a result, large portions of Tyrone Township are unsuitable for development on parcels smaller than two acres, without public sewer systems. Areas shown as having moderate or slight limitations are suitable for development at somewhat higher densities without public sewer systems. Methodology: The UDSA Soil Survey of Livingston County contains a table, listing each soil type in the County and its limitations for septic tank absorption fields. The soil survey table was not used directly because local health department policies for issuing septic system permits vary considerably within Michigan. Specifically, the Livingston County Health Department considers some soils rated by the Soil Conservation Service (SCS) as having moderate limitations to actually have severe limitations. In other cases, soils rated as severe by SCS can have only moderate limitations. Because of the need for a more detailed analysis of septic system limitations, soils were divided into the following six categories: • Sandy, moderate to rapid permeability (moderate) • Sandy, rapid permeability, high water table (severe) • Wet, ponding, heavier (clay) soils, slow permeability (severe) • Very wet soils, organics, floodplains (severe) • Moderate limitations • Slight limitations Personnel at the Livingston County Health Department were consulted regarding the validity of the soils within the six classifications. Some of the soils were changed from one classification to another because the experience of the Health Department with those types of soil in Tyrone Township. In some cases, certain loams and sandy loams were considered by Health Department staff to have severe limitations rather than moderate. It was also noted by Health Department staff that the soil survey map units only cover a profile of no more than six feet below the surface, and soil types below that level vary widely in Tyrone Township because of glaciation. Sometimes, sites with severe soil limitations within the upper six feet are underlain by "good" soils for septic systems. However this is not often the case, since the areas rated as severe on Map C-6 have a high water table, are found in wetlands or swamps, or have steep slopes. Wetlands and areas with a high water table are very unlikely to be underlain with suitable soils. Using a computerized mapping system and a digital USDA soil survey map of Tyrone Township, soil map units defined as having slight, moderate, and severe limitations for septic systems, with respect to the above six classifications, were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Tyrone Township Livingston County Health Department t llyrone\Mplimo.doc �Livingston County, Michigan Map C-5 LIMITATIONS FOR SEPTIC SYSTEMS □ Sllght Ill Moderate/Severe [TI] Ill Moderate N A Severe SCAI.E Data source: USDA Sol SUNey of Livingston County, Michigan Planning & Zoning C..nter. Inc. ■ Water March, 1992 302 Sou th Woverty Rood 1:55,096 l heh ,. 4590 feet Lansing, Michigan �MAP C-6 LIMITATIONS FOR BASEMENTS • Explanation and Key Points: Map C-6 graphically represents surficial soil limitations for basements. Limitations from slight to severe are shown, with severe limitations having the darkest pattern and slight limitations having the lightest pattern. Lakes are shown in black. Areas with severe limitations for dwellings with basements comprise a significant portion of the Township's land area (approximately 25%). 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. Soils with severe limitations for dwellings with basements are found primarily in steep sloped areas and wetlands. Thus, these soils could be considered unsuitable for development. Methodology: The Soil Survey of Livingston 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 Tyrone 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 Livingston County, Michigan Digital UDSA Soil Survey map of Tyrone Township ~\lyrone\baMli,,...doo �Livingston County, Michigan Map C-6 - R LIMITATIONS FOR BASEMENTS □ Slight IIIIIl] Severe ~ Moderate ■ Water N A SCAI! Data source: USDA Sol Sulvey of Livingston Coun/}', Mlchk;an PkJnnkig & Zoning Cent er, Inc. Mach, 1992 302 Sourn Waverly r?ood 1:55,096 l heh = 4590 feet Lonstng. Michigan �MAP C-7 MOST SUITABLE SOILS • Explanation and Key Points: Shaded areas on Map C-7 represent surficial soil 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. Lakes are printed in black. These "suitable" soils comprise approximately 50% of the Township's total land area and are found mostly in the southern 4 miles of the Township. Methodology: Using a computerized mapping system and a digital USDA soil survey map of Tyrone 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 Livingston County, Michigan Digital UDSA Soil Survey map of Tyrone Township Livingston County Health Department ~\lyfone\nwutt.doc �Livingston County, Michigan Map C-7 a1 MOST SUITABLE SOILS N Data source: USDA Sol SUNey of Livingston County, Michigan Planning a A Solls most suitable for development Zoning Center. Inc. Mach. 1992 302 South Waverty f'?ood SCAIE 1:55,096 1 Inch • 4590 feet t.onslng. Mlchlgon �MAP C-8 HYDRIC SOILS • Explanation and Key Points: Shaded regions on Map C-8 represent areas covered by hydric soils. Hydric soils are generally very wet, or have been wet for extended periods in the past, organic soils which, in their natural state, are poorly drained, saturate easily, and retain large quantities of water. In Tyrone Township, these soils are found mostly 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 farming . Methodology: The USDA Soil Conservation Service publishes a list of all hydric soils in Michigan. Hydric soils in Tyrone 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 Tyrone Township, soil map units designated as hydric soils were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Tyrone Township USDA Soil Conservation Service Michigan hydric soils list t ltyronelhydric.doo �Livingston County, Michigan [ , 3 ~T 1 ~ 2 ef -°' ~ P RSMALL..VIL.L Map C-8 IJJ 12 \ 'f'RO. HYDRIC SOILS Hydrlc Soils ■ Water Dato source: USDA Sol SUtvey of L.IY/ngston County, Michigan P\onntno & Zoning Center. Inc. ' Maren, 302 Souln Wovetty Rood rm SCALE 1:S5,096 1 nch .. 4590 feet Lonalng. Michigan �MAP C-9 PRIME FARMLAND SOILS Explanation and Key Points: Shaded areas on Map C-9 represent two types of prime farmland soils. The darker of the two patterns is prime farmland soils in their current state, while the lighter pattern represents areas that are considered prime farmland only if drained. Areas not requiring drainage comprise approximately 70% of all prime farmland soils. Prime farmland soils cover a significant portion of Tyrone township; approximately 35-40% of the total land area. Throughout most of th.a Township, prime farmland soils are not well related to parcel boundaries. This reduces the likelihood of profitable farming activities. Methodology: The UDSA Soil Survey of Livingston 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 Tyrone 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 Livingston County , Michigan Digital UDSA Soil Survey map of Tyrone Township j:\tyronelplarm.doo �...... Livingston County, Michigan Map C-9 Ill PRIME FARMLAND SOILS N Prime Farmland A. Prime Farmland, If Drained SCALE Data source: USDA Sol SuNey of Livingston Co!A'lty. Michigan Planning & Zoning Center, Inc. March, 1992 302 South Wov,.rt.t Rood 1:55,096 1 nch ,. 4590 feet Lansing. Mlct,lgon �MAP C-10 PA 116 FARMLANDS Explanation and Kay Points: Map C-10 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 Livingston 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 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 . Source: Livingston County Equalization Department Livingston Data Services USDA Important Farmlands map of Livingston County j:\tyrone\pa 116.doc �Lf\7@@~~ lJ@W~~C=ODCP Livingston County, Michigan + BENNETT LAKE RO. 5 ~ 2 3 ~- ~ ~ ~6 ~a \j TURNER RO. c:i ex: ~ w LL ~~ + 8 12 7 + HOGAN RO. c:i 18 ex: 16 z w F LEY RO. 14 15 0 z ::::; CENTER RO. c:i ex: c:i 0 w ~< ex: 19 20 ~ ~ c:i ex: z 21 2 ::i:: ~ w LL aJ z 29 24 j: it ...J < ::. ::, DEAN RO. ...J ...J ex: ROHN RO. 28 27 26 25 FAUSSETT RO. c:i ex: 34 32 36 PARSHALLVIU.E RO. Map C-10 HOLFORTH RO. PA 1 ·1 6 FARMLANDS N Land enrolled in the Michigan Farmland and Open Space Preservation Program A SCAI.! Dato source: MlchlQan Department of Commerce Planning & Zoning Center. Inc. Mach, 1992 302 South V\Joverty Aood 1:55,096 1 heh • 4590 feet Lonstng . Michigan �MAP C-11 WOODLANDS Explanation and Key Points: The shaded regions on Map C-11 represent five different types of wooded areas. The three general types of woodland cover are hardwoods (broadleaf trees), conifers (needle-leaf ·trees), and wooded swamps. Most of the woodlands in Tyrone Township are hardwoods, some of which exist in very large contiguous areas. Conifers are found in small patches scattered throughout the Township, and there are only two small wooded swamps. The largest wooded areas tend to be located on hilltops and near watercourses and wetlands. 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 Livingston County was revised in 1986 by the MONA based on updated imagery. Subsequent minor revisions were made by the consultant based on aerial photographs of the Township taken in the spring of 1990 by SEMCOG. 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 located, filled with patterns, and printed. Source: Michigan Department of Natural Resources, Michigan Resource Inventory Program 1990 SEMCOG aerial photographs ~ltyronelwoodland.doo �Livingston County, Michigan Map C-11 ■ rn::iiirn ;~;:; ~;: WOODLANDS Upland Hardwood nnm Upland Conifer Data source: Michigan Re$ource Inventory Progom. SEMCOG Aerld PhofOQraphs - 302 Sourn Wovetty ~ood N Wooded Swamp ~ II Lowland Conifer Lowland Hardwood P1onntno & Zoning Center. Inc. ■ SCA!! March, 1992 -- 1:S5,096 l nch = 4590 feet Lansing . Michigan I �MAP C-12 WETLANDS Explanation and Key Points: The shaded regions on Map C-12 represent wetlands. There are a variety of wetland types found in Tyrone Township, including surface waters, swamps, and lowland woodlands. All of the areas shown on Map C-12 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. Large areas of lowland woodlands are found along Denton and Runyan Creeks in the northern two miles of the Township. A concentration of very wet areas exists in the northwest quadrant of the Township between Runyan and Hoisington Lakes. 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 cover/use inventory for Livingston County was revised in 1986 by the MDNR based on updated imagery. Subsequent minor revisions were made by the consultant based on aerial photographs of the Township taken in the spring of 1990 by SEMCOG. 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 1990 SEMCOG aerial photographs �Livingston County, Michigan MOGAN RO . 11 18 17 ij ~ «~ ~20 ~~ ~ m OJN ~ RO . 11tOHN R O , 1-1a..f"<)R TH ,tO. Map C-12 WETLANDS 11 Lowland Woodlands Wooded Swamp ~ Shrub swamp PhofOQrq:Jhs 302 Sou t h Wov erty Rood N Water A II Emergent Data source: Michigan Resource Inventory Program. SEMCOG Aerld PkJnnlng & Zo ning Cen ter. Inc. ■ SCA!£ March, 1992 1:55,096 1 nch = 4590 feet Lansing . Michigan �Ll\J@@[ill[] LJ@W[ill~[X]O[P Livingston County, Michigan + ... BENNETT LAKE RO. R6 5 2 q,~- 3 ~ + TURNER RO. 7 d a: ~ !zw R ~ LL ... 8 12 + HOGAN RO. d a: 18 zw 17 16 F EY RO. 14 15 0 z :J CENTER RO. 13 CENTER RO. d a: d 19 20 a: 0 w ~< )<; ~ 21 :c ~ 22 5 (!) (.) 29 0 z m :l: a: 23 ... < ~ 24 w LL ROHN RO. 28 15 :f ~ a: ~ ci a: w a: ...J ...J ...J ::, DEAN RO. d ci a: z 27 26 25 GERMANY RO. 30 :l: FAUSSETT RD. ~, d a: 34 31 32 33 w 35 A 36 23 in 0.. i== PARSHALLVILLE RD. Map C-13 HOLFORTH RD. ENVIRONMENTALLY IMPACTED SITES I• I Water supplies with nitrates 5 ppm. or higher (large trlang/e denotes mu/ffp/e sites In close proximity) ~ Sites of suspected sell and/or groundwater contamination Data source: LMngston Co1.11ty H~affh Depatment Pk:Jnnlng & Zoning Centttf', Inc. SCAU: Mach, 1992 302 Sout h Wover,y Rood 1:S5,096 l heh • 4590 feet Lansing . Michigan �Appendix D Pt:IYSICAL PROFILE-MAN-MADE FEATURES 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, as well as perceived, and real quality of life. LAND COVER/USE Tyrone Township has a typical Congressional Survey township configuration of approximately 36 square sections (square miles). The Township is 36.7 square miles (23,482.2 acres), the majority of which retains a rural character. General categories of land cover/use for the Township are as follows: • 32.6% in open shrub or herbaceous areas (7,632 acres). Concentrated residential development in Tyrone Township is centered around Runyan, Shannon, Tyrone, and Marl Lakes, and adjacent to the City of Fenton. More dispersed •strip" residential development is located throughout the Township along county roads, especially White Lake Road. Agricultural uses are located in all areas of the Township. The only land in commercial use is located along Old US-23 in Section 29. Recreational uses include a golf course (Section 20), a ski area (Section 15), and campgrounds (Sections 32 and 34). • 21.5% in forest cover (5,070 acres). This includes upland and lowland hardwoods, upland and lowland conifers. • 21.1 % in agriculture (4,947 acres) including cropland, orchards, confined feedlots and pasture. • 13.8% in residential uses (3,242.8 acres) including single family, duplex, and multi-family. • 4.6% in wetlands (1,071.8 acres). This includes forested, shrub, and emergent wetlands. Map 0-2 presents land according to its tax classification. The majority of land in the Township is taxed as residential. In 1991 , Tyrone Township had a total State Equalized Value (SEV) of $131,808,178 (this figure includes real and personal property). Commercial development accounted for 0.96% of total SEV; industrial, 0.69%; residential, 90.2%; and agriculture, 3.4%; the remaining SEY can be attributed to personal property. • 3.1% in surface water (734.4 acres). • 1.2% in transportation and utilities (282.2 acres). • 1.2% in recreation and open space (293 acres). • 0.6% in open pit extraction (136.8 acres). • 0.35% in commercial, institutional or industrial development (82.9 acres). LAND DIVISION A detailed account of specific land uses can be found in Table 0-1 and Figures O-1A and 0-1 B. Figure 0-1 C provides an overview of land cover/use in Tyrone Township by way of a patterned map. Analysis of natural features such as slopes, woodlands, wetlands, prime farmland, soils and other soil limitations can be found in Appendix C. In 1930, large tracts of land primarily devoted to agricultural use prevailed in Tyrone Township. By 1960, many of these large parcels still remained or had been split once, but certain areas of the township became intensely developed. Subdivisions were platted in the area surrounding Runyan Lake, Tyrone Lake, along White Lake Road, and adjacent to the City of Fenton. Lake Shannon was created by damming Ore Creek. Ten acre parcels were beginning to appear in 1960, but by 1971 they had become common in all parts of the township. The area around Lake Shannon was also developed during the 1960's. Between 1985 and 1990, the most significant change in land use was in the residential land use classifications. Land devoted to single family or duplex use increased over 46%, while most other land us81'cover classifications had only small fluctuations. This growth resulted in approximately 1,000 additional acres or approximately 1.6 square miles of residential land use. 0-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �----. The result of land divisions into 3-1 O acre lots is that uses requiring large areas of land (agriculture and forestry) are squeezed out because it is not feasible to manage those uses on small parcels. Such lot split patterns also facilititates congestion and traffic hazards along area roadways, raises costs of providing public services such as sewer and water, and fosters an urban landscape in place of previously expansive rural vistas. The Township experienced more development during the 1970's than in any other period of time. Many new subdivisions were created along White Lake Road, around Marl Lake, and in smaller areas throughout the Township. Many of the large agricultural parcels were split into ten acre lots. In 1991 , parcels of 3-10 acres were the dominant parcel size although many large tracts still remain. Table D-1 1991 LAND USE/COVER TYRONE TOWNSHIP Code URBAN 1133 112 124 126 13 141 144 146 AGRICULTURE OPEN FOREST WATER WETLAND 171 193 194 21 22 24 29 31 32 412 414 421 423 51 52 53 611 612 622 Land Use/Cover Single Family, Duplex Multi-Family Strip Commercial Institutional Industrial Air Transportation Road Transportation Utilities Open Pit Extractive Outdoor Recreation Cemeteries Cropland Orchard, Ornamental Permanent Pasture Other Herbaceous Shrub Upland Hardwood Lowland Hardwood Upland Conifer (Pine, etc.) Lowland Conifer (Cedar, Etc.) River Lake Reservoir Forested Shrub Emeraent 1991 area (acres) % 3,240.2 2.6 5.0 57.5 20.4 19.1 251.7 11.4 136.8 288.6 4.4 4,482.6 396.4 20.1 48.3 4,965.4 2,667 3,671 .9 1,175.3 214.4 7.9 0.0 732.0 2.4 19.0 778.2 274.6 13.8 0.01 0.02 0.24 0.09 0.08 1.07 0.05 0.58 1.22 0.02 19.1 1.69 0.09 0.21 21 .1 11 .4 15.6 5.00 0.91 0.03 0 0.03 0.01 0.08 3.31 1.17 ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::1:oi:At;::• :::::• •::::::::::••:•:::•: •:::•: •:::::::•: :: ::• :::::::•:•:•::•••::::::::: :: ::::: ::•:•• :::::;2~;iisi2•: •••••••· TRANSPORTATION • White Lake Road from the Oakland County line to Bennett Lake Road The Michigan Department of Transportation classifies roads in Michigan communities for the purposes of state funding. US-23 is classified as a state trunkline. There are 26.5 miles of Primary Roads and 53.29 miles of Local Roads in the Township. Primary roads include: • Bennet Lake Road from Deerfield Township to the Genesee County line • Old US-23 from the Genesee County line to Hartland Township D-2 TYRONE TOWNSHIP COMPREHENSIVE PLAN �• Faussett Road Township from US-23 to All other roads in the Township are classified as local. See Map 0-3. Deerfield • Parshallville Road from US-23 to Hartland Township The Livingston County Road Commission has performed 24-hour traffic counts along most of the principal corridors in the Township. The most recent figures available are from 1986 and 1990, and are listed' in Table D-2. US-23 is the most heavily travelled road. • Fenton Road from the City of Fenton to Hartland Township • Center Road from Old US-23 to Fenton Road • Tipsico Lake Road from Foley Road to Hartland Township - this road is designated for Rose Township, not for Tyrone. Table D-2 24 Hour Traffic Volumes Location US-23 between Clyde Rd. and Faussett Rd. US-23 between Center Rd. and White Lake Rd. Faussett Rd. between US-23 and Linden Rd. Faussett Rd. between Linden Rd. and McGuire Rd. Center Rd. between US-23 and Hartland Rd. Center Rd. between Hartland Rd. and Mabley Hill Rd. Center Rd. between Mablev Hill Rd. and Fenton Rd. Fenton Rd. between Holforth Rd. and Germanv Rd. Fenton Rd. between Germanv Rd. and Center Rd. Fenton Rd. between Center Rd. and White Lake Road Fenton Rd. between White Lake Road and Citv of Fenton White Lake Rd. between Tiosico Lake Rd. and Fenton Rd. White Lake Rd. between Fenton Rd. and Hartland Rd. White Lake Rd. between Hartland Rd. and US-23 White Lake Rd. between US-23 and Section 5 White Lake Rd. between Section 5 and Bennet Lake Rd. Whittaker Rd. between Bennet Lake Rd. and Genesee Countv Bennett Lake Rd. between White Lake Rd. and Deerfield Two. Bennett Lake Rd. between White Lake Rd. and Citv of Fenton White Lake Road, Fenton Road, and Bennett .Lake Road are the most heavily traveled primary roads, respectively. The traffic volume capacity of adequately paved roads is generally 5,000 vehicles per day. Gravel roads are generally considered sufficient to handle 300 vehicles or less per day, by Livingston County Road Commission standards. Based on this information, inadequate areas are apparent at Center Road between Hartland Road and Fenton Road, and Whittaker Road near Genesee County. 1986 Vehicle Count (24 hour) 26,300 24,400 477 859 1 166 572 246 1 051 1 015 1 456 1,830 1,585 1,324 2784 1,156 465 393 1,875 665 1990 Vehicle Count (24 hour) 40,068 1 471 Road, and Center Road between US-23 and Hartland Road. Runyan Lake Road is paved between White Lake Road and Hartland Township, but is in very poor condition south of Foley Road. Excluding Runyan Lake Road, this represents slightly less than 22 miles of paved primary roadway. County road rights-of-way are 120 feet for primary roads and 100 feet for secondary roads. Platted subdivisions along county roads must provide for a 120 foot right-of-way. Roads within platted subdivisions must have a minimum right-of-way of 66 feet. Where the Livingston County Road Commission purchases land for new roadways, a 100-foot wide area is purchased. Most of the roads in the Township are gravel, except for several primary roads and roads in some of the platted subdivisions. Paved primary roads include Old US-23, Bennett Lake Road, White Lake Road, Fenton Road, Parshallville Road, Faussett Road, Hartland Road from the City of Fenton to Carmer D-3 TYRONE TOWNSHIP COMPREHENSIVE PLAN �North/south routes through Tyrone Township are contiguous and provide good access to interior areas. East/west routes are more irregular, with breaks at US-23 and in the less developed southern portions of the Township, rendering some areas not very accessable. Some of these roads have breaks for one mile or more and have different names on either side of the break. Examples of this are Holforth and Parshallville Roads, Rohn and Dean Roads, Foley and Hogan Roads. Transportation access, patterns and frequency of use greatly impad land uses in a community. In fact, they often drive land use decisions. There are approximately two dozen private roads in the Township. They are generally scattered throughout the Township though the majority are located in the southern half of the Township. Private roads are getting increased attention in townships throughout the state. 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 affected by private road development. . At the time of writing, no major road improvements were scheduled within the Township aside from routine maintenance. DRAINAGE POLICE & FIRE _-- Tyrone Township gets fire protection from two different departments; the City of Fenton and Hartland Township fire departments. There are no fire stations located in the Township. Map 0-5 shows fire department service areas. The Fenton fire station is located in the City of Fenton, approximately 1.5 miles from the northern Township boundary. The Hartland fire station is located near the Hartland Township Hall approximately 2.5 miles from the southern Township boundary. Fire service areas are shown on Map D-7. Police protection is provided by the Livingston County Sheriff Department and the Michigan State Police. The Livingston County Sheriff is located in Howell, although there is a satelite post in Hartland Township at M-59 and US-23. The nearest state police post is located in Brighton. The Insurance Services Organization (ISO) evaluates communities with regard to fire protection and insurance agencies then use these evaluations, or ratings, to establish fire insurance protection rates. ISO has rated portions of Tyrone Township a "9, • on a scale of 1 (best) to 1O (worst), except for areas located more than 5 road miles from the City of Fenton and outside of the area serviced by Hartland. That area has been rated a "10. • Map 0-5 includes 5-mile radius lines from each of the fire stations, which can be used to approximate the fire insurance ratings. Lack of easily available water for fire protection in the majority of the Township is the principal condition resulting in the low rating. The county drainage system in Tyrone Township is limtted, although a new drainage district is proposed. Very few streams or creeks have been substantially modified by channelization excE:pt for the outlet to Tyrone Lake in Section 34. The channel, which was altered at some point far in the past, flows into a tributary of Ore Creek. The only existing county drain in the Township is located in Section 31 near Parshallville. It is part of Livingston County Drainage District #3 and is depicted on map 0-4. A new drainage district, the East Shore Drain, is proposed for the east side of Tyrone Lake in Sections 34 and 35. The secondary portion of this drainage district (area not assessed) covers a large area of more than 1,800 acres of the Township in Sections 23, 25, 26, 27, 35, and 36. The proposed drainage district is also depicted on Map D-4. ~ SCHOOLS Tyrone Township is served by three public school districts; Fenton, Linden and Hartland (see Map D-6). The Fenton Area Public Schools serves most of the Township residents. There are no school facilities located in the Township. Appendix E provides additional information on the area school districts. COMMUNITY FACILITIES There are three cemeteries in Tyrone, all operated by the Township. Colwell Cemetery is located on White Lake Road, west of US-23 in Section 4. Clough Cemetery is located at the intersection of Linden and Turner Roads in Section 8. Gardner Cemetery is located at Hartland and Germany Roads in Section 27. Other public buildings include the Township halls-the 0-4 TYRONE TOWNSHIP COMPREHENSIVE PLAN 1r �newer facility on Center Road and adjacent the old hall, now a muse.um and historic place. (See Map D7). In 1991, the Township was given a lot on Runyan Lake, also shown on Map D-7. • SEWER AND WATER None of Tyrone Township is served by public sewer or water systems. Portions of the Township are served by collective private sewer systems. These are located in the vicinity of Runyan Lake and Lake Tyrone and are operated and maintained by lake associations. Fenton Heights Apartments, located on Fenton Road in Section 11 , maintains a small lagoon type sewage treatment system. Township residents rely on private wells for water. 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 wells. RECREATIONAL FACILITIES & HISTORIC SITES Tyrone Township contains no public recreational facilities. Private recreational facilities in the Township include: • Tyrone Hills Country Club, at Center Road and US-23 • Kanadahar Ski Club, in the northeast corner of Section 15. • Church of God youth campground in Section 32 While Tyrone Township has several historic resources (see Appendix 8), only one site appears on the state register of historic sites-the old Township Hall at Center and Hartland Roads. D-5 TYRONE TOWNSHIP COMPREHENSIVE PLAN �MAPS D-1A to D-1C LAND COVER/USE Explanation and Kay Points: The land cover/use map shows land use according to the Michigan Resource Inventory Program, managed by the Michigan Department of Natural Resources (MDNR). Maps D-1a thru 0-1 care the actual lines and land use classification numbers from the MDNR. Map D-1c is a graphical representation of the data in Maps D-1A thru 0-18. Detailed land use classifications have been generalized for Map D-1C into agricultural , commercial, residential , etc., categories. 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 Livingston County was revised in 1986 by the MDNR based on updated imagery. Subsequent minor revisions were made by the consultant based on aerial photographs of the Township taken in the spring of 1990 by SEMCOG. 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. Source: Michigan Department of Natural Resources, Michigan Resource Inventory Program j:\lyrone\lucov.doo �Livingston County, Michigan Map D-lC LAND COVER/USE ~ Agricultural lfm Commercial, Industrial, mffil Extractive, or lnstltutlonal ■ Residential ■ Transportation/ Utllltles Outdoor Recreation/ Cemeteries lllill] [TI] Woodlands D Lakes Date source: MDNR. Michigan Reso1.rce Inventory Program Pk)nnlng & Zoning center. Inc. Wetlands Open Land March, 1992 302 South Woveny Rood SCALE 1:55,096 1 heh = 4590 feel Lansing . Michigan �,,,,,.......__ 412 32 412 1133 21 8 U33 1133 31 414 21 21 Map D-lA �MAP D-2 LAND USE BY PARCEL-TAX CLASS Explanation .and Key Points: Map D-2 shows land use in Tyrone Township according to how parcels are taxed. It is evident from the map that a substantial amount of land in the Township is taxed for agricultural use, while land in the residential category is dominant in terms of the area occupied. Methodology: Tax parcel maps were obtained from the Livingston County Equalization Department and Tyrone Township and entered into a computer mapping system. In addition, each parcel was labelled 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 "geodatabase"; a map with all tax parcel information attached to each parcel. 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. Source: Livingston County Equalization Department Livingston Data Services Tyrone Township j.'\wont.lyronellupar.doo �Livingston County, Michigan • T 3 0 f7 0 \ 24 ~ 31 ,Map D-2 B] LAND USE BY PARCEL - TAX CLASS Agricultural D Residential ■ Commercial ,,,,, mH Developmen a II Industrial ~ lnstlMlonal Data sou-ce: LMOQSton Co1.11fy Equalzatlon Department Plonrilno & Zoning Center. Inc. t I SCAl! 1:55,096 June, 1993 1 heh • 4590 feet Lono1n0. Michigan �Livingston County, Michigan + + ~ BENNETT LAKE RD. fJ6+~ + I " I d a: ~ w u. 8 '-. !!:!.B_N§£!._RD~ . 7 2 3 I I +~AL+--16 - 15 - - --~,,-CENTER RD. CENTER RD. I DAI OD AO. s ~ 20 21 _Q.EAN__8D.:...- ~ I ci a: ~I ~I ::> 29 c5 23 22 + ci a: ; 24 w u. I I 26 ~ - }!_ -1- ~M~~ I • 28 r: • 25 --- - - ./ FA~~~+---+ 30 I I I ~ ~~t 0 ::> -13 -- - I ol a: I I I 19 _1j - EQL.EY_fil). - I ~~ t+ + 17 18 I 12 11 I -1 I ~ ci a: 35 31 _L __ _ . Map D-3 ~ ~ ~ ~ ROADWAY CLASSIFICATIONS (ACT 51) state Trunkllne [Z] County Local - Paved County Primary - Paved □ County Local - Not Paved . County Primary - Not Paved Date source: Michigan Deparlrnent or Trcnsportaffon Pk:mnlng & Zoning Center~ Inc. - June, 1993 302 South Wov eny Rood - N ~ $CAL£ 1:55,096 1 heh "' 4590 feet Lonelng . Michigan �Livingston County, Michigan R'- +- - - + - - - + - --u. ~ -\ ) BENNETT LAKE RO. 5 2 3 d a: ~ w u. + 1URNER RO. 8 12 7 + HOGAN RO. 18 ci a: z w 17 16 LEY RO. 14 15 0 z ::; CENTER RO. CENTER RO. c:i a: 19 20 c:i a: w s 21 22 ..J ..J :i: Cu 23 i u. 24 ..J ~ ::. ROHN RO. 28 29 a: <( if c:i a: w ~ J: ~z DEAN RO. ci a: 0 27 26 25 GERMANY RO. 5 8 30 ::. FAUSSETT RO. d a: 34 32 33 36 23 PARSHALLVILLE RO. Map D-4 COUNTY DRAINS Livingston County Drainage District #J N A ~ Proposed East Shore Drain - Assessment District Dato SOI.JIC8: June, 1993 Tyrone Township Plonnno & Zoning Center. Inc. 302 south Wov e rfy RooQ SCALE SS,096 1 nch • .• Xl feet Lansing , Michigan �Livingston County, Michigan Map D-5 [SJ FIRE DEPARTMENT SERVICE AREAS Fenton Fire Dept. N l:;:::i:!jiijj Hartland Fire Dept. A ~ 5 mile radius from fire stations Data sourca: Tyrone Towrnhlp P1onnlng & Zoning Center. Inc. SCA!z Morch, 1992 302 South Wove,ty Rood 1:55,096 1 heh = 4590 feet Lonshg. Michigan �Livingston County, Michigan 2 3 ~- ~ ~ 0 a: z 0 !zw u. t-s ~ 12 + F LEY RD. 14 15 13 CENTER RD. 0 0 a: a: 22 ..J ..J :i: i:i ..J 23 ~ 24 w u. a, < :::;; ROHN RD. 25 ~, 0 a: w 35 36 ci5 11. ~ Map D-6 D Fenton \ SCHOOL DISTRICTS !:!::;;;;;::::! N Hartland A Linden Data source: Tyrone Township Ptonnfng & Zoning Center. Inc. Mach, 1992 302 South Woveny Rood SCAI.E 1:55,096 1 hd'I ~ 4590 feet Lonshg. Michigan �Livingston County, Michigan 5 2 3 d a: ~ w u.. Clough Cemetery 11JANEA AO. 8 12 7 + HOGAN RO. 18 ci a: z 16 17 F w EY AO. 14 15 0 z 13 :::; CENTER RO. c:i a: c:i a: 19 w 20 "':5 21 ~ 22 <( c:i a: i:; 23 i 24 u. CD <( ::. ROHN AO. 28 29 ...J ...J :i: ...J if DEAN RO. w a: 5 a: :c z~ c:i a: d 0 8::. 30 27 26 25 GERMANY RO. Gardner Cemetery FAUSSETT RO. ci a: 34 32 31 33 35 36 23 PARSHALLVIU.E RO. Map D-7 ■ HOLFORTH RO. COMMUNITY FACILITIES N A Public Facilities Data s00/C6: Tyrone Towmh/p PIOnnlng & Zoning Center, Inc. March, 1992 302 SOutt, 1/Vove,ty Rood SCALE 1:55,096 1 nch • 4590 feet LoneW'1g 1 Mfchtgan �Appendix E DEMOGRAPHIC PROFILE POPULATION CHANGE OVER TIME RACE In the last four decades Tyrone Township has experienced significant growth. In 1950 the Township population was 1,039. By 1990 it had reached 6,854an increase of over 6 1/2 times in 40 years. Comparatively, the County's population increased by about 5 1/2 times from 1950 to 1990 (See Figure E-1 and Table E-1). With respect to race, Tyrone Township is relatively homogeneous; 98.5% of its population is white. As of the 1990 Census Asian and Pacific Islanders, and Blacks each represented 0.2% of the Township's population, and; 0.6% was American Indian, Eskimo or Aleut. Persons of Hispanic origin (who may be of any race) amounted to 0.7% of the population. Although there have been population increases in Tyrone each decade, they have been sporadic. The largest percentage increases occurred from 1950 to 1960 and from 1970 to 1980. From 1940 to 1950 the population increased 13%; 1950 to 1960, 47%; from 1960 to 1970, 26%; from 1970 to 1980 TT%; and from 1980 to 1990; 13%. County increases during the same time periods vary slightly from Tyrone's figures in that the County had higher growth rates than the Township for the decades of 1940-1950, 1960-1970 and 19801990; and, lower growth rates than the Township in the decades of 1950-1960 and 1970-1980. (See Figure E-2 and Table E-2). Projections by the Livingston County Planning Department estimate that Tyrone's population will reach 11,281 by the year 2010, representing an additional increase of nearly 65% from the 1990 figure. The County's population is 86.7% white with 0.6% Black; 0.6% American Indian Eskimo or Aleut; and, 0.4% Asian or Pacific Islander. Those of Hispanic origin amounted to 0.8% of the County population. Minority populations became a slightly larger percentage of the total population between 1980 and 1990. In 1980 Tyrone was 99.4% white. The age structure of Tyrone Township suggests a high percentage of families with children (but fewer children per family than in previous decades) and a relatively low percentage of persons 65 years and over. As of 1990, 28. 7% of the population (1,970 persons) was 18 years or younger. The County's percentage of persons 18 years and younger was 28.6; the State, 26.5%. The percentage of persons 65 years and over in the County amounted to 8.2%. Tyrone Township's percentage of persons 65 years and over was less at 6.6%. The State's figure was 11.9%. Additionally, median age of the Township (33.9 years of age) is higher than the County and State figures (32.9 and 32.6, respectively). This suggests the presence of "baby boomers• raising families who pull up the median age vs. an increase in the number of persons over 65 years of age (See Figure E-5 and Table E-5). When looking at surrounding community population changes over time, it becomes evident that Brighton Township has experienced the most growth and urbanization. Hartland and Tyrone Townships are close in terms of population totals. Deerfield and Unadilla Townships have experienced lower growth rates than surrounding communities (See Figure E-3 and Table E-3). Density (the number of persons per square mile) is a good measure of urbanization. As can be seen from Figure E-4 and Table E-4 Tyrone Township density has closely paralleled the County's since the 1900's. In 1900, the Township had 25 persons per square mile while the County had 34. By 1990 total persons per square mile had reached approximately 187 in Tyrone and 198 in the County. Density in the Township increased just over 7 times while density in the County increased nearly 6 times in 90 years. Age/sex pyramids present a more detailed profile of a community's age structure. See Figures E-6 through E- 8 and Tables E-6 - E-8. In 1960, the single largest age group in the Township was represented by people 5-14 years of age (23.4%). Additionally, nearly 13% of the population was under 5 years of age. Those adults in the family rearing age groups; 25-34 and 35-44 accounted for 24% of the population. It can be surmised that in 1960 (as in 1990) Tyrone Township E-1 1YRONE TOWNSHIP COMPREHENSIVE PLAN �had a relatively large number of families in its population. By 1980 the age/sex pyramid displays a tighter range in age distributions. The percentage of persons 5-14 is still relatively high, but it has dropped, as has the percentage of persons 5 years and under. 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). In 1990 the percentage of persons 5 years and under had not changed much from what it was in 1980 (around 7%). The percentage of persons 5-14 was down to 16.6%; and those in family rearing ages (2544) was up to 34.4%. Smaller percentages of age groups 14 and under, in light of an increase in adults in child-rearing age, reflects state and national trends toward couples waiting to have children, smaller families and childless couples. 2.94; the state's, 2.66, Tyrone Township's average number of persons per household was 3.05. As indicated previously, state and national trends of smaller households have affected Tyrone. In 1980 the average household size was 3.46 persons and 1970, 3.83. See Figure E-10 and Table E-10. ~ SCHOOL ENROLLMENT Three school districts serve Tyrone Township; Hartland, Fenton and Linden. Each school district experienced enrollment drops during the early and mid-1980s but, with the exception of Linden, enrollments rose again in the late 80s (See Figure E11 and Table E-11). Cumulative enrollment for the districts over the last two decades has been around 8,000 students (K-12). See Figure E-12. HOUSING HOUSEHOLDS Between 1980 and 1990 the number of housing units in Tyrone Township went from 1,960 to 2,352; an increase of 21 %. Over the ten-year period the Township had 565 new single-family home building permits issued (an average of 56 per year) with 309 permits issued between 1988-1990. See Figure E-13 and Table E-12. Between 1980 and 1990 Tyrone Township's population increased 13%. In this same time period, the number of households increased by 21% (See Figure E-9 and Table E-9). This is a significant increase in households when compared to the population increase. This means that fewer people are taking up more space and these households, although smaller, are still likely to need a certain level of base services regardless of the fact that less people are in them (e.g., it still takes X amount of money to lay water and sewer lines along a street). In terms of public services, the household is generally the measure of service units rather than individuals. As of the 1990 Census, 97.2% of all occupied housing units in the Township were single-family homes. Of all the housing units in the Township, 94.1% were owner occupied. This is meaningful considering county and state averages of home ownership in 1990 were 84.5% and 71% respectfully. Median value of owner-occupied housing in Tyrone was $97,300 (the same as the County). Comparatively, median value of owner-occupied housing in the state was $60,600. Households are increasing at a faster rate than the population because of state and national trends of increases in single-person and single parent households in addition to a general decrease in the size of households. See again Figure E-9 and Table E-9. ECONOMY The Tyrone Township work force is, for the most part, a commuting work force. In 1990 the average travel time to work was 30 minutes. The county average is 28.4 minutes. The majority of the work force (85.4% in 1980) also indicated that they worked outside Livingston County, reporting to employment centers primarily in Genesee, Washtenaw and Oakland Counties, and the Detroit metro area. By 1990, 88.4% of the labor force reported to work outside the county. Married-couple families represent 81.7% of all households in the Township. This is significantly higher than county and state percentages of 71 .3% and 55.1%, respectively. As would be expected, because of the high percentage of married-couples and families in the Township, the number of persons per household ls higher than state and county averages. In 1990 the county average number of persons per household was E-2 TYRONE TOWNSHIP COMPREHENSIVE PLAN tC'\ �Although the percentage of persons employed in manufacturing in Livingston County decreased between 1980 and 1990, this sector still provides the highest percentage pf jobs. In 1980, 28.6% of all employed persons worked in manufacturing. By 1990 this figure dropped to 27.4%. The retail trade sector provided the second highest percentage of jobs in the County in 1980, but fell considerably by 1990 to 16.1 % becoming the 3rd largest source of jobs. To·e service sector was third in the County in terms of employment provided in 1980 at 21.6%. By 1990, it rose to 2nd place as the provider of jobs at 28.8%. See Figure E14 and Table E-13. Employment Security Commission calculates subsequent employment figures from the 1980 ratio, this trend is reported for remaining years in the decade. See Figure E-16 and Table E-15. As might be surmised by previously presented demographic information, Tyrone Township has a relatively high per capita income. Between 1979 and 1989 the Township's per capita income increased 100% (as opposed to an increase of 84.1 % for the state overall). In the same time period, the County's per capita income increased 108%. Since per capita income figures are derived by taking total income and dividing it by every adult and child, it is especially significant that Tyrone's per capita income remains relatively high since it has a higher than average median household size. See Figure E-17 and Table E16. In 1980, the percentage of Tyrone Township's work force employed in manufacturing was 36.8%, quite a bit higher than the county average. By 1990 this figure fell to 27.8%. In 1980, Tyrone had a higher percentage of its work force (26.6%) in the services sector than the county; by 1990 it rose to 31 .6%. Retail trade . (typically a lower income generator) provided only 14.1% of all Tyrone Township jobs in 1980 and rose to 17.8% in 1990 (see Figure E-15 and Table E-14). State equalized value in the Township has increased considerably since 1974, rising nearly twelve times in seventeen years. (See Table E-17) Revenue generated from the tax base has also increased considerably with the Township experiencing a nearly six-fold increase in revenues; the county a five-fold increase; and the schools a 6 1/2 fold increase. In 1980, the Township's unemployment rate was lower than the County's. Since the Michigan E-3 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Table E-1 HISTORIC POPULATION LIVINGSTON COUNTY 19 664 17736 17 522 19274 20863 26725 38233 58 967 100 289 115 645 1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 Figure E-1 POPULATION GROWTH TREND LIVINGSTON COUNTY: 1900-1990 120,000 100,000 80,000 C = .5Z 0 ::, a. 60,000 0 Q. 40,000 20,000 1900 1910 1920 1930 1940 1950 1960 1970 Source: Uvingston County Planning Dept. E-4 TYRONE TOWNSHIP COMPREHENSIVE PLAN 1980 1990 �Table E-2 POPULATION GROWTH TREND Livingston County Tyrone Township % increase in oooulation 13.00 47.00 26.00 77.00 13.00 1940-1950 1950-1960 1960-1970 1970-1980 1980-1990 28.00 43.00 54.00 70.00 15.00 Figure E-2 POPULATION GROWTH TREND LIVINGSTON COUNTY AND TYRONE TOWNSHIP 80.00 ■ Tyrone Twp. 70.00 [] Livingston County 60.00 Percent Growth 50.00 40.00 30.00 20.00 10.00 0.00 1950 1960 1970 1980 1990 Sourcs: Uvingston County Planning Dept. E-5 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Table E-3 HISTORIC POPULATION Trone 1 039 1 523 3437 1950 1960 1970 1980 1990 son 6854 Bri 1 645 2875 5882 11 222 14 815 Deerfield 919 1 149 1 734 2 611 3000 Unadilla T 1 078 1 216 1 793 2874 2 949 Hartland 1 098 1 436 2630 6034 6860 1 861 2282 2457 4268 5686 Figure E-3 POPULATION GROWTH TREND TYRONE TOWNSHIP AND AREA COMMUNITIES 16000 14000 12000 0 10000 C: 0 3 a.. 1950 ■ 1960 0 .:; 8000 IIIIIl 0 a.. 1970 6000 ■ 1980 4000 § 1990 2000 0 Tyrone Brighton Deerfield Unadilla Hartland City of Twp. Twp. Brighton Source: Uvingston County Planning Dept. E-6 TYRONE TOWNSHIP COMPREHENSIVE PLAN hton Cit �Table E-4 PERSONS PER SQUARE MILE 1900 1920 1940 1960 1970 1980 1990 Tvrone Two. 25 20.2 25.2 41.7 94.2 166.5 187.2 Countv 33.9 30.2 35.9 65.9 101.6 172.7 198 Figure E-4 PERSONS PER SQUARE MILE TYRONE TOWNSHIP AND LIVINGSTON COUNTY ■ Tyrone Twp. 200 ifill County 150 100 50 0 1990 Source: Derived from Dscsnnia/ Census E-7 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Table E-5 MEDIAN AGE Tvrone Countv State 23.8 28.7 25.5 28.3 32.9 26.5 28.8 32.6 1970 1980 1990 33.9 Figure E-5 MEDIAN AGE DISTRIBUTION 1970-1990 35 BJ ■ 1980 30 lllffl 25 ., 20 ~ C . S! -.:::, Q) 2 1970 15 10 Tyrone County Source: Decennial Census E-8 TYRONE TOWNSHIP COMPREHENSIVE PLAN State 1990 �Table E-6 AGE/SEX DISTRIBUTION BY PERCENT TYRONE TOWNSHIP: 1960 Male 6.63% 11.75% 6.89% 4.14% 7.62% 5.91% 4.79% 3.81% Under 5 5-14 15-24 25-34 35-44 45-54 55-64 65+ Female 5.98% 11.69% 5.65% 6.17% 6.11% 5.65% 4.01% 3.22% Figure E-6 AGE/SEX DISTRIBUTION BY PERCENT TYRONE TOWNSHIP: 1960 ,..,.. ,..,.. ,.. ■ Female . ... ,... .... ■ Male ,, I ,I)' -~ ◄ r· ,., • . .. I ,1 ,.. l';;I 15 10 s 0 s Source: Decennial Census E-9 TYRONE TOWNSHIP COMPREHENSIVE PLAN 10 15 �Table E-7 AGE/SEX DISTRIBUTION BY PERCENT TYRONE TOWNSHIP: 1980 Under 5 5-14 15-24 25-34 35-44 45-54 55-64 65+ Male 3.55% 10.93% 9.40% 7.24% 8.31% 6.06% 3.29% 2.25% Female 3.14% 10.43% 8.10% 7.82% 8.75% 5.20% 2.91% 2.62% Figure E-7 AGE/SEX DISTRIBUTION BY PERCENT TYRONE TOWNSHIP: 1980 ■ Female ml 15 10 5 0 5 Source: Decennial Census E-10 TYRONE TOWNSHIP COMPREHENSIVE PLAN 10 Male 15 �Table E-8 1990 AGE SEX DISTRIBUTION FOR TYRONE TOWNSHIP Female 4 8.6 6.1 7.7 9.4 7.1 3.7 3.4 Male 3.27 8.00 6.64 7.48 9.76 6.87 4.48 3.19 Under5 5-14 15-24 25-34 35-44 45-54 55-64 65+ Figure E-8 1990 AGE SEX DISTRIBUTION FOR TYRONE TOWNSHIP ■ Female lilll -10 -8 -6 -4 -2 0 2 Sourcs: Dscsnnia/ Census E-11 TYRONE TOWNSHIP COMPREHENSIVE PLAN 4 6 8 Male 10 �Table E-9 NUMBER OF HOUSEHOLDS TYRONE TOWNSHIP 1960 1970 1980 1990 Trone 407 897 1756 2211 Figure E-9 NUMBER OF HOUSEHOLDS TYRONE TOWNSHIP 2500 2000 1500 1960 1980 1970 Source: Decennial Census E-12 TYRONE TOWNSHIP COMPREHENSIVE PLAN 1990 �Table E-10 PERSONS PER HOUSEHOLD 1970-1990 1970 1980 1990 Tvrone State Countv 3.83 3.46 3.1 3.21 3.39 2.94 3.27 2.84 2.66 Figure E-10 PERSONS PER HOUSEHOLD 1970-1990 4 [ill 1970 ■ 1980 3.5 ■ 1990 3 -0 0 ..c: 2.5 ~ en ::::, 0 ::c .... ~ a.. 2 en C: 0 ....en ~ a.. 1.5 1 0.5 0 Tyrone State Source: DeCfHlnial Census E-13 TYRONE TOWNSHIP COMPREHENSIVE PLAN County �Table E-11 SCHOOL ENROLLMENT BY DISTRICT 1971-1990 1971 19TT 1981 1986 1990 Hartland Scool District 2 016 3327 3457 3 017 3113 Linden School District 2200 2600 2685 2403 2 341 Fenton School district 3557 3488 3145 2738 2 874 Figure E-11 SCHOOL ENROLLMENT BY DISTRICT 1971-1990 . .fl C: 4000 D 3500 ■ Linden School District 3000 §! Fenton School district 2500 E ~ ..... 2000 C: -g ;x 1500 1000 500 0 1971 19TT 1981 1986 1990 Source: Respective School Districts (1971-1990) E-14 TYRONE TOWNSHIP COMPREHENSIVE PLAN Hartland Scool District �Figure E-12 SCHOOL ENROLLMENTS EJ 10000 ■ Linden School District 9000 11111 Hartland Scool District 8000 7000 ~ ., C: .s 6000 .s 5000 ~ 4000 ~ ~ 3000 2000 1000 0 1971 Fenton School district 19n 1981 1986 1990 Sourr»: Respective School Districts (1971-1990) E-15 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Table E-12 DWELLINGS UNITS ADDED TYRONE TOWNSHIP 1980-1990 Tvrone 39 19 9 13 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 17 31 66 62 100 110 99 Figure E-13 DWELLINGS UNITS ADDED TYRONE TOWNSHIP 1980-1990 ~ 120 100 80 ~ C ::::, "'" ~ 60 ~ 40 1980 1981 1982 1983 1984 1985 1986 1987 Source: Uvingston County Planning Dept. E-16 TYRONE TOWNSHIP COMPREHENSIVE PLAN -- - - 1988 1989 1990 �• Table E-13 EMPLOYMENT BY SECTOR LIVINGSTON COUNTY: 1980 & 1988 Industry of Employed Years Agricultural Services Fo~estrv Fisheries Mining Contract Construction Manufacturing TransportationCommunication and Other Public Utilities Wholesale Trade Retail Trade Finance Insurance Real Estate Services Public Administration Percent of Persons Employed 1980* 1990* 0.43 1.7 0.41 0.21 6.00 7.7 28.60 27.4 2.60 3.9 4.50 26.70 8.60 21 .60 7.70 5.40 16.1 6.2 28.8 2.5 * Number may not total 100% due to rounding Figure E-14 EMPLOYMENT BY INDUSTRY LIVINGSTON COUNTY: 1980 & 1990 • 30.00 ■ Agricultural Services, Forestry, Fisheries 25.00 D Mining ■ Contract Construction (I.) u ._ 20.00 D Manufacturing Ill Transportation Communication and Other Public Utilities !:El Wholesale Trade 0 u... -"" ._ 0 3:: 0 15.00 (I.) C7\ .B c:: (I.) u ._ ~ Retail Trade (I.) 0... 10.00 5.00 IIIIII Finance, Insurance, Real Estate II Services 11'1 Pubic Administration 0.00 Source: County Business Psttems, Census Bureau E-17 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Table E-14 EMPLOYMENT BY SECTOR TYRONE TOWNSHIP Industry of Employed Persons Percent of Persons Emoloved 1980* 1 0.41 4.2 36.8 4 Aariculture Forestrv and Fisheries Minina Construction Manufacturina Transportation Communication and Other Public Utilities Wholesale Trade Retail Trade Finance. Insurance and Real Estate Services Health Services * numbers may not total 100% due to rounding . Percent of Persons Ernoloved 1990* 0.9 0 6.0 27.8 3.7 4.3 14.1 5.3 26.6 5.6 6.2 17.8 5.1 31 .6 0.92 Figure E-15 EMPLOYMENT BY INDUSTRY TYRONE TOWNSHIP: 1990 40 ■ Agriculture, Forestry, and Fisheries 35 ii D 30 Mining ■ Construction D .. 25 ~ 11111 ~ Ill Transportation 1 20 'communication and Other Public Utilities (i .g' c ~ a.. Efl 15 Wholesale Trade ~ Retail Trade IIIIII Finance, Insurance and Real Estate L1 Services 10 5 Manufacturing . l:lil II Public Administration Source: Decennla/ Csnsus E-18 TYRONE TOWNSHIP COMPREHENSIVE PLAN �• Table E-15 UNEMPLOYMENT RATES TYRONE TOWNSHIP & LIVINGSTON COUNTY: 1984-1990 • Countv Unemolovment Townshio Unemolovment 8.7% 7.0% -6.1% 5.75 5.45 5.0% 5.9% 1984 1985 1986 1987 1988 1989 1990 7.6% 6.1% 5.3% 4.9% 4.7% 4.4% 5.1% Figure E-16 UNEMPLOYMENT RATES TYRONE TOWNSHIP & LIVINGSTON COUNTY: 1984-1990 • 9 Iii County Unemployment 8 ■ Township Unemployment a> 7 - 6 a:ii C Q) E 5 ~ a. 4 E a> C 3 ~ 2 :) 1 0 1984 1985 1986 1987 1988 1989 Source: Michigan Employment Security Commission (1984-1990) • E-19 TYRONE TOWNSHIP COMPREHENSIVE PLAN 1990 �Table E-16 PER CAPITA INCOMES 1979 & 1987 Tyrone Two. 1979 1989 State Countv $7688 $14,154 $8323 $17 327 $8894 $17792 Figure E-17 PER CAPITA INCOMES 1979 & 1989 CJ 18000 1979 16000 ■ 1989 14000 12000 cu > cu _J 10000 cu E 0 u -= 8000 6000 4000 2000 0 County Tyrone Twp. State Source: CBnsus Bureau Table E-17 TYRONE TOWNSHIP TAX LEVY 1974 1978 1982 1988 1991 ~· County Taxes Stat Equalized Rate Taxes . Valuation 139349 27.593 950 5.05 44 852,340 5.25 235474 81 067724 5.40 438025 ._ 94152510 5.71 537234 651,996 131708558 4.95 Township Taxes Rate 1.00 1.00 1.18 1.29 1.20 School Taxes Taxes Rate Taxes 27593 44856 96057 121 880 158010 35.39 40.02 41 .n 45.68 48.29 976 502 1794991 3.386247 4 301185 6,359745 E-20 TYRONE TOWNSHIP COMPREHENSIVE PLAN Total Taxes Rate 41 .44 46.27 48.36 52.68 54.44 Taxes 1 143446 2,075,323 3,920,329 4,960299 7,169,753 �• Table E-18 SHARE OF TOTAL MILLAGE RATE FOR 1990 TYRONE TOWNSHIP 1990 School District 87.16% Livin ston Count 10.31% Figure E-18 SHARE OF TOTAL MILLAGE RATE FOR 1990 TYRONE TOWNSHIP 1990 ■ TyroneT~ . 11111 School District CJ • Source: Tyrone Township's Clerics Offlcs • K:llyronellyr~.doo E-21 TYRONE TOWNSHIP COMPREHENSIVE PLAN Livingston County � 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 Tyrone-Twp_Comprehensive-Plan_1993 Creator An entity primarily responsible for making the resource Tyron Township Planning Commission and Board, Tyrone Township, Livingston County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1993-10-25 Title A name given to the resource Tyrone Township Comprehensive Plan Description An account of the resource The Tyrone Township Comprehensive Plan was prepared by the Tyrone Township Planning Commission and Board with assistance from the Planning & Zoning Center, Inc. and was published on October 25, 1993. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Tyrone 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/ebe1d1724dcaf68972ed5564037a5f70.pdf c0f6eb13ccd5c5e35579658c2e16c808 PDF Text Text oG{ rowns(ij,J-(a{C �TOWNSHIP PLANNING COMMISSION ROBERT WAGNITZ, CHAIRMAN Hon MORTON, VICE-CHAIRMAN RICHARD SCHUMACHER JAMES SVEJCARA RICHARD McGRAW JOSEPH LYONS TOWNSHIP BOARD OF TRUSTEES ROYCE D. HYDE, SUPERVISOR BETHANY HAMMOND, CLERK MARGARET MELVILLE, TREASURER HAROLD J, HILL RICHARD F. SCHUMACHER �TYRONE TOWNSHIP MASTER PLAN Prepared For: TYRONE TOWNSHIP PLANNING COMMISSION By: LIVINGSTON COUNTY PLANNING DEPARTMENT 820 East Grand River Avenue Howell, Michigan 48843 The Tyrone Township Master Plan was adopted by the Tyrone Township Planning Corrnnission of June 11, 1985. �• • • • • • •· • TABLE OF CONTENTS Page LIST OF MAPS ..........•...•..•.•..........•.•.....•..••..................... iii LIST OF TABLES ..•..•.................•...••.........•......••.••............ iii PREFACE ......•.•..........•........••....•.....•......•.....•.•............. ; V INTRODUCTION................................................................ , What is a Master Pl an?................................................. • Why Does Tyrone Township Need a Master Pl an?........................... , What is the Relationship Between a Master Plan and a Zoning Ordinance?. , Future Directions in Land Use Planning ...............•................. 1 1 1 3 4 GOALS AND OBJECTIVES........................................................ 5 BASIS OF THE PLANNING APPROACH •.......•...•........•••••................•... • Soils Suitability Analysis............................................. 8 9 LAND , • • • • USE POLICIES ..•......••........•••.....•.........•........•.•.......... Rural Residential Districts .............•....•••.....•................. Suburban Residential District .•...•.•.•.•.•••.•.••.•....••............. Residential District ..........••....•....•...•........•.••..•....•..... Commercial District ...•.................•....•...•....•.•..•.••........ Industrial District ..••.......••.....••.....••••.•...........•......... 15 15 16 17 18 19 MANAGEMENT AND DESIGN POLICIES .........•........•........••..•..•.••........ • Topography ............................................................. • Vegetation .....•.....•......•..•......•......•.......••.....•.......... , Floodplains, Wetlands, Drainage Swales ........••.•......•......•....... 21 21 21 22 , I n1and Lakes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 • Streams and Creeks ...•.............•••........•.•...................... •Agriculture ............................................................ • Residential ............................................................ , Residential Recreation and Open Space •....•....•.•...•.......•......... 23 24 25 26 • Con1111erci a1 Use ••••... .•••••....•.•••••....•••••••••..••..•.•..•.•.•.... 26 • Industrial ............................................................. , Transportation Facilities .....•...••.•.•.....•..••••.•....••........... , Water Supply and Wastewater Disposal •.......•....•.••....•..•.......... 1 Socia 1 Sys terns. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 28 30 30 FUTURE LAND USE IN TYRONE TOWNSHIP .....•..•....•..•..•.•...•••.........••... 32 , Future Land Use Map ...•••.................••..••••.•.................•. 32 -i- �COMMUNITY INVENTORY/PROFILE .........................•....................... 38 Natura 1 Sys terns .......................................................... 38 1 1 1 Topography ........................................................ . 38 1 Wetlands ............................................................ 45 Soils .............................................................. 42 Vegeta.tion ......................................................... 44 t Rivers, Streams and Drains ....•.................................... 46 1 Lakes .•.......•.. .....•............................................ 48 Community Systems ........................................................ 51 1 t 1 Agriculture ........................................................ 51 Resident i a1 •••.••••••••.•••••••••••••••••••••••••••••••••••••••.••• 55 Commercial ........................................................ . 56 t Industrial ......................•.................................. 57 • Vacant ............•.................•••............................ 57 , Public/Government Facilities and Services .........................• 58 t Transportation Facilities .......................................... 60 • Recreation Facilities •............................................. 67 • Building Activities ................................................ 70 t Rezoning Activities ................................................ 71 • Water Supply ....................................................... 71 , Wastewater Management ......•......................•................ 74 • Solid Waste Management ........••................................... 76 Socia 1 Systems ........................................................... 77 • Historic Perspective ...........•.•................................. 77 t Population Characteristics - 1980 Census Profile ................... 78 t Housing Characteristics - 1980 Census Profile ...................... 84 t Population Forecasts ............................•.................. 85 BIBLIOGRAPHY . ...••..•••.•.•.•.•....•.•..••••...••.••....•.•........•.....•.• 93 APPENDIX A- "Chapter 3: The Terrain Evaluation Map 11 (Reprinted from An Environmental Review System for Livingston County) B - The Glacial Formation of the Livinston Count Reprinted in its entirety C- 1980 Census Tables for Tyrone Township - Population D- 1980 Census Tables for Tyrone Township - Housing E - Suitability Criteria for Overlays -ii- �LIST OF MAPS • 1 COMPOSITE MAP A.................................................. 12 2 COMPOSITE MAP B.................................................. 13 3 COMPOSITE MAP C.................................................. 14 4 ROAD RIGHT-OF-WAY INVENTORY ...................................... 29 5 FUTURE LAND USE MAP .............................................. 33 6 LAND ELEVATION IN TYRONE TOWNSHIP ................................ 39 7 EXISTING LAND USE ................................................ 52 8 SCHOOL DISTRICTS ................................................. 61 9 TRAFFIC COUNTS .........................•......................... 64 10 TRAFFIC ACCIDENTS ................................................ 65 11 PUBLIC RECREATION FACILITIES IN SOUTHEAST MICHIGAN ....•.......... 68 12 PUBLIC RECREATION AREAS IN LIVINGSTON COUNTY ..................... 69 13 AMENDMENTS TO ZONING MAP, 1973 - 1984 ............................ 73 14 ANALYSIS ZONES - 1980 POPULATION AND HOUSEHOLD FIGURES ........... 91 15 ANALYSIS ZONES - POPULATION AND HOUSEHOLD FIGURES THROUGH 2005 ... 91 LIST OF TABLES Table 1 SUITABILITIES FOR LAND USE-RELATED ACTIVITIES .................... 10 2 SOILS CHARACTERISTICS ............................................ 43 3 LAKES OF 5 ACRES OF MORE IN AREA ................................. 48 4 LAND USE IN ACRES ................................................ 53 5 BUILDING ACTIVITY, 1973 - 1984 ................................... 72 6 REZONING ACTIVITY, 1973 - 1984 ................................... 72 7 SMALL AREA FORECAST VERSION 84 ................................... 88 -iii- �PREFACE A community's character stems from a number of factors. The specific factors which comprise this character, and the relative weight of their influence, change over time. Initially, the natural features which comprise the community landscape - such things as topography, vegetation, soils, watercourses, etc. - provide the greatest influence. They dictate the types of land use which will occur, whether the community establishes a strong agricultural tradition or instead develops a recreation orientation. Eventually, the influence of natural features diminishes as community residents assert a stronger influence over what the area is and what it will become. Such factors as location within the region, proximity of other communities, the character of adjacent communities, become increasingly important. In time, the character of the community comes to reflect that of its residents - who they are, where they came from and where they wish their community to go. This Master Plan reflects an effort by Tyrone Township officials to direct the growth of their community. It is a statement about what they wish their community to become. The decision to prepare a Master Plan stemmed from the belief that it was important to base land development decisions on a firm understanding of both the community's character and the impact which such development would have upon the community's resources. The process of preparing the plan was cumulative. First, a thorough analysis of the community - both its residents and its resources - was performed. At the same time a set of goals and objectives for the community was adopted. Then, utilizing the acquired base of information, a set of policies was developed to achieve the goals and objectives. Finally, the Master Plan document was assembled, including a recommended Future Land Use Map. The Master Plan documents each of these efforts. For example, a Community Profile/Inventory, which details the characteristics of the natural, community, and social systems of the township is included. The methodologies used in the analyses also are discussed; pertinent background sources are included in the Appendices. Quite naturally, the adopted goals and objectives and resulting regulatory policies comprise the essential part of the Master Plan. The reason for including all of this within the document is significant. It is intended that the Master Plan serve as a decision-making tool for local officials. The successful utilization of this Plan is not predicated upon its ability to predict future events. Instead, the Plan enables local officials to measure new development proposals against a set of regulatory guidelines or policies. -iv- �INTRODUCTION The Tyrone Township Planning Commission has prepared a Master Plan for the Township. This introductory section is intended to provide an understanding of why a community becomes involved in land use planning. Listed below are answers to some of the questions commonly asked when a community undertakes preparation of a Master Plan. • What is a Master Plan? A Master Plan is the Tyrone Township Planning Commission's recommendation for the physical development of the Township. It includes the allocation of land for various uses and purposes, the identification of desirable and necessary levels of public services, and recommendation of implementation techniques. State law requires all townships with planning commissions to adopt a master land use plan. Thus, it represents an opportunity for the community to decide the extent and direction of growth and development in the future. A Master Plan is based on a statement of local goals and objectives for orderly future growth in the community. These, in turn, are examined in relation to the adopted planning goals and objectives of other local units of government, the county, and regional planning agencies to insure compatibility with these jurisdictions as well. One of the main concerns of a Master Plan is the relationship of various land uses to one another and to the projected population estimates of the community in the future. These factors help to indicate the community's future need for homes, shopping facilities, public service facilities, industrial establishments, recreation, and agricultural areas to serve its residents. Existing uses and misuses of land are identified as are land use trends. In addition, a Master Plan is also concerned with the preservation of natural resources such as woodlands and flood plain areas. From this analysis policies can be developed for guiding future land use. These are illustrated on a map reflecting general types of land use. Finally, alternative programs and proposals are examined for implementing these policies along with time frames and guidelines to insure rational and intelligent implementation. In short, a Master Plan is a statement of the community's long range plans for its future direction and development. The plan acts as a guide for development to assure that the character, shape and size of the community in years to come reflects the desires of the community residents, and that land uses be properly located within the community in the most cost-efficient, service-effective manner possible. 1 Why Does Tyrone Township Need a Master Plan? Tyrone Township needs a Master Plan as do all communities that wish to insure the desired shape and character of the future community. A Master Plan is particularly essential as a rural community begins to -1- �feel the suburban and urban growth and development pressures mentioned above which are likely to increase in years to come. A Master Plan can allow a community to guide and direct the growth which is presently occurring, while at the same time retaining the desired rural and small town character of the community. Without a Master Plan, growth is likely to ~ccur in a haphazard, irrational manner, endangering the preservation of prime agricultural lands, exploiting environmentally sensitive lands, and encouraging the unwanted extensions of sewerage and water facilities. With a Master Plan growth would be permitted where it would not adversely affect prime agricultural land or lead to the destruction of unique natural, scenic or historic resources. Costly service extensions would be avoided as future service needs are planned and developed in a more efficient manner. The following statement by Lawrence W. Libby is illustrative of the conflicts and concerns which arise as land use patterns change. It makes very clear the need for adequate controls and strategies to cope with alternative demands for the use of limited land resources. In recent years, a new set of variables has begun to influence the rate of farm land conversion in areas much like Tyrone Township. Before, most of the factors were internal to agriculture, thus part of the farm operation. The new variables are external to the usual decisions on how a farmer uses his land. These external, economic conditions often minimize the forces over which the farmer feels he has some control. Obviously, the two sets of variables are not distinct. They indicate the same phenomenon--decreased demand for land in farming and increased demand for "open" 1and for other uses, both made possible by advances in farm production technology. In the past, a farmer could achieve effective land use with sensible farm planning. As external economics become more important, broader planning is needed to encompass the relevant forces affecting land use in rural areas. While we do have decreased land requirements in farming and increased demand for other uses, there is no assurance they will match up. The best farm land often turns out to be best for other uses as well. Without great detail on the nature of the non-farm forces involved, a few of the results may be noted: 1. Trend Toward Country Living. The trend in the United States today is toward rural or suburban living. Large population increases are coming to the open country side. Some large, and not so large, cities are literally "drying up" downtown. Industry is decentralizing; people count open spaces high among their priorities for the good life. 2. Higher Cost of Rural Government. People mean government services, and taxes. New rural residents expect a higher level of government services than is usual in farm areas. They expect better roads, police protection, rubbish collection, water districts and new schools. The more scattered the population, the more expensive these facilities are for each house served. More tax dollars must come from somewhere. -2- �3. Frictions Develop. Where farm and non-farm land uses rub together, sore points are likely to develop. Newcomers find that farms are not always contributors to a tranquil countryside. 'Odor and/or dust producing substances' are parl: of most general farming complexes, but they can seem to be an obnoxious and unnecessary disruption to nearby homeowners. The latter may assume that all people live in the country and work elsewhere. As numbers of non-farm residents increa5e, the farmer may find himself the target of a nuisance ordinance. - "Why Rural Planning and Zoning?" A Township Master Plan is also important as an indication of a community's commitment to planning and its own future development. Townships are not the only units of government to engage in planning activities. Planning is taking place at the county, regional, state and federal levels also. Planning efforts are being pursued by the Livingston County Planning Commission and the Southeast Michigan Council of Governments (SEMCOG). The State and Federal governments also often base their funding decisions on the relation of local projects to areawide planning activities. With its own Master Plan, a township makes known its specific goals and land use policies, which, in turn, can influence planning activities at other levels of government. Without a Master Plan, there is less of an assurance that a community's desires and interests will be properly interpreted. Thus, the development of a Township Master Plan is essential for the creation of an effective and functiondl planning network. • What is the Relationship Between a Master Plan and a Zoning Ordinance? The legal distinction and relationship between planning and zoning is based upon different enabling legislation and subsequent court interpretations. Zoning ordinances and other land development regulations (e.g., subdivision ordinance, public investment, sanitary codes) are the implementation tools for a plan. Often there is a discrepancy between a planned use and a zoned use. This reflects the differences in the time frame between a plan map and a zoning map. The plan map reflects current policy. As long as the zoned use does not preclude the planned use, this discrepancy is not a cause of concern. It often reflects the difference between existing and anticipated conditions. Increasingly, judicial review has stressed the importance of the master plan as the basis for zoning decisions. The significant tests for a zoning decision revolve around the legitimacy of the public interest in the regulatory decision, its fairness (in the sense of uniformity), and the 11 taking 11 issue (confiscation of private property rights). A well reasoned plan from which regulatory decisions can be made is becoming an important element in the judicial review of local decisions. -3- �A plan does not guarantee that the township always will be "right" in zoning litigation but certainly will increase the probability that a specific decision will not be viewed as arbitrary and capricious. Further, it will likely prevent some litigation from being initiated because the township's decision-making process will be well documented. • Future Directions in Land Use Planning Planning does not end with the completion of the Master Plan; rather the adoption of the plan signals the beginning of a corrununity's commitment to planning, and to its own future. The plan can be effective and purposeful only if it is rationally implemented and adhered to. Obviously unanticipated needs, demands, trends and policies at the national, state and local level will have an effect on a community's future and its ability to adhere to the plan. However, as planning activities take place, as a master or comprehensive plan is developed, and as plans are revised, these changes can be addressed with the recognition of existing goals and objectives. In coming years careful community planning will become an increasingly important and essential activity. With the pressures of growth and development, every effort should be made to assure the careful utilization of a community's resources in the most efficient and effective manner possible. This will help to assure a healthy and pleasant environment for present and future community residents . • -4- �GOALS AND OBJECTIVES Central to the formulation of any community plan is the statement of goals and objectives. The goals and objectives prov i de the basis from which a plan is developed by indicating its di r ection and scope. Goals are stated in general terms and it can be difficult to measure or evaluate the extent or degree to which they have been achieved. A set of quantifiable objectives can, however, be developed once the goals are established. Well developed objectives can measure the degree to which a plan's intent has been achieved and/ nr the effectiveness of a specific program or portion of a plan. Goals and objectives are developed in respon ~e to the needs, demands, concerns and issues which exist within the community. These needs, concerns, etc. were identified by the Plann i ng Commission and result from their understanding of Tyrone Township, gained through years of service and residence within the community. It is the intent therefore that the goals and objectives listed below represent a sound means of guiding the future of Tyrone Township. The following presentation of goals and objectives address both general issues and specific land use categories. The list is merely a compilation and does not reflect any prioritization of land use type or individual goal. t Overall Goal of the Master Plan To develop a plan to guide and direct future growth and development of land uses in an orderly manner so as to ensure efficient and effective use of community resources and to provide a community which reflects the needs, interests and desires of its residents. t Residential Land Use Goal: Preserve and enhance the living environment of Tyrone Township by encouraging and guiding the maintenance and development of a diverse and desirable residential housing stock. Objectives: • Preserve and maintain the existing residential character of Tyrone Township. • Determine appropriate locations for future residential development. • Develop guidelines/policies to ensure that future residential development occurs in a manner which preserves and protects existing natural features and resourc es. -5- �• Agricultural Land Use Goal: Preserve and protect existing agricultural operations and valuable agricultural land through the establishment of proper land use controls, both for the agricultural land and operations and. adjacent land uses. Objectives: • Identify areas of the community possessing concentrations of agricultural operations and/or valuable agricultural land. • Develop land use controls, including such zoning tools as minimum lot sizes and frontages, which are appropriate for use in farmland preservation efforts. • Provide a source of information and mediation concerning conflicts which arise as areas traditionally agricultural are transformed into predominantly residential areas. • Commercial Land Use Goal: Provide for, and encourage, sufficient commercial development to meet the community's local needs for commercial activities. Objectives: • Identify the type and location of existing commercial development within Tyrone Township. • Examine the current mix of commercial establishments in the community in order to determine what commercial needs are met locally vs. regionally and what future commercial development may be needed. • Determine appropriate locations for future commercial development. • Industrial Land Use Goal: Encourage the development of industrial uses which will be compatible with both the character and needs of Tyrone Township. Objectives: ..., • Identify areas within the community which will be both appropriate and advantageous for industrial development, placing specific emphasis on such factors as access to regional transportation links, location on adequate local roadways and compatibility of adjacent land uses. • Determine the types of industry which are appropriate for establishment within the community. • Serve as a source of information and mediation concerning conflicts ar1s1ng as areas which are predominantly undeveloped, experience industrial development . -6- I �• Development of Community Character Goal: Promote the development of a central community center, with the intent of providing an area that residents would identify as representing the focus of their community. Objectives: • Examine the existing pattern of land use within Tyrone Township with the intent of identifying a site appropriate for development as a community center. • Develop a strategy which can be utilized in achieving the establishment of a community center. • Support and encourage the concept of establishing a community center through promotion of the values such a center represents to both current and future residents of Tyrone Township. • Conservation of Natural Resources Goal: Preserve and protect the natural resources of Tyrone Township through the development of policies which address the use of land and how that use impacts such natural resources and features as soils, slopes, groundwater, surface drainage, vegetation, etc. Objective: • Promote the value of conservation of natural resources through dissemination of information concerning the "public cost 11 of improper use of slopes, soils, water and other resources. It ..., -7- I �BASIS OF THE PLANNING APPROACH Most Cities and towns that we admire are as excellent as their planning is excellent. The matter of profit is more difficult to demonstrate only because we have not yet learned how to attribute value to the beauty and humanity of environments. - Design with Nature p. 92 The quote is by Ian McHarg, from his classic book Design with Nature. McHarg, a noted landscape architect and ecologist, developed unique planning principles based on a recognization of intrinsic social values inherent in natural processes. His approach employed the basic proposition: ... that any place is the sum of historical, physical, and biological processes, that these are dynamic, that they constitute social values, that each area has an intrinsic suitability for certain land uses, and finally, that certain areas lend themselves to multiple coexisting land uses. - Design with Nature p. 104 McHarg's approach to planning is no longer unique, because many professionals have utilized his basic principles in formulating and completing new master plans and related studies. The planning approach for the Tyrone Township Master Plan is based on an evaluation process very similar to McHarg's. The local approach is based on one aspect of environmental planning, that of a land capability analysis. The landscape of Tyrone Township is beautifully sculptured with hills and valleys, lakes and streams, and wetlands and woodlots, and as land, it must be viewed as a complex resource. The natural features offer opportunities and limitations to human use, but careless development that does not consider the limitations can economically impact all landowners in a negative way. The direct and indirect costs of not protecting and preserving our natural systems can be high. An example of the interrelationships between natural systems and potential costs can be found in the many wetland areas located throughout Tyrone Township. The landowners of these wetlands cannot sell the filtering capacity their land possesses. Their land, however, is providing cleaner surface waters downstream by filtering out excess nutrients and sediment. While owners of the wetlands could receive short term benefits through draining and filling these areas, Tyrone Township would absorb the long term social and economic costs of lower water quality if such actions occurred. Tyrone Township has selected a land capability analysis approach as the basis for planning efforts within the community. The objective of a -8- �land capability approach is to gather and integrate information about the environment, such as vegetation, soils and groundwater, and to analyze the ability of those components to support various land uses. The results of this analysis are used in connection with other data, such as existing road network capacities and existing investment patterns. ,Consideration of both land capabilities and socio-economic statistics provides the best means of guiding land use planning decisions. The integrated land capability analysis adopted by Tyrone Township is the Environmental Review System for Livingston County developed by the Livingston County Planning Department. The purpose of the Environmental Review System is to provide township planning co1TJTiissioners, other local officials, developers and financial lenders with an environmental data base and companion guidelines that may be referred to during planning activities and decision making. Its application to the development of the Tyrone Township Plan is therefore quite consistent with that purpose. The Environmental Review System guidebook serves as a supplement to the Plan and will aid in the implementation of the Plan's policies. The environmental planning approach, including the soils suitability analysis described below, was adopted by the Tyrone Township Planning Commission, and is designed to maximize the inherent potential of the environment while reducing the ultimately disastrous and appallingly wasteful consequences of working at cross purposes with natural systems. This approach comes from a realization that land use planning and development decisions often ignore the natural limitations of the environment. In too many cases, the consequences of poorly planned private actions have been remedied at public expense. Working with nature, instead of against it, is the fundamental objective in the Township Township Plan. McHarg would be pleased to know that his principles are at work in Livingston County. • Soils Suitability Analysis The active component of an overall land capability analysis is a soils suitability analysis. The soils suitability analysis was used to identify general areas for future land use growth. A full explanation of the soil suitability analysis used in this Plan, and the results obtained, is described in detail in the paragraphs and table which follow. Soils suitability analysis is based on criteria related to soil characteristics. Soil drainage, permeability, stability of soil material, frequency of flooding, depth to seasonal watertable, slope, and erosion hazard are important factors in land use development. Placement of buildings, streets, driveways, sidewalks and underground utility lines are activities affected by soil properties. Steep slopes are erosion hazards, and cause problems in construction of utility lines. Poorly drained soils coupled with a high watertable make it difficult to maintain dry basements. In addition, a high watertable hinders proper operation of septic tank drain fields, which can cause unsanitary conditions. Several types of soils are highly susceptible to frost heaving, while others exhibit severe shrinking and swelling according -9- �to changes in moisture content. For the suitability analysis, the unique soil properties are mapped as suitability variables. The analysis process consists of using single factor overlays, with each overlay depicting a suitability variable or subvariable. Each variable is a representative and quantifiable criterion for the two land use activities chosen for the analysis: location of septic tank disposal fields, and location for construction of single family homes. Ten variables as single factor overlays were identified. It is noted that these ten factors are not all inclusive. Other factors also could be introduced if additional land use activities were considered, but for purposes of this plan, these are the most relevant. Moreover, all ten overlays may not be utilized in the process. The land uses and ten suitability variables are listed in the following table. TABLE 1 LAND USE-RELATED ACTIVITIES Suitabilities for: A. B. Location for Septic Tank Disposal Fields Location for Construction of Single Family Homes Suitability Variables For Overlays 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Slope - 0-6% Slope - 6-12% Slope - 12-18% Slope - 18% and greater Shrink-Swell Potential - Low Subsurface Permeability - Moderate Natural Surface Drainage - Good Bearing Capacity - Good to Fair Depth to Watertable - Greater than 3 feet below the surface Phosphorus Adsorption Capacity - High; Medium to High Descriptive statements for each of the ten overlays are provided in Appendix E. The statements help explain why each particular variable was selected. Several of the overlays represent data determined from engineering analyses of soil properties. The data results are in tables in the county soil survey. Each variable is a single factor and does not represent an aggregate of any other factors. Each overlay was constructed on clear plastic film for the convenience of stacking several overlays. After each overlay was completed and placed in a master file, the first step was to select those overlays which in combination are the most suitable for septic tank disposal fields. The individual overlays selected were the following numbers 1, 6, 7, 9, 10. Overlaying these resulted in composite map A, showing the locations most suitable for the placement of septic tank disposal fields. Each factor is indicated by a uniform green tone on the overlay. Therefore, as each one was overlaid, several shades of green appeared where suitable data overlapped. The number of shades is a function of overlapping data on the overlays used, but the shade of -10- �green which is the most suited will be the darkest tone. Given the criteria selected for the composite, the darkest green areas represent the most favorable areas for septic tank placement. The lighter tones of green indicate the areas less suitable for that use. Implicitly, this suggests that the less suited areas can be made more suited but not before site engineering or other techniques are applied. Areas which have no green tint are not suited according to the analysis. Before the synthesis was completed, a plastic overlay of the composite was prepared, then individual overlays were returned to the master file for future use. Once the analysis was completed for determining composite A, composite B showing the most suitable locations for single family home construction was determined. The master file containing all ten overlays was again consulted. The individual ones selected for this analysis were the following numbers - 1, 2, 5, and 8. As is apparent, overlay number 1 was reused for this composite. This was perfectly satisfactory. After composite B was completed by also preparing a plastic overlay, all the overlays were returned again the the master file. At this stage in the analysis, there were two separate composite maps, A and B, each represented by a green-toned overlay. An additional step was to combine the two composites; the darkest green overlapping portions thus represented the following: areas most suited for the location of septic tank disposal fields and the most suitable sites for the construction of single family homes. In other words, a set of variables in overlay form were used selectively to identify those areas within the township that were best suited to support a home that is required to have an onsite septic disposal system. The newly created overlay, the result of overlaying composites A and B, has the title of composite C. By inference, composite C is practical for other land uses dependent also on onsite system for wastewater disposal. Onsite disposal systems are similar in design and operation. Application differs in capacity of system and size of lot. With the understanding that high volume water users generally require larger lots for wastewater disposal, the same overlay criteria for single family homes can be applied to higher density residential developments, and even for certain commercial and light industrial uses. Composite map C was utilized in preparing the Future Land Use Map for Tyrone Township. A further discussion of the Future Land Use Map, and how composite map C was utilized in its preparation, appears in a later section of this document. Composite maps A, B, and Care on the following three pages. -11- f �L-s·-r,•'o .~;. . I 1' ► - ___ L t I Map I COMP A Suitable locations for septic tahk disposal systems. 0 1/4 scale 1/2 in N /.r ~.-us.,,Jto ~;;!l miles �J J • •II •J f -~ - - -- - - ~r1W-=."T" · ··-,-'--~~ ~ l ,..._ '"-.,,,----xr77- ··1.·-t . . ~ . ' 1• . ~.""° .. •1 • h.' . • .• l .. I I•.••.. :--, :J " . \' ..... ~. ' ~ . <aNESEE . .· -t:,~::-c1v1N.,_ •·!e ! \ •L _ .(",..,,..... ' .. ··~ •"" 0. , /'i. ___.______...,._--t ·•r"VO I t .,>:..-' -. y " . ,. . . . ~ ttt• ._ ♦ -~ ...... • ~ ..._~ •~-- ,, z.V y f'l"1'\ 4 ., . Map 2 • . . R. ,,.~- COMP B Suitable locations for construction of single 0 1/4 family homes. 1/2 scale in miles N J J J r. r r r r �t- - -r1 J • Map.]_ Comp C Most suitable locations for single family home construction utilizing onsite wastewater treatment systems. 0 1/4 1/2 scale in mile~ I I I I I I I I t l N �LAND USE POLICIES The Master Plan policy recommendations are divided into two major categories: (1) Land Use District Policies, and (2) Management and Design Policies. The Land Use District Policies are discussed in this section ' of the Master Plan. The Management and Design Policies are outlined and presented in the section that follows. Many readers of this section will be concerned generally with a particular district and, therefore will be inclined to read only the section pertaining to that district. This practice, however, could lead to possible misinterpretation by the user. For example, if steeply sloped land exists on specific property, the developer of this land must be aware of the management and design policies related to steeply sloped areas. The reader must also be aware that the management and design policies can (and often do) apply to many districts. It is recommended, therefore, that prior to the undertaking of any significant physical development, the management and design section should be read thoroughly and completely. The policies herein described are official statements adopted by the Tyrone Township Planning Commission to guide and control physical development. They must be adhered to unless altered by the Planning Commission. The Master Plan provides for an allocation of land uses based upon the suitability of the land, and related improvements to support various uses. The residential densities are based primarily upon land suitabilities, the capability and capacity of existing and proposed road network, and current land uses. The recommended lot size is represented by two values, a low and a high figure. The actual minimum sizes could be either value, or a value between the two figures. Persons regularly involved with matters concerning land utilization in Tyrone Township (e.g., township officials, landowners) are accustomed to working within a conceptual framework based upon use districts. Thus, the specific recommendations that fo 11 ow have been structured on that basis. A more general set of guidelines that can be applied to more than one district, the Management and Design Policies, is included immediately after the district recomme ndations. 1 Rural Residential District The intent of the Rural Residential (RR) Dis t rict is to preserve the traditional agriculture development of the township, as well as designate areas appropriate for the sort of single family residential development that does not alter the rural character of the district. The unique natural resources in the township are to be protected from wanton development by identifying sensitive landscape features and directing land uses to those sites capable of accorrmodating nonintensive uses. Major roadway improvements and centralized public wastewater collection systems and other important municipal expenditures are not anticipated for the RR District. -15I �Agricultural operations have played an important role in the development of Tyrone Township. The township remains firmly committed to preservation of viable agricultural land uses. Almost 5,300 acres, which represents approximately twenty-three (23) percent of the total township land area, are characterized by active agriculture uses. Much of the farm acreage is planted in row crops, grains and grasses, but livestock pastures and managed woodlots also contribute to farm acreage. In addition, several hundred acres are devoted to orchards and other fruit growing enterprises. The intent of this district is not to prohibit development. It simply requires that density of development be determined by evaluating sensitive terrain features, soil suitabilities, and road capacities. The recommended minimum lot size ranges from 1.5 acres to 2 acres, although the size may increase in instances and locations where soil characteristics and/or other considerations indicate that more restrictive standards are appropriate. Recommended permitted uses in the RR District are: • Agriculture, woodlots, and related operations. • Single family detached dwellings constructed at a density not to exceed one dwelling unit per 1.5 acres. • Golf courses, campgrounds, hunting or wildlife preserves. • Land uses similar to above if they are determined by the Planning Commission to be in conformity with the intent of this district. • Suburban Residential District The intent of the Suburban Residential (SR) District is to provide for an all-encompassing zone of residential land uses at densities greater than the uses in the RR District. The areas designated SR on the Future Land Use Map also include Residential (R) District areas and Multiple-Family (MF) District areas. The SR District is located in areas featuring optimal soil conditions. Relatively large-area concentrations of soils suitable for high intensity use must exist prior to any development in this district to encourage nodal development for a vibrant neighborhood unit. Construction of platted residential subdivisions on appropriate soils is encouraged in this district. Soil properties with excellent development potential are valuable resources that should be utilized to provide areas of higher density land uses in order that more fragile areas might be protected. The recommended minimum to one acre for parcels system. If centralized or will be provided, designed to incorporate lot size in the SR District is one-half acre not served by a public wastewater collection wastewater treatment f acilities are provided, a detached single fami ~y development may be a higher density, but this density should not -16- �exceed three dwelling units per acre. Areas within the SR District that are served or will be served by public wastewater facilities, are within the purview of the Residential (R) District. The R District is described below. The physical characteristics of the SR District applied to new developments include: • Relatively large-area concentrations of soils suitable for on-site disposal of wastewater. • Access to all-weather roads. • Reasonable proximity to density development. other planned or existing high Recommended permitted uses for the SR District include: • Single family residential uses, wastewater treatment facilities. with or without public • Multiple family residential uses, if served by an approved wastewater treatment system. • Mobile home parks, treatment system. if served by an approved wastewater Residential platted subdivisions will be approved if they are: • Consistent with limitations imposed by soil conditions, natural vegetation, and sensitive landscape features. • Consistent with zoning, subdivision regulations. master plan recommendations, and • Compatible with surrounding land uses. • Representative of the designs. best of all realistic alternative • Served by and connected to hard surfaced roads. • Able to provide recreation and open space areas. 1 Residential District The Residential (R) District is reserved for areas suited for intensive residential development. Due to intensity of use, R District boundaries duplicate those of adopted sanitary sewer service districts. The provision of sanitary sewers must precede implementation of these policies. Intensity of development must be sensitive both to the need for a range of housing choices as well as to the need for open space. Areas described as R Districts are depicted on the Future Land Use Map by the Multiple Family (MF) District and the Mobile Home Park (MHP) District. The R District designation does not appear on the map. It -17- �is understood, moreover, that high density uses (R District uses) will occur within SR Districts, but only if the uses are served with sanitary sewers. Minimum lot size will vary in accordance with the need to provide a wide range of housing types in this district. The permitted types of residential uses and recommended densities are: • Single family detached dwellings on a lot size of 18,000 to 22,000 square feet. • Single family attached dwellings not to exceed three units per acre. • Multiple family dwellings at densities ranging from four dwelling units per acre to sixteen dwelling units per acre; actual densities are to be determined by type of development and site design relationship, extent of natural features, and provision of open space. • Cluster residential 11 - developments featuring a mix of residential dwelling types within a planned residential community. Density limitations in this type of development will vary both within the development itself and from one such development to another. 11 • Licensed mobile home parks. • Due to intensity of development, open space requirements will be increased in this district over requirements for open space provided in other residential districts. 1 Commercial District The intent of the Commercial (C) District is to provide a concentrated area for retail, office, and business services, thereby improving traffic flows, reducing the number of vehicle turning movements, while promoting energy conservation and greater shopping convenience. Commercial centers will be encouraged to incorporate access and circulation routes for pedestrians and bicycles. Signage, building materials, parking lots, and illumination will be scrutinized carefully by the planning commission through site planning and ordinance reviews. Particularly noteworthy points regarding the C District are as follows: • A commercial core district is proposed for a location near the US-23/Center Road interchange. The commercial uses within the district are intended primarily to serve uses in the planning industrial district, as well as residential uses in the immediate neighborhoods. • Secondarily, commercial uses will be oriented toward essential expressway services. Competition from existing expressway service centers in neighboring townships probably will limit the number and types of uses in Tyrone. -18- �• The designation of the planned commercial center near Center Road and US-23 does not preclude any development of small neighborhood commercial clusters in other suitable locations in the township. • In site plan reviews for commercial uses where the planning commission makes a determination that an excessive number of ingress and egress points have been planned, thereby diminishing the carrying capacity of the adjoining roadway to a serious extent, the commission will require construction of a marginal access service road. The development of adequate setbacks for road rights-of-way or easements will be required in conjunction with adequate parking, so that contiguous lots in abutting properties will allow traffic circulation from one property to another without forcing traffic to re-enter the major public arterial right-of-way. • All required off-street parking in the C District shall be adequately screened and landscaped. All outdoor lighting shall be directed away from the public road right-of-way and inward to the site. When land zoned for residential use abuts this district, all lighting shall be directed away from that adjoining land. • Signage will be regulated in order to minimize distractive and obnoxious impacts. • Industrial District The intent of the Industrial (I) District is to provide areas that separate and isolate land uses with unique site requirements - intensive utilization of land for buildings, parking lots, unloading docks, outdoor storage spaces; concentrated utility requirements; provision of suitable site setbacks to reduce potential impacts from noise, lights, and odors - from other land uses. Generally, the pattern of existing and proposed industrial uses determines the locations and amounts of land in this district. The two major districts planned for industrial uses not only include existing industrial uses, but also include additional lands situated ideally for an expansion of industrial concerns. These lands are ideal for similar industrial uses because of several important locational advantages: • Land use compatibility with existing industrial plants. • Soil conditions are buildings. suitable for • Excellent transportation access state highway system. • Conveniently situated metropolitan areas. via US-23 to nearby inter- to market -19- placement of industrial places in surrounding �• Availability of trained force. professional and skilled labor • Proximity to utility connections. • Relative isolation from residential land uses . • Industrial Districts in Tyrone Township will be provided for through application of a series of adopted policy guidelines: • Industrial uses will be concentrated so as to optimize the potential benefits of transportation, drainage, and other public improvements and services. • Land uses in this district cannot rely totally on industrial water processing unless served by wastewater collection systems. • Industrial uses or any other uses which require a large daily volume of water will be required to submit evidence concerning potential impact upon groundwater reserves. That evidence must be gathered and analyzed by a qualified professional geologist, engineer, and/or hydrologist. • A vegetative screen using existing and new planting must be established on the perimeter of the parcel. The screen must provide a buffer between the use and adjacent lands. • All parking areas, along with the periphery of a development in the I District, are to be landscaped to screen interior activities from light, view, odor, noise, and/or dust spillovers onto adjoining properties. • No outdoor storage of materials, unsightly solid waste, or materials associated with the production process will be allowed in light industrial use areas. • The total acreage to be included in the I District will vary as a function of changing population levels and economic considerations, such as economic development trends, labor force, and transportation influences. -20- �MANAGEMENT AND DESIGN POLICIES The natural conditions of a region are an obvious ground and limit to its sensory form: its geology and topography, its climate, its ecologies. Of course, topography can be modified by heavy machinery, and change in the microclimate is created by any settlement. Moreover, the ecological system is perforce reordered. But these changes have their costs, and the basic climate and geography of places remains relatively immutable, at least within our human scale of time. We are learning some sad lessons about the hidden costs of circumventing a site rather than adapting to it. - Kevin Lynch The quote is from Lynch's Managing the Sense of a Region (p. 38), and the context of his words express the direction for land use planning in Tyrone Township. The management and design policies outlined below provide an adaptive framework for achieving planning objectives. 1 Topography The slope characteristics of an area have a great impact upon development. Topography itself is a physical resource and it must be used wisely. Topography relief of an area determines natural drainage patterns. Vegetative cover on slopes prevents massive soil erosion by stabilizing soils and impeding overland runoff. The basic character of land with slopes in excess of 12 percent (as identified by the Soil Conservation Service in the Soil Survey of Livingston County, Michigan), shall be retained. Developments that are not damaging to vegetation, or that implement controls to deal with increased runoff shall be permitted upon review and approval of a proposed site plan. Recommended maximum densities appropriate to a wide range of slopes have been developed through application of soils data and terrain evaluation criteria. 1 Vegetation Major hardwood and evergreen forests provide a natural habitat with a number of important environmental, educational and psychological benefits. Forests cleanse the air, provide sound buffers, prevent erosion, aid the hydrologic process, and modify temperature extremes. They create a scale for a community and provide for a sense of place and emotional stability for the human condition. Strictures adopted relative to vegetation are as follows: • Emphasis will be placed upon stopping capricious bulldozing and clear-cutting of wooded areas. -21- �• Selective harvesting of woodlands in Tyrone Township will be encouraged in order to maintain good forest product practices. • Development proposals in areas which contain ten acres of more of significant hardwood or evergreen forests may be r~quired to submit a proposed site plan. • In order to foster a township-wide reforestation program, it is recommended that all new developments have plantings at a ratio of five trees per acre. Trees may be double counted if existing trees on the site are larger than five inches in diameter. (The standard of five inches in diameter is generally accepted by botanists as being a useful criterion for distinguishing between mature trees and saplings. • Encourage the use of the services available from the Soil Conservation Service and Cooperative Extension Office to aid woodland owners in maintaining existing use of wooded areas. These programs provide an inexpensive source of seedlings and information on managing woodloots. • Floodplains, Wetlands, Drainage Swales Floodplains, wetlands, and swales must be protected from development because of their unique contribution to the protection of human habitats. Floodplains define the boundaries to which development can be taken if lives and property are to be protected from flood damage. Wetlands* act both as reservoirs for excess surface and groundwater supplies and as filters for groundwater. Drainage swales are part of a total system for handling normal and abnormal rainfall conditions and as such provide natural paths for surface stormwater runoff. All uses in floodplains, wetlands, and drainage swales will be considered to be special uses. No structure will be allowed in these areas unless a site plan and the proposed use are compatible with the objectives of preservation of these unique features. A structure that cannot withstand expected high water and/or stream flow will not be permitted in floodplains. *For purposes of this plan "wetlands" are defined as all areas subject to ponding and characterized by heavy wet soils. They are not to be confused with "wetlands" as described and defined in Act 203 of 1979, which refers primarily to areas of five acres in size or larger. • Inland Lakes Surface water in the form of lakes and ponds is both a recreational and an environmental resource. It is highly valued as a determinant for the market value of land. Often various "resource values" conflict with one another for short-run dominance, and in the process the long-range implications for the community are not considered. The substantial degradation of water quality in the lakes is a result of this process. -22- �Corrective and/or preventative measures such eventuality include: designed to guard against any • Setbacks of one hundred (100) feet to be required of all structural development occurring adjacent to surface water, which has a surface area greater than three acres in size . • • Recommendation of an annual test for septic tank/drain field systems to see if they are operating properly, particularly in areas where seasonal homes are being converted to year-round use. • Support for an educational program for lakeshore owners that suggests eliminating fertilization of lakeside lawns, and controlling excessive herbicide and pesticide application in the lake's watershed. • Support for the development, enactment, and adequate enforcement of boating control regulations, particularly on the smaller lakes of the township. • A recommendation that observation of any illegal dredging and filling be reported promptly to appropriate Michigan Department of Natural Resources officials. • Retention of a strip of natural vegetation, including grasses, trees, and shrubs, 35 feet inland from the waterline is recommended strongly. • Active support by the township of special assessment districts for lake research, engineering studies, and lake improvement (structural and nonstructural) programs. • Streams and Creeks Streams and creeks are major binding agents in the intricate relationships between land and water. Adverse effects upon water quality generally occur incrementally, and it is necessary therefore to review development with the "large picture" in mind. The Site Plan Review procedure offers an excellent mechanism for protection of streams, creeks, and surface water in general. The Tyrone Township Planning Commission will recommend denial of a site plan if it finds there exists a reasonable alternative configuration in which the proposed site could be developed in a fashion likely to reduce potentially adverse environmental impacts upon either the site or the surrounding area. Sensitive areas adjacent to creeks and streams make it important that all subdivision and multiple-family residential developments be classified as special uses, subject to submission of a plan. Submission of a detailed site plan will be required for areas with: • Soil types with severe limitation for development • Significant vegetation along stream banks -23- �• Floodplains, drainage swales, and wetlands • Steep slopes (12% or greater) adjacent to creeks Specific review requirements lows: of Special Land Use Permits are as fol- • If approved, the applicant should remove limited amounts of vegetation so that only a small area will be exposed at any one time. As work continues, a second area can be exposed while the first area is being reseeded or erosion protection measures are being installed. • No drain pipe, ditch, sewer, or any such conveyance should be allowed to discharge runoff from impermeable surfaces directly into any water course. Settling or detention ponds must allow the maximum filtering and sediment control. • No structure shall be permitted in a designated buffer area. The area defined as a buffer area along streams shall be 100 to 150 feet in width depending upon severity of limitations caused by soil type, vegetation, and/or slope characteristics in the area. Septic tank drain fields will not be allowed in this setback area. The township will continue to take an active role in policing the Soil Erosion and Sedimentation Control Act. Investigation and complaint systems will be carried out in conjunction with the Livingston County Drain Commission office. The Drain Commission cannot bear exclusive responsibility for policing sites all the time and township citizens and officials must take an active role in initiating investigations. • Agriculture The need for preservation of agricultural production capabilities is quite real, even though Tyrone Township is by no means an "agricultural community." Agricultural activities are still important to the community, and the county as a whole. All reasonable efforts should be made to preserve agricultural activity where it exists successfully. Finding a realistic solution to controversies generated by the issue of farmland retention is not easy, however, especially in an area such as Tyrone Township that is experiencing suburban development. The answer lies not in one quick and easy solution but rather in a concerted multi-faceted effort by a community that truly wishes to address the matter. Tyrone Township has yet to reach that essential threshold of consensus, perhaps best illustrated by the low number of township enrollees into the Act 116 Farmland and Open Space Preservation Program. It is the intent of the township to encourage preservation of agricultural land by ensuring that disincentives to that preservation are voided. This is accomplished primarily by discouraging random, rural -24- I, �the need for careful design of circulation systems within platted subdivisions. Subdivision designs allowing for appropriate right-of-way and surfacing considerations in design and construction of the internal road system should be permitted. • To improve energy conservation, new residential development should attempt to comply with new construction techniques that promote energy efficiency. Home builders will provide needed conservation ,n this area through better site orientation and tree planting and landscaping. The Tyrone Township Planning Commission will review site designs with an eye toward encouraging improved solar orientation , wind protection, and arrangement of structures and infrastructure. • Residential Recreation and Open Space Provisions of open space and recreational opportunities can have a great impact upon the long range viability of residential areas. The design of green areas within residential subdivision developments is an extremely important element in the review of all residential subdivision development. Specific regulations require that: • Lands and facilities earmarked for active and passive recreational use shall be included in plans for residential subdivision developments. • Dedicated open space and recreation sites shall be readily accessible to all property owners and shall not consist of largely undevelopable lands due to environmental constraints. • All property owners in a subdivision shall be responsible for private open space maintenance. • The township shall require that significant areas of usable open space be donated or set aside as part of all major residential subdivision developments. • Commercial Use There is a great temptation on the part of some people to state that all prime highway frontage should be devoted to commercial use. Not only is this impossible because of constraints imposed by natural features, but the township would be derelict in its duty to protect the public health, safety and welfare if township-wide strip commercial development was allowed. The public good will not be served by a policy encouraging strip commercial development and the problems and hazards attendant to it. General regulations pertaining to commercial uses are as follows: • Commerci al uses shall not be determined by highway frontage -26- �residential development in areas that are currently agricultural in nature. Instead, areas suited to residential development have been identified and growth will be directed there through both the policies of this Plan and the coordinated development of transportation facilities. FinallY., it is the policy of the Tyrone Township Planning Commission to encourage more active involvement of local farming operations in the Act 116 program. 1 Residential It is the goal of Tyrone Township to provide a viable community in which all citizens can grow, learn and prosper as individuals. Tyrone Township seeks to be a diversified community able to provide access to as broad an array of human resources as is possible. In order to ensure that that goal might more easily be attained, the following regulations must be adhered to: • Residential development taking place in a district must genuinely reflect the predominant character of existing development and land capabilities. • Proper site planning and pedestrian and vehicle circulation system design must be given a high priority when the Planning Commission reviews residential development proposals. • Residents and potential new residents must be provided a clear choice with regard to residential location. There are rural and urban living environments provided in the Plan. Residential growth that is urban in character must be directed away from designated rural areas. • Nonrural residential districts must contain appropriate amounts of usable common open space that is located and designed so as to provide residents with recreational opportunities. • Existing housing must be protected from premature structural or environmental decay. Such phenomena as nonresidential land use intrusion into residential areas will not be permitted. • Residential neighborhoods should not impacted by major arterial streets. be penetrated or • Suburban and urban residential districts must be located adjacent to hard-surfaced arterial streets to ensure ease of access, and to prevent increased traffic flow levels from penetrating less intensely developed districts. • The Tyrone Township Board of Trustees and Planning Commission shall convey to the Living ~;ton County Road Co,rmission -25- �govern the location of industrial land uses in Tyrone Township. following criteria were used: • Proximity to US-23) an adequate • ~onvenient routes I-75, via US-23 to The hard surfaced road (Old 23 and limited access highways, I-96 and • Compatibility to existing land uses • Degree of isolation from residential land uses The Tyrone Township Planning Commission will review all proposed industrial land uses so as to assess their potential for generating such nuisances as air and/or noise pollution. Controls delineated in adopted performance standards will be applied where necessary. Tyrone Township shall also determine whether proposed uses will be compatible with existing water supplies. Costs related to consulting engineering reports will be paid for by the petitioner applying for rezoning to an industrial use classificatjon. • Transportation Facilities The planning and building of elements of a transportation network have a serious impact upon land use considerations. Federal and state freeways have generated new development pressures in Livingston County. Local transportation improvements can also affect land use decisions. Local expenditure patterns affect the quality of the existing road network as well as new construction. The timing of investment decisions directly impacts the timing of development. Many of the difficulties encountered by developing communities stem from an incomplete perception of the functional roles played by the transportation network. The function of major thoroughfares is to move traffic with a minimum of interference from adjacent land uses. The function of local roads is to provide access to the property which is considered suitable for development. Each roadway link functions at a differing scale. Tyrone Township needs a roadway system incorporating a wide range of functional levels. In order to ensure development of adequate and appropriate transportation facilities, the following policy standards have been formulated. • The Tyrone Township Planning Commission will not permit scattered nonresidential development along major thoroughfares (as illustrated on Map 4, the I.C.H.C. Right-of-Way Inventory, on the fo 11 owing page). • The Tyrone Township Planning Commission encourages the development and application of a meaningful and appropriate traffic circulation system as a component part of all new development. -28- �but by the ability of the community to support commercial centers. • Commercial development will be limited to centers which provide diversified activities and are consistent with the Plan's intent (i.e., to utilize the total parcel being developed) . • • Commercial centers will incorporate access and circulation for pedestrians and bicycles. • No expansion of commercial land use beyond areas designated for this use in the Master Plan is expected for the next fifteen years. This policy will be reviewed at least every five years to assess it's appropriateness. • Commercial park development will be encouraged. • One of the aims of township policies is to encourage a strong sense of physical identity. Standards for signs and other design elements within a commercial development will be drafted in order to create a consistent identity and reduce traffic problems. • Developers of all retail commercial uses shall provide a thorough assessment of market potential in order to avoid premature conversion of land and blighting of existing facilities. • All office, required to parking lots Requirements developed in commercial, and industrial land uses will be landscape their site. All required off-street of more than five spaces will be landscaped. for each of these landscaping needs will be the zoning ordinance. • Regulations will be developed for architectural and sign controls in the retail and service commercial districts in order to provide increased identity and uniformity. • Buffer treatments such as trees plantings and earthen berms will be required for all nonresidential developments abutting residentially zoned land. • Industrial Tyrone Township has designated the following areas as being appropriate for industrial utilization: I. The area along Old 23 between Dean and Center Roads 2. The area on the south side of White Lake Road, adjacent to Old 23 This designation is consistent with criteria adopted specifically to -27- �FOLEY CENTER II II ft :: ~ :: ~ z :g :: ..... z ... o II ., II OEAN II \.,__,._,..._,=--.....,==-=--'1::r..===GO=RDON==-=-==-.. ,, II II II I " II II II II " It It FAUSSETT It II Map 4 TYRONE Rood Right-of-Way Inventory --------------- Major Thoroughfare 120' right-of-way Secondary Thoroughfare Freeway 100' right-of-way 350' + right-of-way -29(source : Inter- County Highway ~1ss1on of Southeastern 1-11ch1gan) �• The Tyrone Township Planning Commission and Township Board will determine a five year road program as a positive force in directing growth. • Thoroughfare improvements must retain existing scenic qualities such as wooded areas and topographic variations wnerever possible. • All uses of land on major thoroughfares (as defined in the adopted Inter-County Highway Commission Right-of-Way Map) shall be required to provide and maintain open space adjoining the road right-of-way to a depth equal to onehalf the road right-of-way. • Uniform signage will be encouraged in the commercial areas in the township in order to increase road safety. • Water Supply and Wastewater Disposal Nearly all water supplies and wastewater disposal systems in Tyrone Township are private. The groundwater supply is variable because of underlying geology. The geology also affects the mineral content in water supplies. The high cost of public water and wastewater collection systems requires careful review of service areas and associated impacts. Population estimates must be scrutinized closely because they aid in determining system feasibility. The Planning Commission must assume a strong role in wastewater treatment planning in the township. The role of the Planning Commission must be to set the basic parameters within which the design engineer will operate. The Commission 1 s vital role is felt largely in the initial process of sewage planning. Major areas of concern include: • Delineation of the service area, • Land uses anticipated within the area, • Density of development, and • Population growth trict. to be expected within the service dis- The Planning Commission must analyze carefully the impact of sanitary sewer district size on population density, development pressure, increased service demands resulting from new development, and the overall effects upon the natural environment. 1 Social Systems It is necessary to consider how the physical environment, community design, and quality of life are interrelated. The individual elements of the social systems are diverse but each revolves around the reasons -30- �residents like or dislike aspects of their community. Those elements include historic, cultural and population characteristics. Regulations pertaining to social systems include the following: • Create design guidelines calculated to i ncrease the sense of place inherent in new development. 1. New street names should reflect a historic or significant township feature (e.g., features peculiar to the site being developed). 2. Encourage uniform signage in commercial nodes. • Encourage the development of a community adult education class geared particularly to new residents that relate the history of Tyrone Township. • Improve community awareness that the Township Hall is where current changes and future development proposal are displayed for public view. • Ensure future residents an opportunity to grow and prosper in a unique and attractive environment through active participation in land use planning. -31- �FUTURE LAND USE IN TYRONE TOWNSHIP This section of the Master Plan represents the culmination of studies and activities that established planning guidelines and directions for future development within Tyrone Township. The Plan utilizes township planning goals and policies, existing land use patterns, and the capability of the natural resource base and community facilities and services to make Tyrone Township a more attractive community. The Plan also offers guidelines for coordinated development, a good living environment and employment conditions, and a sound economic base. Future planning and zoning actions involve many interrelationships between administrative reviews and recommendations, and legislative determinations, with the desired goal of directing future growth by implementing adopted township policies. An interesting view of the planning process is offered by Ian McHarg in this encapsulation: A proposed land use map is not a plan. It is an expression of physical, social, and economic goals. It is the combination of these goals and the public and private powers to realize them that justifies the term "plan." Powers must be accumulated as part of a continuous process of guidance, control, and implementation. Design with Nature p. 93 • Future Land Use Map Although the Master Plan document is now complete, the planning process in Tyrone is just beginning. Planning, as McHarg states, is a continuous and dynamic process and a program's success is dependent on how well it is implemented through "public and private powers. The proposed and projected utilization of land in Tyrone Township is represented in graphic form by the Future Land Use Map, Map 5 on the following page. The map shows the areas which it would be most desirable to have residential, commercial, industrial, and other types of usage to occur. The soils suitability analysis was utilized to identify areas suitable for future land uses in the township. The suitable areas indicated on Composite Care outlined as general locations where new growth will be directed. The positive foresightedness of the township planning commissioners will assure successful direction and implementation of the land uses discussed in the following paragraphs. 11 Future land uses are grouped into six prevailing categories: Rural Residential (RR), Suburban Residential (SR), Multiple Family Residential (MF), Mobile Home Park (MHP), Commercial (C), and Industrial (I). These specific categories accurately portray existing uses within the community. In addition, the land use districts are not designed to conform exactly with districts defined in the zoning ordinance. The Master Plan districts are based on soil suitability criteria as applied to proposed densities and type of l and use development. Following the -32- �I I I I I Map 5 Future Land Use I - I I I I IlIIIIIII ~ ~ I I I 24 ['\PEAR.SON (,>L 1to. I I I r r I 31 33 . 0 m 1le1 Z3 DELTA LAND SURVEYING 8 120 W Z~ N ni.sT ST L£111JI' ST ENG. . INC - LEGEND a::::EJ NAAO SUIIIFACE G,aAV(l RR Rural Residential SR Suburban Residential MF Multiple Family Res i denti a1 MHP Mobile Home Park C Corrmerci al I Industrial �adoption of the Master Plan, the existing zoning districts will be evaluated for conformance with the natural resource based districts in the Plan. Where dramatic inconsistencies exist between the planned and the zoned districts, the zoning districts will be amended to meet plan objectives. Composite Map C shows five areal concentrations of lands suitable for single family residential development served by onsite septic tank disposal systems. The first major concentration is north of White Lake Road in Sections 3 and 4. A second area of suitable soils is east of Runyan Lake in Section 10. Thirdly, a large expanse of suitable soi1s occupy parts of Sections 14, 15, 22, and 23. The fourth large concentration is east and northeast of Lake Shannon, primarily in Sections 17, 18, 19, 20, 21, and 29. The final grouping of suitable lands is centered along Fenton Road in Sections 25 and 26. Explicit in the suitability analysis is the following: placed on lands identified as having suitable soils, a septic tank disposal system will operate as designed and function essentially trouble-free if it was sized correctly to the county sanitary code 1 s minimum area requirements, and was installed properly and serviced routinely. As an example, a one-acre size lot with suitable soils easily accommodates not only a house, garage, driveway, etc., but also the septic tank and soils adsorption field. The net lot acreage that remains is often at least one half of the original one acre. A one-acre size, therefore, is about fifty percent larger than is necessary for a typical suburban home. Under the conditions just described, land areas of suitable soils will accommodate smaller lots. Lands in the suitable areas could be zoned to require lot sizes less than one acre. This action increases housing density but also reduces the price of a building lot, which opens more opportunities for home buyers. Recommended densities for the residential districts are based on soil suitabilities. The Rural Residential (RR) District encompasses areas in the township not elsewhere classified by land use district on the map. The RR District is proposed for low density residential uses because soil conditions are not suited ideally for onsite wastewater disposal systems. In order to protect the environment and operate properly, disposal systems may have to be designed with excess capacity, and system installations will require over-sized disposal fields. The extra capacity features utilize additional land area, and with required minimum isolation distances from domestic wells and neighboring property lines, residential lots in the RR District need to be larger in area. Larger lot sizes will result in lower overall housing density for the RR District. Residential lot size in the RR District ranges from 1.5 acres to 2 acres. Many lots will be larger than two acres, but the greater size is due to family life style preferences and not environmental requirements. The RR District is not recommended for high density uses connected to large scale wastewater treatment systems. An overall density of about 1.25 dwelling units per acre is recommended for the Suburban Residential (SR) District designated on the Future -34- �Land Use Map. The majority of property in the SR District can be developed at the suggested density. There are obviously, however, areas within the district that cannot support any development. Site investigations will identify these undevelopable areas. The density figure is only an approximation and does not include acreage for street rights-of-way or other restrictive property such as common open space. t Residential densities greater than two units per acre may be allowable within Tyrone, but only if two conditions are met. The first condition is that high density uses must be served by a wastewater collection and treatment system. Secondly, higher densities are allowed only in the SR District because of suitable soil conditions. R District land use policies govern the MHP Mobile Home Park and MF Multiple Family Residential Districts shown on the map. Both types of developments typically are designed to accommodate from four to sixteen units per acre and, therefore, should be connected to a wastewater facil i ty capable of treating and safely discharging large volumes of wastewater. The general location for the MF District is the northwest quadrant of the White Lake Road/US-23 interchange. In addition to favorable soil conditions, the location adjoins the expressway for easy resident access to work and other destinations. County roads serving the area are paved and in excellent condition. The roads will receive additional traffic volumes, but current volumes are below road design capacity. The roadways can accommodate additional vehicles without requiring costly improvements to roadbeds and intersections. The site for the mobile home park is an eighty (80) acre parcel of land in Section 18. The property is actually zoned for a mobile home park because of a court order issued in 1970. To date, plans have not been submitted by the landowner to develop the site for its zoned use. The Future Land Use Map designates two areas within the township for nonresidential land uses. Commercial and industrial uses are recommended for the Commercial District and the Industrial District that straddle Center Road at US-23. Industrial uses also are proposed for the Industrial District outlined in the southwest quadrant of White Lake Road and US-23. The two general locations are designated for industry because adopted township land use policies encourage expansion of the industrial tax base. The locations also contain established industries to act as focal points to attract new companies and provide more exployment opportunities for township residents. Additional land is available within the districts to accommodate new uses. The districts also offer other locational advantages, such as good freeway accessibility and paved local roads. Commercial uses are proposed for the (C) District located adjacent to the Center Road/US-23 interchange. The (C) District will serve two primary functions: it will provide for businesses and services oriented toward expressway travelers; and, it will provide f or businesses that will serve the planned industrial district. The commercial district eventually may occupy land on both sides of US-23, but the map only shows a commercial node on the west side of the expressway. Businesses will not be prevented from developing land east of the interchange, but the thrust will be to encourage large scale uses on the west side. -35- �The preceding paragraphs described the individual land use districts proposed for specific areas in the community. In the southwest quadrant of the township, these districts form a large cluster occupying several sections of land. This cluster arrangement offers both advantages and disadvantages for development. It also offers certain benefits , for protecting the environment from development impacts. The Lake Shannon residential community is within this cluster of uses, and as a defined geographic unit, it best illustrates relationships between development, growth, and environmental protection. The planned cluster of mixed land uses covers a broad area from Lake Shannon to the Center Road/US-23 interchange. The area contains two residential districts, suburban residential and mobile home park, and a commercial district, and an industrial district. Many acres within this area are developable because of suitable soils. Suitability of soils, however, offers no guarantee that development will not cause harm to the environment. A degree of impact exists with every use, but the intent is to minimize impacts whenever possible. Concentrated development magnifies existing impacts, often resulting in high environmental and social costs. Clustered development provides, however, certain benefits. It is more cost effective to provide customers in a concentrated area with the services of a wastewater treatment system than to serve customers dispersed over a wide area. If, for example, development pressures around Lake Shannon show evidence of degrading water quality, measures must be initiated to eliminate pollution sources and improve water quality. The next several paragraphs discuss a future development scenario for the Lake Shannon area. An integral component of soil suitability is environmental carrying capacity. The environment has a natural capacity to assimilate impacts created by development, but after the environment reaches a saturation point and assimilative capacities diminish, the environment is stressed and degradation begins. If degradation continues unabated for long periods, it's very difficult to reverse the decline, unless strong commitments and drastic measures are invoked. The delicate balance of an ecosystem is exemplified by Lake Shannon. Over time, a lake ages naturally, and when it reaches the eutrophic stage, it is no longer an open body of water. Sediments and vegetation eventually fill the lake. Under natural conditions, this aging process takes place over centuries of deposition. Man's activities around the lake, however, hasten the natural process. Poor excavation techniques and improper agricultural practices increase erosion, allowing stormflows to carry high levels of siltation and sedimentation downstream. Aquatic vegetation and algal growth is stimulated by nutrients in the water, and excessive nutrient levels also are due to man's contributions. A major source of nutrients is effluent from malfunctioning septic tank disposal systems. Clogged disposal fields prevent untreated wastewater from percolating into the soil. Instead of being filtered through soil, liquids pond on the surface and eventually flow downhill where a stream or rivulet will carry effluent into a lake. -36- �The water in Lake Shannon presently is above accepted m1n1mum quality standards, and no public health warning is imminent. Nonetheless, sections of the lake already experience algal and plant growth, a particular nuisance to boaters and swimmers. The algae also is visually unattractive and, in large concentrations, can create unpleasant odors. The presence of excessive vegetation is symptomatic of slowly deteriorating water quality . • The level of nutrients in the lake is dependent on activities occurring throughout the watershed, and not merely on local activities emanating from shoreline and near-shoreline development. Intensive and detailed lake studies are necessary to ascertain the quantity and quality of nutrients, as well as the relative nutrient inputs from natural and cultural sources. Mitigation efforts to improve water quality must consider, therefore, the effects of upstream development. Water quality improvements through nutrient reduction involve structural and nonstructural measures. Structural methods, such as wastewater treatment plants, installed at problem areas upstream, will help ameliorate water quality downstream. Nonstructural measures, which include chemical applications and weed harvesting, currently are performed by lake association members. These actions, however, provide only seasonal relief from nuisance pollution. If a lake study concludes that a large proportion of nutrient input is due to effluent from failing septic systems of onshore residences, a solution is to eliminate the pollution source. A system to take septic effluent away from the lake will alleviate problems from shoreline sources. Establishment of a lake management district is a first step to determine the type of alternative wastewater system to best serve the lake area. Centralized collection systems are very expensive for rural areas, but other technologies exist that may be appropriate. One alternative is the approach to be used at Runyan Lake. The proposal is for a septic tank effluent pump (STEP) system. This system will collect septic tank liquid from all homes in the service area and transport the liquid by forcemain pressure lines to a central point for treatment and disposal. The treatment method proposed is a conventional tile system using alternating fields. The disposal fields will occupy a site physically away from the lake, and possibly even out of the lake drainage area. The tile disposal fields will allow effluent to percolate into the soils for nutrient removal. The Future Land use Map indicates generally favorable soils for the SR district proposed for the Lake Shannon area. Moreover, the SR district abuts commercial and industrial districts. The mixed land uses within this combined area can technically be served by decentralized small wastewater treatment systems. The future implementation of such systems will allow land use development of the type and intensity recotm1ended in the Master Plan. Furthermore, land use impacts on the environment will be minimized by the utilization of small wastewater treatment systems. -37- �COMMUNITY INVENTORY/PROFILE Natural Systems A most apparent physical attribute of Tyrone Township is the diverse character of the natural landscape. The landscape or terrain is not a featurele~s plain devoid of any topographic relief, but is, in fact, a panorama of steep wooded hills interspersed with open cropland, brushy hillsides and marshy lowlands. The natural systems inventory describes the myraid of components that comprise the physical env i ronment. The interrelationships between these components and impacts caused by man's cultural activities are identified. Moreover, inherent in the natural components is a range of properties that help determine the degree of suitability or unsuitability for land use development. These properties are examined in greater detail. Finally, policy planning measures to help protect the physical resources are discussed. 1 Topography Topography refers collectively to the physical features of an area. Included in a topographic description are landforms, elevations, slopes, and drainage. The major landforms in the county are glacial in origin and are illustrated in a reprint from the Environmental Review Notebook for Livin ston County. This reprint, contained in the Appendix, is entit ed "The Glacial Formation of the Livingston County Landscape, 11 and is a companion document to "An Environmental Review System for Livingston County," of which a portion of Chapter 3 also is included in the Appendix. 1 To highlight and help identify the landforms in Tyrone Township, Map 6, titled "Land Elevations in Tyrone Township", was prepared. This map utilizes the standard USGS topographic quadrangle map as a base. To obtain complete coverage of the township, parts of four maps were assembled into a single composite base map at a scale of one inch equals 2,000 feet. For reference purposes, the four maps used to produce the composite map are the Linden, Fenton, Hartland, and West Highland seven and a half minute series quadrangle maps. The shading on the map depicts the range in elevations, in feet above sea level. The highest point in the township is in the northeast quarter of section 15. Interpolating the ten foot contour intervals on the USGS maps, the highest elevation lies between 1,230 and 1,240 feet. Assuming that the accuracy of these maps is reasonable, then Tyrone Township has the highest point in the county. The previously acknowledged highest point - between 1,200 and 1,210 feet on a hilltop in the GM Proving Grounds in Brighton Township - is relegated now to second place. The lowest point in Tyrone Township is the outlet of Hoisington Lake, where the elevation is about 858 feet, the same elevation as the lake surface. The lowest elevation in Tyrone is at least twenty (20) feet higher than the lowest point in the county. The county's lowest point is between 830 and 839 feet, and is located in section 6 of Deerfield -38- �Map 6 LAl~D ELEVATIONS HJ TYRONE rovmSHIP -- Feet above sea level 1200 - 1250 11 50 - 1199 11 00 - 1149 1050 - 1099 iL.=.=:=.=.=.=.=:=.·.·.=::: •.J 1000 - 1049 950 - 999 H:m"""WEJ 900 - 949 I~~~~:::::::::::::::: ··· ················• 850 - 899 0 , . . . . . . . . . . . . . . . . . . . LI. ........ _ . . , ½ 1 scale in miles ·.·-:-::::-.•.· ..-'.<.:: . 1!ii!ii1liilI N A t;•·•. . I iiiii1;; !;:,. ••••••~·-?1rt t~t~;4µ.;~~~$~§~~~illiJllillll~~~~Jliilii Map rrppared by LCrc staff 1 OeL )Q84 fr-on USGS 7 , minutP quadranqle maps . �Township where the south branch of the Shiawassee River flows north through a culvert under Lovejoy Road. The vertical difference in topographic relief in Tyrone Township is about 375 feet. It is unrealistic to compare this figure with relief differences in mountainous communities in other parts of the country, but in the glaciated areas of southeast Michigan, the 375 feet represents a substantial difference between the highest and lowest points in a community. Brighton Township, by comparison, has a difference in relief of about 330 feet. The highest point in Tyrone is a prominent feature on the landscape. It sits atop a highly visible knoll with sloping sides deep with deciduous trees. If someone was to characterize, in a very general fashion, the land uses existing on localized high point elevations throughout lower Michigan, the most common uses seem to be ski resorts, orchards, and vineyards. Tyrone scores with two of these uses, a private ski club and a commercial orchard. The ski slopes are conspicuous features, particularly in the winter when man-made snow is contrasted with barren hillsides. The orchards flank the western slope of the knoll. The sloping land produces moving air currents that protect the fruit trees from killing frosts. The Elevations Map is useful also because the elevation ranges outline physical landforms. The shading patterns clearly show the oblongshaped knoll with the high point elevation. The patterns also reveal a noncontinuous ridge of higher ground trending north-south in the eastern sections of the township. The ridges were formed by retreating glaciers and meltwaters. If the elevations map is correlated with the township soils map produced by the U.S. Soil Conservation Service (SCS), the soils types help identify the glacial feature. For example, the hill containing the ski facilities is composed mainly of stratified deposits of gravelly sand, and probably was built up by meltwaters pouring off the ice front. These deposits are called kames. The ridge tops in Sections 2 and 36 are of similar soil composition. Other hills mainly in sections 23, 25, and 26 are composed of unstratified materials deposited directly by glacial action. Where the materials were deposited as sediment over broad areas, till plains were created. The majority of soils in the Township are loamy in texture and were derived from glacial till. Organic soils exist along stream channels and around the shorelines of several glacial lakes. Organic soils were formed from decayed vegetation that accumulated in depressions left by retreating glaciers. In some areas, peat and muck formed, but in other areas, vegetative material substantially is unchanged since deposition. Runyan Lake is of glacial origin, and along the shoreline are three types of muck soils that have varied degrees of decomposed matter. Interrelated with land formation and elevation are slopes, soils, and surface drainage. All these elements require proper consideration and evaluation during the land development process. Many areas of Tyrone Township have slopes that exceed twelve (12) percent. In fact, small localized areas have steep ridges with over 25 percent slopes. Slopes greater than 12 percent place severe limitations upon development. Beyond interrupting fragile drainage systems, development on steep slopes results in increased stormwater runoff, soil erosion, and stream sedimentation. Poorly regulated hillside development increases environmental hazards that may lead to increased public expenditures and -40- �services. Personal health dangers may result, for example, if onsite wastewater treatment systems are placed on slopes exceeding 12 percent. Steep slopes will cause untreated wastewater to collect and flow rapidly overland, thus precluding any slow downward percolation into the subsoil. Properties of the subsoil aid in assimilating and removing impurities in the wastewater. Untreated wastewater may contaminate domestic wells, possibly leading to costly construction of a public water system. Terrain features with steep slopes generally have underlying soils with high permeability rates. These areas can be groundwater recharge areas because of their ability to transmit water through the soil to replenish groundwater supplies. Development on these sloped lands decreases percolation into the soil, thereby reducing groundwater recharge and increasing overland runoff. Increased runoff intensifies soil erosion and creates downstream flood hazards. Disturbance of steeply sloped areas (e.g., through improper agricultural practices) adversely impact soil stability and increase soil erosion. The removal of vegetation deprives the soil of the stabilizing influence of roots. Moreover, the loss of vegetation lowers downstream water quality by increasing siltation. Hillside development can destroy the natural features that make a community a desirable place to live. Degradation of steep sloped areas deprives a community of its attractive and distinctive setting, reduces real estate values, and instills an unfavorable image of wanton disregard for our natural resources. Three approaches used to are: regulate development in areas of steep slope • decreasing the density of land development as slope; a function of • the guiding principles approach, which is relatively free of exact standards, but which emphasizes case-by-case evaluation on the basis of a number of specific development policies; and • a suitability analysis based on criteria related to soil characteristics. The process uses single factor overlays, with each overlay depicting a variable or subvariable that is both a representative and quantifiable criterion for specified land uses. The first used very of slope, soil. It technical approach, relating land use density directly to slope, is not often because degradation of slopes is a function, not only but also of type and intensity of vegetation and type of is, however, a useful option for communities with limited resources. The second approach, the guiding principles approach, is not recommended unless a community is committed to expend resources necessary for development, organization, and implementation. The third approach is recommended for Tyrone Township. An overlay analysis utilizing published soils data is convenient in practice and understandable in concept. Identifying properties of soils with -41- �sensitivities toward certain land uses, allows for consideration and adoption of land use regulations based on technical data. The soil suitability overlay analysis is presented elsewhere in this plan, but a brief introduction to the process is presented in the following paragraphs. • Soils , Development suitability of a specific lot or parcel of land is dependent largely on characteristics of the soils present on the site. This is true especially of an area such as Tyrone Township, which relies almost exclusively on onsite wastewater treatment systems and domestic wells. Understanding land suitability is, therefore, very dependent on a thorough knowledge of soil composition. Several of the soil characteristics and properties useful in land use suitability analysis are listed in Table 2. The characteristics have application for a broad range of land uses, including residential, commercial, and industrial uses. The variables listed under each characteristic have suitabilities for specific land uses. For example, soil variables ideally suited for construction of a dwelling or commercial building, with basements, include seasonal watertable depths of four feet or greater below the surface, and bearing capacity rated good. Also, shrink/swell potential should have at minimum a low rating, with surface drainage at least moderately well drained. Determining sites suitable for specified land uses or related activities is accomplished by a mapping technique utilizing overlays. Each soil variable considered suitable for a use is constructed as a single factor overlay on a sheet of clear acetate superimposed over a base map. The number of overlays produced is a function of the number of soil properties considered suitable for different land uses. All the constructed acetate overlays are placed in a master reference file. Individual overlays are selected from the master file for use in the analysis process. The first step in the process is to select from the file those overlays that in combination are most suited for a designated land use activity. If the use activity is location of septic tank disposal fields, the suitability overlays selected from the file would include variables, such as moderate subsurface permeability, slope less than or equal to six percent, watertable depth greater than three or four feet below the surface, and phosphorus adsorption capacity rated good. The overlays are all superimposed over a base map, thereby creating a composite map depicting the locations most suited for placement of disposal fields. Each overlay factor is indicated by a uniform green color, so that as each one was overlaid, several shades of green appeared where suitable data overlapped. The degree of shading is a function of the overlapping data, but the shade of green that is the most suited will be the darkest tone. Given the criteria used in selecting the variables, the darkest green areas in the composite map represent the most favorable areas for disposal field placement. The lighter tones of green indicate the areas less suitable for that use. An acetate overlay is made of the darkest green areas to retain a copy of the suitability composite. After the analysis process is completed, the variable overlays are returned to the master file. The overlays then are available for additional land use analyses. -42- �TABLE 2 Soils Found Within Tyrone Township: Physical and Chemical Characteristics Useful in Land Use Suitability Analysis Keys: Soil ~ fs - fine sand 1s - 1oamy sand sl - sandy loam 1 - 1oam cl - clay loam Map Symbol Subsurface Permeability Phosphorus Adsorption slight moderate severe MWD SPD VPD V H M L VL - moderately well drained somewhat poorly drained very poorly drained variable Surface Drainage Shrink/ Swell Potential Bearing Capacity WD MWD PD VPD H - high M - medium L - low V - variable G F P VP Mapping Unit* - well drained moderately well drained poorly drained very poorly drained Water Septic Table Field Depth Soil Type Limitation (feet) slight mod-sev mod severe severe 4+ 1-2 2-3 1 muck sl sl sl 1 severe severe slight severe slight 1-2 Houghton Locke Metea Miami Oakville Oakville muck sl 1s 1 fs fs/1 severe severe mod-sev slight slight slight 0 1-2 3+ 4+ 4+ 3+ Owosso-Miami Pewamo Rifle Spinks-Oakville Warners Washtenaw sl cl muck 1s 1 silt mod severe severe slight severe severe Bt Bu Bw By Cc Boyer-Oshtemo Brady Bronson Brookston Carlisle muck Cv Ed Fo Gd Hl Hm Conover Edwards Fox Gil ford Hillsdale Hil 1sdale-Miami Ho Lo Mn Mo Oa Ok Om Pc Rf Sv We Wh Septic Fields Limitation ls ls 1s 1 1 0 0 4+ 1 4+ 4+ 1 0 4+ 0 l Subsurface** p Permea- Absorpbil ity tion MWD MWD MWD VPD MWD L L L H VL - - high medium low very low good fair poor very poor Range Shrink/ Swell of Paten- Bearing Slopes tial Capacity ( 't) Surface Drainage SubSurface** Texture WD PD MWD PD VPO sandy c1ay loam sandy clay loam sandy loam clay loam muck L L L L-M L-M V VPD V MWO MWO SPD H VL M-L L M M PD VPD WO PD WO clay loam marl gravelly sand gravelly sand sandy loam MWO MWD SPO SPO MWD MWD VL M M H VL VL VPD PD WO WO WD WD muck sandy loam clay loam loam fine sand fine sand L M L-M L L VPD VPD MWD MWD V VPD M-H H VL M VL H WO PD VPD WD VPD PD clay loam silty clay loam mucky peat loamy sand marl silt loam M M V L V L F F F F VP F V VP L F F L L V F VP G F F p p F F VP F p p Notes: * The fo 11 owing soil types occur throughout the township. but are unclassified due to their wide variability in characteristics Ad Bp Fr Gr La Md - ** Subsurface characteristics represent soil type at a minimum of 40 inches below the ground surface Alluvial land Borrow pits Fox-Boyer complex Gravel pit Lake beaches Made land -43- 0-25 0-2 0-2 0 0 0-6 0 0-12 0 2-25 2-12 0 0-4 0-12 0-25 0-6 0-6 0-18 0 0 0-25 0 0 �Each analysis process produces a suitability composite map depicted in a range of green colored tones. To 11 save 11 a copy of a composite for future reference, a second-stage acetate overlay must be made. As the process evolves, a number of composites are produced. A composite singularly represents areas of suitability for a particular land use. If the land uses are compatible, then their respective second-stage composites can be combined or superimposed to produce a third-stage overlay. The third-stage overlay represents areas of suitabilities for compatible land uses. For example, a third-stage overlay is created when the second-stage composite of areas suitable for septic tank disposal fields is combined with a similar composite showing areas suitable for single family home construction. The third-stage overlay thus produced shows areas suitable for single family homes utilizing onsite wastewater treatment systems. This composite map is highly useful because all single family dwellings in Tyrone Township must rely on onsite systems for sanitary waste disposal. The single factor overlay analysis process based on soils data is a helpful tool for land use planning decisions. The accuracy and reliability of the overlay composites is conditioned on the technical data reported in the SCS Soils Survey. There are stated limitations to the data, and the overlays were prepared with this realization. In addition, the soils suitability analysis is not a substitute for a detailed onsite investigation. A thorough site investigation is recommended no matter what the proposed use. • Vegetation Another important factor that any land suitability analysis must consider is vegetation. Vegetation includes indigenous woodlots, grasses, and bushes as well as trees and shrubs planted by landowners. The importance attached to vegetative cover is a function of its demonstrated capability to: • • • • • • • • • • stabilize slopes retard and prevent erosion control stormwater runoff improve and conserve water quality and quantity maintain local microclimates filter the atmosphere enhance visual amenities fortify personal privacy buffer noise and attenuate light provide wildlife habitats The wooded areas of a community are of undeniable intrinsic value, yet that value is lost irretrievably during the development process. Sites are often denuded totally for building construction because standing trees and attendant root systems interfere with machinery and hinder utility installation. While finished projects are often landscaped and replanted with trees, much of a site's intrinsic value is lost during construction. Tree cover serves as a braking mechanism softening the impacts of precipitation on exposed soil layers, and thereby decreasing stormwater runoff and the potential for soil erosion and down slope siltation. Similarly, root systems, dead leaves and fallen needles -44- �naturally control erosion. Trees also improve percolation of water into the ground helping to replenish groundwater supplies. Woodlands serve as wildlife habitats for many types of plants and animals; therefore, they are important factors in ensuring the preservation and protection of wildlife. Trees also act as physical buffers against unwanted noise and lights. In addition, trees play a useful role in controlling microclimates. Deciduous trees help conserve energy by shading ,buildings in the summer, but allow the sun's rays to filter through producing a warming effect in the winter. Trees also act as windbreaks against damaging winds. Conifers and evergreens protect against cold winter winds if positioned properly on a homesite. Tyrone Township is fortunate to have expansive areas of natural vegetation and woodlots. Wetland marsh, grasses, and trees characterize the lowlands surrounding most of the major streams and creeks. Trees often found in lowlands are elm, red maple, aspen, white cedar and tamarack. Upland trees dot the high stream banks, as well as steeply sloped terrain paralleling both sides of Fenton Road. Trees found typically on uplands include oak, hickory, sugar maple, ash, cherry, beech and basswood. In other parts of the township, extensive clearing for agriculture has created scattered woodlots separated by cultivated fields and, more recently, by residential developments. The scattered woodlots also are a significant stands of mature trees serve as natural dividers segregating adjacent land uses. The woodlands are tant to potential residents and are, in fact, one tics that makes Tyrone so appealing to developers. resource. The many of the landscape, a tremendous attracof the characteris- Retention of natural vegetative and wooded areas will benefit the township in many ways. These areas represent both a precious resource and a "marketable" community asset. Future land developers should be encouraged to retain a site's natural amenities whenever practical. • Wetlands Wetlands include marshes, swamps and low areas between dry land and open water. These areas are typified by poor surface drainage and standing water. The community resource value of wetlands relates to several factors. Wetlands act as a natural filter to keep inorganic materials out of the water supply. They trap and absorb nutrients that may cause undesirable algal and other plant growth in open lakes. Sediment is also trapped, which helps to decrease turbidity levels in the lakes. Wetlands and marshes act as sponges to retain water during prolonged dry spells. During periods of high water, flooding is controlled as rising floodwaters are absorbed by wetlands; this action also mitigates flood damages by decreasing the velocity of rapidly moving floodwaters. Wetlands provide for recreation opportunities; fishing and hunting are popular sports. Some wetlands are ideal for nature walks, berry picking, and scenic enjoyment. From an environmental educational and research standpoint, wetlands are invaluable as outdoor classrooms and laboratories. Certain types of wetlands are excellent places to learn and understand the processes on how they were formed and the roles they serve in the water regimen. -45- �Land development has placed stress on the natural assimilative capacity of wetlands. Covering the land with impervious surfaces has decreased natural infiltration of stormwater and increased overland storm flows. Compounding the problem is the continual loss of wetlands to dredging and filling. With less and less wetland area available to accommodate increasing amounts of runoff, large land developments are required to provide • onsite retention or detention impoundments to control stormwater flows. These structural requirements add to development costs, with such costs borne commonly by consumers and the general public. Protecting wetlands will reduce these public costs. Public Act 203 of 1979 provides for the preservation, management, and protection of wetlands throughout the state. This "Wetlands Act" was adopted to stop the wanton destruction of important wetlands. Its provisions regulate the use of wetlands over five (5) acres in size, but can protect wetlands under this size if DNR determines that the area is essential to the preservation of natural resources from pollution, impairment, or destruction. Act 203 area. through adverse does not prohibit totally a landowner from developing a wetland The act contains controlling measures to guide development a permitting process. Several mechanisms for controlling impacts on or adjacent to wetlands include: • Controlling land uses - development is allowed only if it can be demonstrated that the proposed use will be compatible with the functions of wetlands. • Controlling development in areas adjacent to wetlands - this is accomplished usually by buffer zone or setback requirement. • Controlling development throughout the drainage area - local need for wetland protection is largely a function of the quality of water protection in the entire watershed. • Rivers, Streams and Drains Tyrone Township falls within the surface drainage area of the Shiawassee River. Overland stormwater flows in a general northwest direction in the township. Runoff flows down natural gradients toward two major streams. Surface drainage from the southern and western sections of the township collects in courses flowing into North Ore Creek, which is also the inlet stream to Lake Shannon. The lake discharges through the dam spillway, and flows north through a wetland where it exits the township in Section 7. Stormflows in the central and northern sections of the township are channelled toward Denton Creek, into Runyan Creek and Hoisington Lake, then outlet the township in Section 6. Some modification of watercourses has occurred in parts of the township. Air photos show that major work was performed on the stream flowing out of Tyrone Lake, and was centered in Sections 27, 18 and 34. To improve drainage through this area of seasonally high water table -46- �and muck soils, the stream course was straightened and channelled. Dead trees and branches blocking the natural flow were removed, as were trees and brush impeding the current along the banks. It is unclear when the work was performed, but it could have been done years ago when the township maintained their own drains. More recently, it could have been done when Tyrone Lake was created, or when natural gas pipelines were laid through this area. In general, the streams in the township have n9t been degraded by excessive channelization. Substantial wetland areas are still found along the streams. Many communities learn about surface water the difficult way - when it becomes unusable or through flooding. Staff research has found no evidence that any of the streams in the township are polluted now or ever have been polluted. Sources of pollution can be from egriculture, residential, commercial, industrial - even recreational uses (e.g. fertilizer runoff from golf courses). A potential source of contamination affecting the township is a hazardous waste spill from an overturned truck on US-23. The expressway was the route used to haul contaminated wastes from the Berlin & Farro site in Swartz Creek to a licensed hazardous waste landfill near Cincinnati. The artery carries a lot of interstate truck traffic. Emergency preparedness teams at the county sheriff's office, state police post, and state DNR are on call and ready to react in case of an accident. Local emergency preparedness planning is coordinated by the county sheriff's office. If the township does not have a representative on the planning committee, an effort should be made to have a local official appointed to this committee. Over the years, storms and floods have created havoc in the Tyrone community. During at least two major events, heavy precipitation throughout the North Ore Creek Watershed created floodwaters that destroyed impoundment structures on Lake Shannon. In 1968, flood currents washed out a temporary spillway and caused heavy damages to shoreline properties. The second major flood occurred in 1975 when the emergency overflow outlet was destroyed again. Upstream, the Hartland dam was destroyed causing a wall of water to rush downstream. Along the way, it also devastated the dam at Parshallville before hitting Lake Shannon. Fortunately, no lives were lost, but again, property damages were severe. It could have been much worse downstream if the extensive wetland below the Lake Shannon dam had not absorbed and slowed down the rushing floodwaters. The dam was repaired, and today, Lake Shannon is a popular recreational and residential subcommunity. When wetlands and streams are protected and preserved, they are invaluable resources for the community. They perform important natural drainage and water storage functions that would otherwise have to be provided by costly public works projects. Watersheds having flow characteristics that have been adversely altered can contribute to flooding problems downstream. Additionally, increased runoff and sedimentation from land use and development can cause irregular flow, and prevent groundwater recharge, thus creating low and irregular groundwater resources. Sensitive areas such as watercourses must be protected. Several recommendations have been developed by agencies responsible for such matters. These policies have been formulated with an eye toward existing legal constraints, natural system constraints, and preferences -47- �existing legal constraints, natural system constraints, and preferences and constraints identified through discussion with Tyrone Township planning officials. • It is suggested that the simplest and most direct method to provide stream protection would be to require an undisturbed setback from the edge of a watercourse that may vary from 100 to 150 feet. The objective is to keep the land in its natural state. Within this zone, from the bank to a specified point landward, trees and other significant vegetation should be undisturbed in order to filter the water, prevent possible nutrients from reaching surface water, and protect from erosion. • Site plan review must consider in a coordinated manner the impact of a proposed development upon the natural drainage system. This process can review the impact of development and forestall dramatic impacts on the township's water resources, thereby reducing the need for costly public works. • Lakes The lakes in Tyrone Township are important natural features in the landscape. They offer recreational opportunities for numerous people, provide homesites for many residents, are habitats for wildlife, and control floodwaters. There are about twenty five waterbodies in the township ranging from under one acre to over 200 acres in size. Lakes, five acres or greater in size, are listed in Table 3. The lake names, if listed, are taken from public records. TABLE 3 LAKES OF 5 ACRES OR MORE IN AREA LAKE NAME SECTION # Stearns Lake Hoisington Lake Clough Lake Runyan Lake Unnamed Good Fe 11 ow Lake Sullivan Lake Unnamed Pearson Lake Unnamed Lake Shannon Lake Tyrone 5 6 6,7 9 9 10 12,13 13 24 25 19,30,31,32 34 Source: AREA IN ACRES 32.0 125.0 7.8 165.0 5.5 8.2 23.0 6.3 6.2 8.3 313.0 (212 in Tyrone) 97.7 ( 41 in Tyrone) Michigan Lake Inventory Bulletin No 47 Michigan Department of Natural Resources -48- �The lake of greatest size is Lake Shannon, with an area around 313 acres, of which 212 acres are within Tyrone Township. As mentioned earlier, it is a man-made lake formed by damming North Ore Creek. Another large man-made lake is Lake Tyrone. This lake was originally a three acre lake named Russell Lake, but a dam was built at a higher elevation engulfing the smaller lake and creating the existing waterbody . • Runyan Lake and Hoisington Lake are natural waterbodies, probably of glacial origin when ice-gouged depressions were filled by inflowing streams. The lakes have natural inlets and outlets, although Runyan Lake now has a mechanical flow control outlet to maintain lake level. The remaining township lakes are mainly natural in origin. The land surrounding inland lakes is subjected to intense development pressure. Much of the lake front property in Tyrone Township is developed intensely, because platting activity began years ago. Runyan Lake property originally was platted in the 1920s and 1930s, while Lake Tyrone experienced initial platting in the late 1940s. Plats of land divisions around Lake Shannon first were recorded in the early 1960s. People enjoy living near water because of the recreational opportunities offered by and the inherent beauty of lakes. Yet because of the way we live, we often destroy or damage the very amenities that allure us. The cumulative effects of lakeshore development have intensified in recent years. Lakeshore homes previously were used only for weekends and summer vacations. New expressways and interstates constructed in southeast Michigan expanded commuting distances and reduced driving times to workplaces. As a result, vacation homes became year-round dwellings. City dwellers changed to rural living at the same time modern conveniences, such as garbage disposals, automatic clothes washers, new detergents, and water softeners were introduced to society. Everything that occurs in a lake community, from fertilizing to leaf burning and to motorboating, the land around it. Land and water use problems from one another; lake problems such as pollution land use activities within the watershed. dishwashing to lawn affects that lake and cannot be separated are largely due to The history of local regulation of lakes is short but complex. Because quality of a lake's environment is affected by many land uses in the watershed, the land use control is complicated by a number of considerations. For example, nuisances such as weed control and algae growth could require~ of the following actions, and more: • Curtailing the flow of nutrients, which may cause nuisance growth, by closely monitoring septic tank usage, and agricultural and feedlot runoff. • Curtailing or stopping the use of lawn fertilizers and prohibiting fall leaf burning along the lake shore. • Enforcing vigorously the Soil Erosion and Sedimentation Control Act, Act 347 of 1972, as amended. -49- �• Preserving natural vegetation and reforesting along the shore to allow it to serve as nutrient filter, sed i ment trap, and erosion control. • Cutting and harvesting aquatic weeds . • Disputes regarding taxation, pest controls, controls on boating, protection of fish and wildlife, public access and maintenance of lake levels are but a few of the issues raised by lake use and/or lakefront habitation. A thorough analysis of each lake, designed to assess the current situation and measure steps toward water quality objectives, offers the best solution to lake problems in Tyrone Township. -50- �Community Systems Contained within this section is an examination of the pattern of land use development within Tyrone Township. The existence of specific uses within the community, along with the type, location, intensity and size of those uses, exerts a tremendous influence over development of future land uses. The type, intensity and location of future land use often reflects those which currently exist. Of interest in this examination was both private and public development activity. Public 11 investment 11 within the community influences land use decisions. In some instances this investment takes the form of public infrastructure such as roads or utilities. In others, it is such facilities as a government building or school system. The information presented here is primarily in the form of inventories of uses or facilities or services. The presentation of that information includes a map of existing land uses (see Map 7, Existing Land Use). The intent is to gain an understanding of a unique aspect of the community. It is not directed at site specific considerations, but instead at a pattern of development at the township level of detail. An understanding of the form and type of existing land use, and the nature of public and private investment, in a community is critical to the planning process. • Agriculture Agriculture represents the largest category of developed land uses within Tyrone Township.* Approximately 23% of the township's acreage (see Table 4, Land Use in Acres) is devoted to agricultural use. The agricultural activity is found primarily in the western portion of the township. Over 41% of the total acreage in agricultural use is located in the eight sections west of US-23 and south of Hogan Road (17, 18, 19, 20, 29, 30, 31 and 32). There is also a significant concentration of agricultural use in some of the southern most sections east of US-23, with sections 28 and 33 containing an additional 682 acres (13% of the total). Very little agricultural land is found in the northern portion of the township. The two northern tiers of sections (1-12) which comprise 33% of the total land area of the township contain less than 13% of the total acreage devoted to agriculture. The northeast area (sections 1, 2, 3, 9, 10, 11 and 12), quite predictably, contains only 7% of the townships total agricultural acreage. * The term 11 developed 11 is a relative one and is used in contrast to such 11 undeveloped 11 land use categories as water, vacant and woods/recreation. Other 11 developed 11 land uses, along with agriculture, are residential, industrial/commercial and public/semipublic. -51- �T4N.-R.6E. TYRONE I Map 1 EXISTING LAND USE . . Residential- densely populated ■ Residential - individual houses ~ Industrial, extractive, utilities A Commercial Agriculture ~ Woodlots ~ Recreation Vacant lIIIIIlII1I r c::J 0 ~ .... ½ 1 scale in miles ~ "' •~1l1:-,1, _,,,, ,-,I' ... ,~-,; ,_. , ~ - ,_,_,-:-: .. ,\,1 - .... , , \ ¼ 'II{ ~ N 'II{ 0 Source: Hap prepared by LCPC staff July 1984 J -12 DELTA LANO SURVEYING 6 110 W FIIIIST ST ZJ& N LEIIOf ST ENG • INC FUHT ~Elf1tlll ........,. IIEY. 19M - LEGEND C ED li,■ aV[l c;Jl'AV(L __ , , ,_..., ... •Nd• ... ,,.,.. ft•• Br �• • TABLE 4 LAND USE IN ACRES • Agriculture W'.xrls Recreation 1 2 3 4 5 6 7 8 9 10 ll 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 123.1 85.7 45.6 130.0 0.0 54.1 ll5.0 15.0 10.0 10.0 0.0 95.0 242.0 216.0 135.0 70.0 525.0 338.0 306.6 212.0 85.0 193.0 193.0 249.0 21.0 44.0 87.0 206.0 276.0 20.0 175.0 293.0 476.0 'IDI'AI.S Sec# Public SemiPublic water Residential Vacant 4.3 4.6 10.8 27.4 52.8 123.2 2.2 1.5 159.0 6.0 2.0 14.0 27.0 0.0 0.0 1.0 1.0 0.0 60.2 0.0 0.0 13.0 0.0 15.0 7.5 0.0 9.0 0.0 35.0 220.0 345.0 247.0 310.0 66.0 330.5 409.0 356.35 243.0 215.0 284.1 249.3 53.4 36.0 348.8 156.0 200.2 o.o o.o 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.0 0.0 50.0 0.0 0.0 0.0 0.0 0.0 o.o 41.0 0.0 0.0 78.0 173.7 62.4 180.0 251.5 16.0 14.0 58.0 168.4 155.0 165.0 80.0 153.0 82.0 45.0 55.0 10.0 5.0 68.2 17.0 llO.O 12.0 14.0 2.0 62.0 24.0 40.0 51.0 43.0 133. 7 75.0 21.0 21.0 140.2 100.0 220.0 327.3 309.1 232.0 224.6 229.9 317.7 284.6 220.5 168.6 336.0 303.0 258.0 108.0 222.0 215.0 424.0 15.0 196.0 40.0 106.3 0.0 289.2 76.0 104.8 128.0 188.7 290.0 130.0 132.0 150.0 173.0 llO.O 80.0 210.0 70.0 52.0 297.0 170.0 191.0 100.0 170.0 123.0 308.0 219.0 163.0 146.65 140.0 100.0 95.2 60.0 265.6 103.0 llO.O 188.0 179.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 5282.1 23% 5419.25 24% 735.2 3% 2906.1 13% 8299.95 36% 392.4 2% 5.0 .02% o.o 4.0 107.0 30.7 7.0 4.0 Total township acreage= 23,040.0 Source: Utilities Extractive Industrial Camercial Table cacpiled by ICPC staff fran field work and aerial photography Novanber 1984 -53- o.o 1.0 66.9 0.0 0.0 o.o 0.0 35.5 55.0 4.0 1.0 20.0 20.0 0.0 40.0 35.0 20.0 37.0 0.0 0.0 0.0 0.0 5.0 0.0 0.0 o.o 2.0 1.0 1.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 o.o �While there are significant concentrations of active farmland which can be identified, agriculture as a land use is declining in Tyrone Township. This is evidenced by examination of past rezoning activities, which focus on change from agricultural to intense classifications. The decline ~n the northern area is to be expected, both because of the surrounding land use pressures and the nature of the soils themselves. The inventory of Important Farmlands, prepared by the U.S. Department of Agriculture Soil Conservation Service (SCS), shows very little prime farmland in the northern portion of the township. There are significant amounts of prime farmland and unique farmland found in other portions of the township though, according to the SCS inventory. The case for preserving the agricultural production capabilities in this area is strong. Agriculture is one of the major components of the state economy as well as one of Michigan s largest and most stable industries. It is also one of the least service demanding of developed land uses. 1 The problem of farmland retention is not an easy one, especially in areas like Tyrone Township where new homes are locating. The problem is not simply one of preserving farmland but is related to larger land use issues affecting all development. Property tax assessments for farmers have increased in conjunction with urban service demands in rural areas. These demands have created a strain between urban and rural land uses. There are several potential solutions aimed at resolution of issues pertaining to farmland preservation. However, the answer is not to be found in one solution but rather in a comprehensive, multi-level approach. It seems advisable to ensure that public policy not cause those agricultural uses presently in operation to go out of production unnecessarily. In 1974, the Michigan Legislature passed Act 116, the Farmland and Open Space Preservation Act. This particular legislative solution addressed the need to relieve tax burdens upon farmland. This tax incentive solution in which land will remain in farmland production or open space for a minimum of ten years has been used in Tyrone Township by only a few farmers at this time, totalling 737 acres. Another major tool being used to address the problem is zoning regulations. A successful attempt at preserving agricultural land through zoning depends upon three factors: (1) degree of public commitment; (2) availability of factual information; and (3) the proper construction of the Ordinance. As with any public program, success is dependent upon support available from within the community. In the absence of a public commitment to preserve agricultural lands, it will be difficult to enact the zoning controls needed. When and if controls are approved, township officials will still face a difficult task in attempting to preserve rural lands from urban uses. The granting of a few requests for non-agricultural uses in agricultural zoning districts without a substantial reason for doing so may destroy the integrity of an agricultural zoning technique, -54- �and weaken the position of the governmental unit if litigation should subsequently occur. Factual information was largely unavailable to township officials prior to beginning work on the Master Plan because the inventory of Important Farmlands for Livingston County was published only recently. The last factor, proper construction of the Ordinance, is dependent upon the quality of information gathered. Once land capabilities have been delineated and other pertinent informational inputs gathered, the starting point for determination of the zoning district boundaries can be identified. Areas of subdivided land, land served, or proposed to be served by public sewer and water, land adjacent to intense urban development and land parcels too small for inclusion in agricultural operations should not be included in an agricultural zoning district. These are the major inputs which would be needed to begin development of a meaningful agricultural zoning district in Tyrone Township. An attempt should be made to place public infrastructure investments in areas that do not encourage conversion of farmland (i.e., road investment and sanitary sewer should be reviewed with preservation of farmland in mind). • Residential Residential development in Tyrone Township occurs throughout the community and takes a number of shapes. In the extreme northern portion of the township there are residential subdivisions which are basically suburban in character. Surrounding such major water bodies as Lake Shannon, Runyan Lake and Tyrone Lake are lakeshore developments which are relatively densely occupied areas. Scattered throughout the remainder of the community are individual, single family, rural-residential developments located on relatively large lots. These three residential development styles represent the differing attractions which Tyrone Township offers to potential new residents. A suburban lifestyle close at hand to more urbanized areas; a recreation orientation around the lakes; and a rural/open space environment separate from the close proximity of neighbors and urban development. There is a sub-category of the suburban style which does exist. Interspersed through the township, though occurring perhaps more frequently in the southeastern portion, are rural 11 subdivisions 11 developed on private roads. These are not true subdivisions in the strict sense as they were not developed within the guidelines of the Subdivision Control Act of 1967. Instead they consist of lots created through rural splits of larger parcels. (For a more complete description of subdivision regulations please refer to the complete text of PA 288, The Subdivision Control Act of 1967). A rural subdivision falls somewhere between the lifestyle provided by the suburban subdivision and the large lot rural residential. Lot sizes in the rural subdivisions are larger than their suburban counterparts, providing a more rural atmosphere. At the same time the rural subdivisions result in residential sites in much closer proximity than the large lot rural residential development. -55- �All of the above residential dwelling styles are alike in one sense. Residential development, quite obviously, signals growth in population. With population growth comes additional demand for, and upon, public infrastructure systems. While this subject is discussed at greater length in later sections, a short comment is appropriate here. True rural residential development can often be accommodated with a low level of services. Roadways can be gravel, public utilities avoided and such things as police and fire protection provided on a regional or county-wide basis. At some point though, population growth will generate a volume of use and demand which exceeds the capacity of these rural service systems. When that happens the community must upgrade the systems and, in order to do so, find a way to pay for the upgrading. Adequate preparation for handling the impacts generated by residential growth is a substantial challenge for any community. It is an exceptional one for a community such as Tyrone Township. The increase in residential growth, discussed above, which changes service demands from rural to urban levels is already taking place. One additional residential development issue found in Tyrone Township must be discussed. That issue is the development of relatively dense residential areas surrounding lakes. This is of particular interest when these are structures which have been converted to year round use from seasonal dwellings. Cottage structures were often built on lots considered too small by present day standards and without proper attention to adequate onsite wastewater treatment provisions. Not all of Tyrone Township's lakeshore developments are comprised of seasonal dwelling conversions. In those instances where such structures are in existence though careful examination should be directed at water quality maintenance. The current program underway at Runyan Lake to develop a sanitary sewer system is a classic example. • Commercial Commercial development within Tyrone Township is very limited at present. What commercial development does exist is almost exclusively convenience oriented. Comparison shopping needs are met by the larger, urban areas to the north. As the township experiences growth in the future there will be demand for commercial development. Careful examination must be made of potential developments to determine the impacts these uses will have upon traffic generation, both at the proposed site and on the corridors leading to the site. While convenience shopping uses will, and should, continue to locate adjacent to the areas they serve, there will also be pressure for siting of commercial developments which meet the needs of the larger community. Such uses should be contained within commercial nodes located at points both central, and easily accessible, to larger population groups. The areas adjacent to the freeway interchanges, and at major intersections near the suburban developments, provide logical locations for development of commercial nodes. -56- �• Industrial Very little industrial development exists within the community, other than scattered extractive operations. The most notable exception to this is the Eaton Corporation facility located near the interchange of US-23 and C~nter Road. This very attractive facility is served by its own water supply and wastewater treatment systems. Typically, locating traditional industrial uses within Tyrone Township is a difficult task. Industry is most often associated, and frequently requires, urban services such as sanitary sewers and municipal water supplies. Other than the Eaton Corporation facility and a small facility serving an apartment complex there is no sanitary sewer service in the township and no municipal water supply service other than that which serves the Jayne Hill Farms subdivisions. Recognizing these limitations, light industrial or office-research facilities are the type of industrial uses which the township seeks to accommodate, or even attract. These uses are r.ot typically high in service demand yet they can provide valuable additions to community employment opportunities. • Vacant Vacant, or inactive, lands comprise a significant portion of Township. Nearly 8,300 acres (approximately 36% of the total) the township are currently inactive. By definition vacant lands support a structure nor do they yield a significant, marketable uct. Tyrone within do not prod- Vacant land can play several distinct roles. The first role is a nuisance role. Vacant land with or without abandoned structures can become a health/safety hazard because of vandalism, potential for fire, lack of weed control, rodent habitat suited to infestation. The second role played is somewhat more fundamental. The economic viability of the community is negatively impacted by speculative land purchases that push up the market value of land. This high land cost adversely impacts all existing residents and is particularly hard on residents owning agricultural lands as it increases tax assessments unnecessarily. A third and final role represents an important community asset. Many people are attracted to Tyrone Township at least in part by the existing open space. Vacant land is part and parcel of a particular perception of the community. The residents of Tyrone desire the open vistas, low density, and privacy that these open spaces provide. It is up the the township to determine which role will dominate. The township must foster the community asset role and discourage the nuisances through careful application of land use policies. -57- �• Public/Government Facilities and Services At present the only government building located within the township is the Tyrone Township Hall. The building was constructed in 1967 and replaced the original town hall which had served the community for 80 years. The Tyrone Township Hall contains offices for numerous township officials including the Supervisor, Clerk, Treasurer, Land Permit official and Constables, although several of the officials conduct business from their homes. The Hall also serves as the site for meetings of the Township Board and Planning Commission. Public services, other than those provided by the township officials listed above, originate outside the immediate confines of the community's boundaries. They are, nonetheless, part of the services provided to the community and the specific services, and their source, are listed below. Police protection is provided by the Livingston County Sheriff Department and Michigan State Police. These organizations are located at: Livingston County Sheriff Department 150 S. Highlander Way Howell, Michigan 48843 517 546-2440 Michigan State Police 9995 East Grand River Avenue Brighton, Michigan 48116 313 227-1051 Fire protection for the entire township is provided by the Fenton Fire Department. Supplemental contracts exist with Hartland Township Fire Department, which services a small portion of the southern area of the township (sections 31, 32, 33 and 34), and the Village of Linden Fire Department, which provides service to the western area of the township (sections 6, 7, 18 and 19). Locations of these facilities are: City of Fenton Fire Department 201 S. Leroy Fenton, Michigan 48430 313 629-2242 Hartland Township Fire Department 3205 Hartland Road Hartland, Michigan 48029 313 632-7164 Village of Linden Fire Department 132 E. Broad Linden, Michigan 48451 313 735-4321 -58- �Ambulance service is provided by the Livingston County Ambulance Department and the Fenton Area Ambulance. The ambulance service by Tyrone Township originates from these locations: Livingston County Ambulance 1429 W. Grand River Avenue Howell, Michigan 48843 517 546-5450 Fenton Area Ambulance 207 E. Ellen Fenton, Michigan 48130 313 629-4511 There is public transportation of a limited scope available to Livingston County residents. The Livingston Essential Tansportation Service (LETS) provides door-to-door advance (24 hour) registration between any two points in Livingston County. Until the creation of the Essential Transportation Service, the only transportation alternative to the private automobile was the Short Ways and Greyhound Bus lines stopping in Howell and Brighton. The Essential Transportation Service is a van program funded largely by SEMTA in the initial year of operations, and by the Livingston County Board of Commissioners and fare box revenues in subsequent years. While the vans are available to all residents there is a priority period each morning during which work skill youth are picked up and taken to their destinations. After that period, usually mid-morning, transportation is provided on a first come, first served basis. The LETS system operates Monday through Friday, 6:00 a.m. to 6:00 p.m. Further information on the LETS system can be obtained by corflacting: Livingston Essential Transportation Service 190 S. Highlander Way Howell, Michigan 48843 517 546-6600 Since no school buildings are found within the township, all students are bussed to facilities located in the surrounding communities. The schools which currently contain students from Tyrone Township are as follows: Child of Christ Lutheran School - Enrollment: 3375 Fenton Road, Hartland approximately 13 Fenton Area Public Schools - Enrollment: approximately 739 Eastern Elementary, 600 Fourth Street, Fenton North Road Elementary, 525 North Road, Fenton State Road Elementary, 1161 W. State Road, Fenton Fenton Middle School, 404 W. Ellen Street, Fenton Fenton Senior High School, 3200 W. Shiawassee, Fenton First Baptist Academy of Fenton - Enrollment: 860 N. Leroy, Fenton -59- approximately 17 �Hartland Consolidated Schools - Enrollment: approximately 270 Lakes Elementary, P.O. Box 128, Hartland Village Elementary, P.O. Box 128, Hartland Round Elementary, P.O. Box 128, Hartland Farms Middle School, P.O. Box 128, Hartland Hartland High School, P.O. Box 128, Hartland • Linden Community Schools - Enrollment: aproximately 360 Linden Elementary, 400 S. Bridge Street, Linden Central Elementary, 7199 Silver Lake Road, Linden Linden Middle School, 325 Stan Eaton Drive, Linden Linden High School, 7201 Silver Lake Road, Linden St. Johns Catholic School - Enrollment: 514 Lincoln, Fenton approximately 6 As the list above reveals, Tyrone Township is served by three public school districts, along with three private schools. Map 8, on the following page, illustrates the areas of service within Tyrone Township of the three public school districts. • Transportation Facilities Transportation facilities are one of the most significant determinants of a community's development. The location and type of transportation network influences what type of development can take place and where it can take place. Tyrone Township's transportation facilities are comprised almost entirely of a roadway network which includes state, county primary and local roads. The designations noted above indicate jurisdictional responsibilities and do not officially reflect either the condition of the road or the construction materials used in building the road. From a practical perspective though, the roadways under the jurisdiction of the state are typically of a higher quality and in better condition than local roads. The reason why a difference in road quality and maintenance exists stems from the source of funding for operation of the roadway systems. State level highways are funded through the Michigan Department of Transportation from a budget based on both state generated funds and federal funds which are passed through to the State of Michigan. The Livingston County Road Commission is responsible for both establishing and maintaining the county primary and local road systems. Financial resources for this activity come almost exclusively from the money received from the State Motor Vehicle Fund (SMVF). Approximately 75% of the total budget of the Livingston County Road Commission is, in fact, derived from the SMVF. The other sources of revenue for the Road Commission are federal funds, passed directly to the County, and township contributions. This is of particular importance because of the restrictions governing the usage of SMVF funds. Monies from the SMVF may be expended for construction purposes on county local roads~ to the extent that they are matched by monies from local sources. In fact, under the State Trunk Line -60- �TYRONE T4N.-R.6 E. l V, ,., . ,..., ,, DELTA LANO SURVEYING 1.i'" . IIIIIOt a E,_G , INC S1 Map 8 SCHOOL DISTRICTS Hartland -61- Linden lllllllllllllllllllllllf �Highway System Act (Public Act 51 of 1951) there is a financial requirement that townships contribute money for local road construction. The net result of this situation is that there is, in almost all instances, more money available for county primary roads than local roads. The only manner in which this can be changed is for the township to prov ide the funding necessary for matching the SMVF money. For most townships this would mean creating a special source of revenue, such as a special millage, dedicated to a road fund. Creation of such a revenue source is rarely easy, and is certainly not prevalent in Livingston County. 1 The Livingston County Road Commission, with approval from the Michigan Department of State Highways and Transportation, establishes the county primary road system. The determination as to what constitutes a county primary road is based upon two major criteria, traffic volume and service linkage between activity centers. A documented traffic volume of up to approximately 8,000 vehicles per 24 hour period constitutes a primary road in terms of traffic volume. Primary roads provide intercommunity continuity and they also 11 feed 11 major thoroughfares. Having established this road system, the county can obtain federal and state highway funds to reconstruct and maintain these roads. The primary road network in Tyrone Township, as designated by the County Road Commission, consists of 27.25 miles of roadway: 10.14 miles classified as adequate and 17.11 classified as inadequately surfaced roadway. The paved county primary roads are Old 23, Fenton Road and Bennett Lake Road, in their entirety, White Lake Road, excluding that portion which lies east of Fenton Road, Linden Road, from Bennett Lake Road to the north township border, and Center Road between US-23 and Hartland Road. In addition, Faussett Road from the west township border to US-23, and Center Road, between Hartland and Fenton Roads, are designated as county primary gravel roads. All other public roads within Tyrone Township are designated as local roads and subject to the funding eligibility restrictions noted previously. The only exception to this is the US-23 expressway, which is part of the Federal Primary Road System (though not part of the higher classified Interstate System) and under federal jurisdiction. Maintenance on US-23 is perfo~med by the MOOT. Local roads constitute a very important part of the overall system of roads within the township. This importance stems from the fact that local roads comprise nearly 70% of the total county road mileage in the township: 62.87 miles of local roads vs. 27.25 miles of primary roads. Local roads tend to be gravel surfaced and often considered inadequate in relation to the traffic volume they experience. Nearly 76% of the local gravel roads in the township are classified inadequate. There are hard surfaced local roads within Tyrone Township. They are Linden Road between the south township border and Faussett Road, Runyan Lake Road, Hartland Road between Carmer Road and the north township border, and Carmer Road for approximately 2500 feet south from White Lake Road. All but roughly one half mile of the 17 total miles of local hard surfaced roads are classified as adequate. The traffic volume capacity of adequate hard surfaced roads is approximate-62- �ly 5,000 vehicles per day. However, it is desirable to keep the volume of any local road to much less than 5,000 vehicles per day in order to m1n1m1ze the adverse impacts of noise, and traffic hazards upon residential uses that locate along these roads. Another means of analyzing the roadway network of the township is through examination of the volume of traffic which utilize the individual roads. Map 9 illustrates traffic count data obtained from the Livingston County Road Commission. As can be seen, the highest traffic counts are typically found along Bennett Lake, White Lake and Fenton Roads. That situation is to be expected because of the higher concentration of residential development present in the northern part of the township. Those roads are also, as was noted previously, part of the county primary road network and are designed for higher traff"ic vo 1umes. Of perhaps more significance are the relatively high traffic counts found along Faussett Road in the vicinity of Lake Shannon. Faussett Road, while part of the county primary road network, has a gravel surface. The traffic volumes found along this section of Faussett Road can easily be considered above the capacity of the existing road surface. Map 10 documents the locations of traffic accidents which occurred within the township during the 19 month time period of January 1983 July 1984. Such information can indicate the presence of either poorly designed roads/intersections/entranceways or roads being used beyond their capacity. The concentrations of accidents near busy intersections are easily understood. The existence of numerous accidents along Linden, Fenton and Hartland Roads though, seemingly separate from intersections, would seem to indicate the presence of an existing roadway problem or dangerous entrance. Based upon the information above it is reasonable to state that the roadway network in Tyrone Township is of limited adequacy. Both the road surfaces and the volume capacity of the roads were often determined to be inadequate by the County Road Commission in their evaluation. Identification of a specific careful consideration of the potential solution. Initiation obvious solution but, because of impact upon land development, initiation. solution to this problem requires very impacts which would result from each of a road improvement program seems an the associated costs and the resulting should be examined thoroughly before At present, Tyrone Township has some easily identified roads which certainly warrant consideration for improvement. An obvious example is Faussett Road in the vicinity of Lake Shannon, which would definitely benefit from a hard surface. The introduction of left hand turn lanes and deceleration/acceleration lanes near intersections is an example of potential improvement which could be applied to areas exhibiting high incidences of traffic accidents. The impact of these "improvements" though, will go far beyond merely solving the existing problems. -63- �TYRONE 18 1 - - - - - - - ~l l,. , u 24 ... TRAFFIC COUNTS # of vehicles in 24 hr period year count was taken Map 9 -64- -- -·-· - ----- ~ -- - - -- - -- - - - - �TYRONE 18 T 4 N.-R.6 E. l l 17 ~~ TYRONE CENTER ,. k~~~~,,.;m.r=-==-~~r-4--,..4=-=====-==~-===""==fr==-====e~-------il~ <, '-- 23 22 "' DELTA LAH<> SU"V[YING 6 ENG . "''" ,..,... f>jC ···- ....... TRAFFIC ACCIDENTS from January 1983 thru July 1984 • 1 to 2 accidents • 3 to 5 accidents Map 10 -65- ilW!Q. �The presence of improved roads will surely prove to be an attractant to additional development. Land adjacent to the improved road will become especially attractive to developers. In fact, the presence of the improved road could be construed as having increased the value of all the adjacent land. Thus, before a major road improvement is initiated, the township must determine if the adjacent area is one in which they wish to encourage increased development. This, in fact, should be a policy or guideline which is applied to any potential road improvement - is Tyrone Township willing, and even more importantly, capable of accommodating the land development which will result from a proposed road improvement? Careful examination of the capacity of soils in the area in question is important when contemplating road improvement. This scenario should also be examined from the other direction. All proposed land developments should be examined in terms of their potential creation of a need for future road improvements. The following general standards, obtained from County Road Commission staff, are of considerable interest in this situation. • Over 100 cars per day can be considered sufficient to warrant a hard surface roadway. Without a hard surface road, drivers will encounter unsatisfactory road conditions - dust, chuckholes, increased maintenance expense. (Based upon practical considerations, namely money, the Road Commission has utilized a less stringent standard of 300 cars per day.) • Each residential trips per day. dwelling unit generates, on the average, six • The cost, per household, of driving upon an inadequate gravel road is $300 - $800 per year in additional car maintenance. • The cost of upgrading a road from a gravel to a hard surface is, at a minimum, $250,000 per mile. This cost assumes that there are no extraordinary drainage problems present. Even a brief examination of these standards reveals what can result from allowing uncontrolled development along the local road network of Tyrone Township. If the level of development exceeds the capacity of the road, the township will become subject to complaints - followed by requests for improvement or upgrading of the road. While the township may feel compelled to address the problems, funding for the improvement may not be readily available. If this situation is allowed to happen in a number of locations within the township, requested improvements will certainly prove to be beyond the financial capabilities of the township. Rather than let itself be placed in such a position, the township should establish the policy, or guideline, of reviewing potential land developments in terms of the ability of the existing roadway to accommodate the accompanying increases in traffic volume. In addition, proposed road improvements should be evaluated in light of their -66- �potential for increasing the attractiveness of adjacent land and the capacity of that land to accommodate development. Finally, it should be remembered that road upgrading and improvement is, perhaps, not always necessary or desired. Local roads bordered by abundant vegetation or unique landscapes are certainly part of the charm and ~ppeal of Tyrone Township. These qualities, which are associated with old, small scale roads, may in some instances, be as important as traffic flow. Trees along fence rows which form canopies over the roads, and rolling topography add interest and beauty to the travelling experience. It may be that in some instances residents along the township s local roads do not wish to see improvements or upgrading. 1 The Natural Beauty Roads Act (Public Act 150 of 1970) allows property owners to petition the County Road Commission for designation of county-local roads as Michigan Natural Beauty Roads. The goals of the program are to identify and preserve, in a natural, essentially undisturbed condition, certain local roads having unusual or outstanding natural beauty. Designation protects the roadside, yet maintenance of these roads is ongoing so that they continue to provide safe public travel. Designation must be sought by the property owners and approved by the Livingston County Road Commission. The Road Commission is empowered by the Act to administer the program, and additional information can be obtained from that office. • Recreation Facilities While recreation opportunities are plentiful in, and around, the Livingston County area, there is no public recreation land located within Tyrone Township. Nonetheless, there are many state and regional recreation sites in close proximity to the township. These facilities offer swimming beaches, hiking trails, golf courses, canoeing, camping, hunting and numerous other activities. The location of these recreation facilities, relative to Tyrone Township, is shown on Maps 11 and 12. As can be easily seen, Tyrone Township is in the midst of an excellent state and regional recreation system. The agencies responsible for these facilities are the State of Michigan Department of Natural Resources (MDNR) and the Huron-Clinton Metropolitan Authority (HCMA). A complete listing of all the facilities managed by these two organizations would be far too lengthy for inclusion here. Information concerning the facilities can be obtained by contacting the organizations at the locations listed below. State of Michigan Department of Natural Resources Parks Division 5th Floor Stevens T. Mason Building Box 30028 Lansing, Michigan 48909 517 373-1270 Huron Clinton Metropolitan Authority 3050 Penobscott Building Detroit, Michigan 48226 313 961-5865 -67- �Public Recreation Facilitie• in - Southeastern Michigan Huron Clinton Recreation Facilities ■ State parks and game areas 11;' = 10 miles Map 11 -68- �Oak Grove. COHOCTAH State jiaM DEERFIELD TYRONE Arn CONWAY Fowlen,Q OCEOLA HOWELL HANDY HARTLAND H WELL IOSCO BRIGHTON GENOA MARION .-ecreat1on St1·te • gory 6-ne Are I. ! t; PUTNAM UNADILLA HAMBURG Unadilla Wildlife Area GREEN OAK Huron Mudows -"ttropark Pinck~ Pinckney Alcreet1on Aru Map 12 PUBLIC RECREATION AREAS IN LIVINGSTON COUNTY -69- �In addition to public recreation facilities there are also private facilities which serve area residents. There are some privately owned and operated recreation facilities which are located within Tyrone Township. These consist of the Kandahar Ski Club, a private, members-only facility and the Tyrone Hills Golf Club, which is open to use by the public~ The importance of inventorying existing recreation facilities lies in identifying which types of recreation opportunities are being provided for and which are not. A thorough knowledge of existing facilities ensures that duplication of opportunities/service will not occur and also that future development is directed at filling service gaps. In light of the excellent state and regional recreation systems it seems unnecessary for Tyrone Township to consider developing large, destination-type recreation facilities. Instead, attention should be focussed upon small scale neighborhood parks associated with subdivisions. Access to playgrounds is an undeniable benefit for children. Such playgrounds need to be in close proximity so that the distance to them does not exceed the travel ability of the children, nor require crossing of heavily traveled roads. This type of facility should be developed with facilities for both active and passive use as it will be frequented by both children and adults. The most logical means of providing such facilities is through subdivision development regulations. The regulations should include a requirement for dedication of land for a park or recreation area in subdivisions or more than five lots. Regulations of this type are not unreasonable and are, in fact, quite corrrnon. The land dedicated to recreation is often not suited to intense development, because of topography or soils type, yet can easily be used for a park. Such areas include flood plains, wet areas, steep slopes or perhaps simply an outlot created by the subdivision design. • Building Activities Records of residential and commercial building permits issued in Tyrone Township have been maintained since 1973. Review of these records, which span twelve years (see Table 5, on page 72), reveals a number of interesting facts. Residential development has quite obviously dominated building activity within the township. Commercial permits represented less than 5% of total permits recorded. While there is no record of industrial building development, the fact that no attention has been focussed on tracking this activity indicates that it has appeared to be of minimal importance. Not only the concentration but also the amount of residential development is significant. As is noted later, the population of the township nearly doubled between 1970 and 1980. The years exhibiting the greatest activity, 1977 and 1978, reflect a trend found in other portions of Livingston County, when the tremendous growth rate of the '70's seemed to peak. The dramatic reduction in growth which has occurred since, particularly 1981 - present, is typical of much of the county as well. As can be seen, no significant increase in building activity can be -70- �identified at present and certainly no return to the growth rates of the 1970's seems imminent. • Rezoning Activities Rezoning act l vity within Tyrone Township during the past twelve years was reviewed to determine if any specific trends could be identified. The review consisted of an inventory of activity (Table 6, on the following page) and the location of map changes (rezonings other than revisions to the text, Map 13, on page 73). A number of interesting facts were revealed. Despite a considerable amount of population growth in the township, rezoning activity was relatively light with only nine map changes occurring in twelve years. This can perhaps be accounted for to some extent by the fact that the Zoning Ordinance was revised, in total, in 1979. It is possible that this general revision removed the necessity for individual changes. All but one of the nine map changes occurred in the extreme northern area of the township, either along Fenton Road or White Lake Road west of US-23. The only rezoning not in this area was a change from agricultural to industrial classification, on Dean Road near US-23, which took place in 1973. Despite the rezoning the land has been used since then for agriculture. The area which contains the greatest concentration of rezoning activity also exhibits the most substantial concentration of residential development. The northern portion of the township is the area where Tyrone's ongoing transformation from a predominantly rural community to residential suburban community is most clearly visible. It is there that the suburban pattern of development, single-family residential subdivisions, is most evident. The other significant trend revealed is that the majority of the map changes were from an agricultural-residential classification to a more intensive one. Coupled with the fact that this activity occurred in the northern area reveals that this area is becoming much more intensely developed and that current planning and zoning for the area is, quite likely, no longer valid. 1 Water Supply Individual wells supply nearly all of the water for residential, commercial and industrial uses in Tyrone Township. In general, these uses require only a single well for obtaining adequate supplies. These wells utilize groundwater as their source of supply. The groundwater supply in the township is quite variable, depending upon the amount of coarse water bearing rock layers underlying the site. In glacial till areas, the groundwater is quickly exhausted, while outwash plains over thick sections of coarse material have a greater potential for adequate water supplies. Water quality content. This is is satisfactory, though there is often a high mineral because of the recharge source of most water -71- �TABLE 5 Building Activity, 1973-1984 Total Permits Issued New Residential Permits Issued 144 84 103 122 140 163 160 99 91 45 58 88 98 1973 1974 1975 1976 1977 1978 1979 1980 1981 1982 1983 1984 3 2 3 2 5 1 5 1 118 95 39 24 88 61 80 75 Source: Commercial Permits Issued 5 2 9 13 1 0 18 County Building Department TABLE 6 Rezoning Activity, 1973-1984 Case Number(!) Z-02-73 Z-24-73 Z-36-73 Z-15-74 Z-01-76 Z-50-78 Z-09-79 Z-58-79 Z-64-79 Z-07-81 Z-33-81 Z-36-81 Z-18-82 Z-05-83 Z-24-83 Z-12-84 Z-33-84 Rezoning(2) From To Location/Sec# Text 20 AR Text Text 9 AR Revised Zoning Ordinance 5 FR 9 FR Text Text 2 FR 2 FRI Text FR 11 Text 4 FR 5 FR # Acres Ml 37.00 Ml 4.81 Rl Ml 74.50 4.25 El 11. 47 6.77 R OS 2.50 Ml Rl 16.89 24.89 (1) Livingston County Planning Commission case identification number. The last two digits indicate the year during which the case was reviewed. (2) The zoning classifications lows: listed AR= Agricultural-Residential FR= Farming Residential R = Residential in the above table are as folEI= Extractive Industrial Ml= Light Manufacturing OS= Office Service -72- �T 4N.-R.6 E. TYRONE 18 t' I 17 ... .. DELTA LANO SVIIV£YIHG a ENG . INC ""'" Map -· ..... lEG[NO 13 AMENDMENTS TO ZONING MAP 1973 - 1984 -73- �supplies. Supplies are recharged by percolation though the glacial drift. The glacial drift contains high concentrations of calcium, sodium, magnesium bicarbonate, and sulphate. Therefore the water takes on the high mineral content of glacial drift material it passes through. Individual home owners may find it desirable, or even necessary, to utilize water softeners to reduce mineral content of their water supply. , As it is implied in the opening of this section, individual wells do not supply all of the water needs of the community. There are two notable exceptions to this. The first of these are the Jayne Hill Farms Subdivisions (Nos. 1, 2, and 3) which are located just south of the City of Fenton. These subdivisions are served by the Fenton municipal water system. Service to these subdivisions was obtained as part of the agreement which allowed construction of the city s water storage structure on land outside the municipal boundaries, adjacent to the subdivisions. 1 The other exception is the water system which services the Eaton Corporation facility at US-23 and Center Road. That system is privately owned and serves only the Eaton facility. It deserves individual mention though because its complexity is certainly an order of magnitude above other individual systems in the community and because of the high visibility of the storage structure. The presence of the Eaton water tower prompts numerous inquiries as to whether a public water supply system exists in that immediate vicinity. Mention is made of the Eaton system here to answer those inquiries. The township should focus careful attention upon maintenance of a dependable .water supply for existing and future residents. Due to variability of water sources and available quantities, concentrations of developments and large water users must be reviewed carefully to determine the impact upon groundwater supplies. 1 Wastewater Management With only two exceptions, all wastewater treatment facilities within Tyrone Township are private, onsite systems. Again, one of the exceptions is the facility at Eaton Corporation. The Eaton wastewater treatment plant is private, but it differs substantially in type from the other individual systems within the township. The Eaton facility is a twin lagoon system with a seasonal (summer) land application discharge permit. The discharge permit is monitored by both the County Environmental Health Department and the Michigan Department of Natural Resources. The only other wastewater treatment facility located in the township is a small system which serves the Sapiano Apartments. It is a lagoon storage system which discharges seasonally (spring) into Denton Creek. The discharge permit is monitored by both the Michigan Department of Natural Resources and County Environmental Health Department. Wastewater treatment within the remainder of the conmunity is accomplished by onsite, sub-surface septic tank/drainfield systems. In general, these systems are adequate and perform satisfactorily. -74- �Investigations and inspections by the Livingston County Health Department have identified areas with existing or potential pollution problems. These areas are not generally concentrated but instead are site specific problems resulting from soil characteristics. One specific type of development though can be characterized as having the potential • for pollution problems: densely populated lakeshore developments. Lakeshore developments pose some very difficult problems for onsite, wastewater treatment systems. The soils are generally of high permeability and groundwater levels are so high that human waste does not have adequate filtering prior to contact with surface and groundwater sources. Septic tanks, therefore, are felt to be a major source of contaminates in surface water. Many of the lakeshore developments have been built on low, poorly drained soils, rich in organic materials. As land becomes more valuable and as demand for lakeshore property increases, the pressure will increase to place still more development near surface water in these sensitive soils - a process which can only aggravate pollution problems. Potential real estate value deterioration, as well as adverse impacts upon fish and wildlife habitats, scenic uses, and recreational uses would be likely to accompany the public health hazards that could result. It is concern over just such a situation which has prompted current efforts at Runyan Lake to develop a wastewater treatment system. This system, as currently envisioned, would collect wastewater generated by the residential development which encircles the lake and transport it to a remote, 11 convnunity 11 size treatment field. The design, while certainly innovate in its application within Livingston County, is by no means highly technical. It is, in fact, an application of proven technology which should provide treatment capacity to the Runyan Lake area at a reasonable cost. Provision of a sewer system to the public at large is a responsibility which is sometimes forced upon a conmunity. Municipal sewer systems are required when residential densities exceed the inherent ability of soils 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 (which has been the character of much of the development in Tyrone Township to date) sewage can be disposed of by individual private systems. Soil characteristics influence the feasibility of safe individual domestic septic tanks. Therefore, the density of development is dependent upon soil characteristics. For example, a great many soils in the township are poorly drained or on steep slopes. In those instances minimum lot sizes must be increased to screen pollutants adequately from water supplies. Future land economics could force construction on even smaller lots. In order to obtain proper health protection, public sewer and water provision would be needed if minimum lot sizes were smaller than 30,000 square feet. These two factors, future land economics and potential health risks (particularly around certain lakes) could force development of municipal wastewater treatment upon the township. The unfortunate aspect of such systems is their high cost. -75- �The Tyrone Township Master Plan attempts to decrease the need for such costly improvements. By the process of determining development densities according to land capability it is hoped that the critical state requiring wastewater collection systems will not be r~ached. t Solid Waste Management Collection of solid waste generated by township residents is performed solely by private contractors. Tyrone Township does not monitor collection efforts. It is quite possible that township residents deliver their own refuse to the County Landfill periodically rather than contract for collection service. At present there is no conflict with this method of solid waste collection. The Livingston County Solid Waste Management Plan indicates that sufficient capacity exists at the County Landfill for expected waste through at least 1995. It is expected that capacity can be provided at this or other sites through at least the year 2000. The only potential problem with solid waste management in Tyrone Township is the inefficiency involved in having a number of private collectors servicing the same portions of the township. It is quite likely that some roads are travelled by many collectors as there is no division of territories of service. It may prove beneficial in the future for the township to grant franchises to private collectors for specific areas. This would increase efficiency, reducing energy consumption, by ensuring that each road is travelled only once during each collection period. -76- �• • • • Social Systems Elements of the social systems are not always as easily recognizable as the natural features, such as the lakes, streams, hills, etc., which comprise a con;rnunity. Yet the elements which constitute the social system can be of considerable influence in an individual's decision to locate within a community. The elements of interest here are historical development patterns and the characteristics of the population and housing of Tyrone Township. The role of these elements in a community's planning efforts is their contribution to growth of a common identity or "sense of community." In a place such as Tyrone Township, where there is no prominent town center or identifying landmark, promotion of a sense of community can be difficult. Why should Tyrone Township attempt to promote a sense of community? What value will this common identity provide the Township's residents? The most obvious answer is a greater commitment by the residents themselves to preserving the qualities which make Tyrone Township an enjoyable and rewarding place to live. The commitment can manifest itself in such actions as volunteer corrmunity-wide clean-up programs and continued support for other community programs, such as local service organizations. The key then to encouraging community pride and identity is promoting a more complete understanding of the township. The following sections provide a thorough analysis of the population of the community and a projection of the community as it will be 20 years in the future. This data provides the basis for developing recorrmendations and policies concerning both community growth and a sense of identity. • Historic Perspective Provision of an historic overview of the growth and development of Tyrone Township within this document is unnecessary. That task was very successfully accomplished in the document - Tyrone Revisited: 1834-1976 A Bicentennial Salute. Written and prepared by township residents, it is a valuable compilation of historical figures and patterns of growth. Rather than duplicating this information here, a task, in fact, beyond this project's ability, Tyrone Revisited is referenced here as the source of community history for the township. Some observations drawn from the history which merit mention here. Tyrone Township was settled initially as an agricultural community, as was most of Livingston County. Early industry was an outgrowth of the agricultural activity, such as the grist mill in Parshallville. Of specific interest is the manner in which the township has changed as agriculture declined as the primary activity. As an agricultural community development was, by necessity, widely dispersed. Throughout its history the township has had few settlement areas. Hallers Corners -77- �and Parshallville are obvious examples while sites such as Hill Top Orchards and the area around the original Town Hall might also qualify. With the exception of Parshallville these areas are no longer identifiable settlements. Nor have any new settlement, or community, areas replaced them. ' the most significant historical pattern that can be This is perhaps observed in the development of Tyrone Township. Despite continued growth there is no discernible corrmunity center, no 11 downtown 11 , no focus of community identity. While there is no evident lack of pride in the residents for their community it is quite likely that, when pressed to identify where they reside, these same residents would most likely respond "just south of Fenton" or perhaps "north of Brighton." The above discussion is not intended as a condemnation of either Tyrone Township or past officials. The lack of a community center is a common attribute of conmunities which are primarily residential in character. At the same time, the above observation does highlight an opportunity to begin the process of developing an identifiable 11 center 11 for Tyrone Township. • Population Characteristics - 1980 Census Profile Information and data derived from the questionnaires completed by each residential household during the U.S. 1980 Decennial Census provide useful facts and figures on the characteristics of the population. Census data are available now in printed reports, which makes it easy to assemble demographic data for Tyrone Township. Census profiles of the population can be produced by researching and compiling data. Census profiles are essentially condensations of compiled data written in a narrative format for easy comprehension and understanding. A profile also makes it easier to compare and contrast demographic characteristics with other geographic units. Data for Tyrone Township, for example, can be compared with other townships, or with county or state level data. Census tables used in preparation of the profiles are reproduced as Appendices C and D. The profiles are used also to study and understand the demographic traits of the population in a community. Race, Spanish origin, ancestry, age, household types and relationships, and characteristics of persons 60 years and over, are several of the demographic subjects obtainable from census studies. Moreover, these data can be further refined into more detailed social and economic characteristics, which include the following: nativity and place of birth, country of birth, residence in 1975, fertility, school enrollments, occupations, industry of employment, place of work, family income. In addition to population data, the census also provides housing related information which is invaluable for planning studies. Housing data include counts of occupied and vacant housing units; whether the unit is owner-occupied or renter-occupied; the year the structure was built; the number of units served with private sewer systems; and the median value of occupied dwellings. Detailed information on the existing housing stock supplies an excellent statistical base to plan for future housing needs. -78- �Census information for Tyrone Township consists of 100-percent data, which are figures from the complete census count, and sample data represented by figures from a statistically significant sample of the total population. In 1980, all housing units in the U.S. were required to complete a census questionnaire. Approximately 81 percent of households compl~ted the short form of the questionnaire, while the remainder f~lle~ out the long form. The short form contained a total of 19 questions asked about members of the household, and about the housing unit. Data derived from these questions are referred to as 100-percent or complete-count data. The long form contained also an additional 46 questions on population and housing subjects. This form was sent to a sample of households, which as a national average was approximately 19 percent. The 19 percent sample consisted of two different sampling rates, so that greater statistical reliability would be realized for small areas. For jurisdictions of less than 2,500 inhabitants, the sampling rate was 50 percent of all housing units. In areas with a population of 2,500 or more, the sample size was one-insix, or 16.7 percent. Together, the two rates yielded the national sample rate of 19 percent. The census subject items presented in the profiles are not identified whether they are derived from complete counts or from sample data. Nevertheless, the data were designed to relate demographic information about Tyrone, and for that purpose, the data are true representations. The 1980 population in Tyrone Township was tabulated at 6,077 persons. The 1980 figure represented a 77 percent increase over the 1970 population. Total Livingston County population growth during the 1970-1980 period was 70 percent, so the Tyrone rate was comparable to what the rest of the county was experiencing. In 1970, Tyrone's population was the fifth highest out of the sixteen townships in the county. The fifth place ranking was unchanged in 1980. Historically, Tyrone's relative position has not changed much. Forty years ago, the population of Tyrone was 920 persons, which placed it in seventh place among the townships. Dramatic changes occurred in Livingston County since 1940. Population growth in many of our townships was phenomenal, and Tyrone's rate of increase was no exception. While communities such as Brighton Township and Hamburg Township experienced population increases over 1,100 percent, Tyrone increased over 560 percent. This rate was the seventh highest in the county, which experienced a 380 percent population growth during the same forty year period. The over five-times rate increase for Tyrone represents 5,157 new residents since 1940, or an average of 1,289 each decade. Moreover, Tyrone's population, as a share of the total county population base, increased from 4.4 percent in 1940 to 6.1 percent in 1980. This increase was due partially to erosion of Howell's and Brighton's relative shares of the county population. The 1980 population base of Tyrone consisted of 3,101 males and 2,976 females. The greater male-to-female ratio was not unique, but it was the opposite of state and regional numbers. Statistically, there are more females than males in our society, and both regional and state totals support the ratio. In Livingston County, however, the census indicated more males than females, so Tyrone's ratio was not uncommon -79- �for local communities. The number of men over women is greatest below the age of 24. This number matches the countywide pattern in the same age group. It is not easy to explain why there were more males than females in the county. Whatever the reasons, the same phenomenon was documented in the 1970 census. Counts of resiQents by age groupings provide some revealing facts. More township residents, 1,461 persons, were between the ages of 10 and 19 than any other tabulated ten-year age group. This group of teenagers comprised twenty four (24) percent of all township residents. The proportion of teenagers countywide was only twenty one (21) percent, while it was only eighteen (18) percent for the metro Detroit region. The next largest age group, ages 30 to 39, contained 1,106 persons, or eighteen (18) percent of the local population. An interesting rElationship existed between these two age groups. The latter group, ages 30 to 39, included the generation known as the post-war "baby boomers. 11 Nationally, a lot of socio-economic reports have described and identified many startling characteristics and impacts which the baby boomers have had on our society. The 11 boomers 11 were born during the vigorous revitalization and recovery of the American economy following WWII. As the overall economy prospered, so did many families, with a result that the number of births increased dramatically. Today, thirty to thirty five years later, the baby boomers now have children of their own, and the numbers are reflected in the census. The number of Tyrone residents under the age of 19, was 2,433 persons, or forty (40) percent of the township population. Hartland also had a large proportion of young people, forty one (41) percent, while the county proportion was less than thirty eight (38) percent. The median age for Tyrone residents was 28.7 years. Hartland's median age was slightly less at 27.9 years, while the median age for all county residents was 28.3 years. Livingston County had the second lowest proportion of senior citizens for counties in the Detroit SMSA (Standard Metropolitan Statistical Area - Wayne, Oakland, Macomb, St. Clair, Lapeer, and Livingston Counties). Senior citizens are persons age 60 years and over, and in 1980, this age group totaled a little over ten (10) percent of the Livingston County population. In Tyrone Township, 436 residents were classified as senior citizens. Proportionately, seniors composed only seven (7) percent of all township residents. Residents of Tyrone were classified in the census either as single individuals, or individuals who constituted a family or household. A family was defined as all related individuals living under one roof, while a household was composed of unrelated individuals. Families are counted as households, but all households are not families. A total of 1,756 households were counted for Tyrone in the 1980 Census. With a population of 6,077, the persons per household (pph) for the township computed to 3.46. The 3.46 pph figure placed Tyrone in third place in the county, tied with Hartland. Only the rural townships of Conway and Iosco had a higher number of persons per household than Tyrone. The figure for Livingston County amounted to 3.15 pph. On a statewide basis, an average of 2.84 persons occupied each household. -80- �Of the total 1,756 households in Tyrone, 1,601 were classified as family-type households. Married-couple families numbered 1,484, and 970 of them had their own children under 18 years. The 970 couples had a total of 1,978 children under 18, or each couple averaged 2.04 children. The remainder of the married-couple families either had children who were older than 18, children that were not their own, or they were childless. Single parent families were counted also in the census. Famili~s with a single female parent as householder totaled 81 families. Single male parented families numbered 36. Together, the single parented families had a total of 73 of their own children under 18 years of age. Marital status was tabulated for residents aged 15 years and over, or 4,372 persons. Approximately, two-thirds of these residents were ncted as being married in 1980. The balance of this age group was either separated (30), widowed (124), divorced (147), or single (1,059). The majority of the residents classified as single were males, fifty seven (57) percent, but that was expected since more males than females were counted in the total township population. Approximately thirty five (35) percent of all Township residents are enrolled in school or college in 1980. The number of children enrolled either in nursery school, kindergarten, or elementary school totaled 1,245 kids. High school enrollment was 671, while college attendees numbered 228. Tyrone's student enrollment percentage was slightly below Hartland's figure, but it was four points higher than the county enrollment. Education attainment levels are available from census data for persons 18 years old and over. Over eighty three (83) percent of Tyrone residents age 18 and over had completed high school. This figure places Tyrone in second position in the county, slightly behind Hartland. From the countywide perspective, seventy seven (77) percent of persons 18 years and older were high school grads. A relatively high percentage of residents over 18 years had college degrees. Those who had completed four or more years of college numbered 664 persons, which represented seventeen (17) percent of residents 18 years old and older. A more meaningful relative comparison is to use the threshold of persons 25 years old and over. College graduates, therefore, comprised twenty (20) percent of this population group. This high proportion of college educated residents tied Tyrone with Hartland for the leadership position among townships in the county. Only Brighton City has a higher figure, twenty four (24) percent, for county corrvnunities. The Livingston County percentage was sixteen (16) percent. The census also tabulated persons who had completed one to three years of college. This category included students currently enrolled, as well as those persons who completed only one to three years of college years ago. County residents over 18 years of age, who had completed only one to three years of college, numbered 11,446 persons. This figure represented over seventeen (17) percent of this age group. In Tyrone, 824 persons completed some college, which computed to approximately twenty one (21) percent of all residents over 18 years old. For Hartland, the corresponding percentage was almost eighteen (18) percent. -81- �The census results clearly reported that Livingston County experienced a fantastic growth period during the 1970 s. The county witnessed an influx of new residents that swelled the number of inhabitants from 58,967 in 1970 to 100,289 in 1980, for a resounding increase of seventy (70) percent. The new residents had to come from somewhere, so with a little help from census data, we can tell, in broad geographic areas, where folks resided in 1975. It is also possible to learn where people work, the type of work performed, and income levels. The next several paragraphs discuss basic migration patterns, journey to work patterns, occupations and industry of employment, and family income of residents in Tyrone Township. 1 A 1980 census question asked respondents to state where their place of residence was in 1975. The results were tabulated for persons five years old and over. The number of Tyrone residents age five and over was 5,675 persons. Over half, fifty five (55) percent, of the people in this age group lived in the same house in 1980 as in 1975; there was no change in residence during the five-year interval. These folks obviously moved to Tyrone prior to 1975, with many arriving in the township subsequent to the 1970 census. It is not possible to determine where they resided previous to 1975. r With fifty five (55) percent of the residents not changing residences, that meant that forty five (45) percent changed residences between 1975 and 1980. The number of residents who lived in a different house totaled 2,523 persons. Approximately forty (40) percent of these persons lived either in Detroit or lived elsewhere in the SMSA in 1975. The other sixty (60) percent lived outside the Detroit SMSA, and most of them lived in another SMSA. SMSA 1 s are identifiers for metropolitan areas, so the majority of new residents moved from suburban locations into suburban Tyrone Township. Moving into Tyrone assured residents that they would have to commute to workplaces because of the lack of any sizable employment base in the community. Driving is not an arduous task because of Tyrone s geographic position near metropolitan areas. Nevertheless, local workers motored to a wide array of workplaces. 1 The census recorded 2,411 residents as workers sixteen (16) years and older. Of this total, 175 workers did not report a place of work. Over eighty five (85) percent, or 1,831 workers, worked outside of Livingston County. Only 313 workers stayed in the county to work. Companies in Flint and the remainder of Genesee County provided workplaces for 1,076 township residents. The next largest contingent of out-county workers went to Oakland County. Cities such dS Pontiac, Southfield and Troy were the major destinations. Wayne County also received a share of Tyrone s resident workforce. Detroit and Livonia were popular work locations, but according to census figures, not one Tyrone resident worked in Detroit s central business district (CBD). Forth nine (49) residents commuted to Ann Arbor to work. 1 1 A large number, 1,808, of workers stated on the census questionnaire that they drove alone to work. This figure represented seventy five (75) percent of the resident labor force. Somewhat surprising is that twenty two (22) of the workers carpooled to work. Almost one in every four workers carpooling was a commendable accomplishment. It is to be -82- �encouraged, and if necessary, plan for and build more park and ride lots for corrrnuter use. More recent data on carpooling would be nice to evaluate, considering that gasoline prices, and supplies, have stabilized since 1980. The number of women in the labor force represented thirty six (36) percent of Tyrone's labor force. This percent was two points below the county percentage of women in the labor force, but almost two points higher than in Hartland. For the Detroit SMSA, the regional figures indicated over forty one (41) percent of the women were part of the labor force. The national trend over the past decade has been an increase in the number of women in the labor force. In many cases, more women are working out of necessity to help support a family, or because they have latent career goals to achieve. Whatever the reasons, census data since 1970 document this important role for women. The following chart illustrates the trend of women as an increasing proportion of the total labor force: 1970 29 % 32 % 33 % 36 % Tyrone Township Hartland Township Livingston County Detroit SMSA 1980 36 % 34 % 38 % 41 % Tyrone Township had the largest relative increase during the decade, and there is no reason to expect that the trend will not continue. Planning for future employment opportunities in Tyrone Township should consider the importance of women in the employment pool. Occupational levels were determined for all employed persons sixteen (16) years and over. The levels were based on the kind of work the person was doing the week prior to completing the census questionnaire. The wide range of occupations was condensed by specially trained coders into six major categories. The category entitled technical, sales, and administrative support described the occupations of more township residents than any of the other five categories. In fact, one third of the employed residents have jobs fitting this category. The occupation category with the second largest group of township workers, twenty eight (28) percent, was entitled managerial and professional specialists. Engineers, executives, and managers are part of this group. The third largest category included machine operators, assemblers, material moving personnel, laborers, and similar unskilled workers. Approximately fifteen (15) percent of residents were employed in these occupations. The number of residents employed in the skilled trades was slightly less than the unskilled workers, but still comprised fourteen (14) percent of the employed workforce. The remainder of residents were classified in either service occupations, or farming related occupations. The leading industry of employment for Tyrone residents, with 904 persons employed, was manufacturing of durable goods. Automobiles are classed as durable goods, so a good presumption was that many residents worked for auto related industries. Companies in Flint - Buick City, USA - employed numerous township residents. Other major industries of employment were retail trade, professional services particularly education related, and finance, insurance and real estate. Together, -83- �these major industries employed 966 residents, or thirty nine (39) percent of the employed work force. Adding 966 workers to the 904 engaged in manufacturing, meant that seventy six (76) percent of Tyrone residents worked in the industries listed above. The other twenty four (24) percent of employed residents were concentrated primarily in wholesale trade and construction industries, but business and repair services, personal and entertainment services, and public administration industries also employed residents. The last population statistic to be discussed in this profile is level of income for families and households. Income was determined from 1979 levels, as reported in the 1980 census. The total number of Tyrone households with incomes was 1,762 households. Over ninety (90) percent, or 1,600 households, had incomes derived from wage earnings. 7he balance of households had incomes either from social security or from public assistance. The median household income, computed for all Tyrone households, was $29,034. This median income figure ranked Tyrone in third place in Livingston County, behind Hartland Township with $30,192, and Brighton Township with $30,000. The median household income for Livingston County was $24,544, and for the Detroit SMSA, it was $21,222. Tyrone also placed third in the county with a median family income of $30,281. Again, both Brighton Township and Hartland, with $31,830 and $30,905, respectively, surpassed the Tyrone figure. The corresponding figure for the county was $26,339. Mean family income, based on the number of workers in the family, produced some interesting totals. For families with only one worker, the mean family income was $28,398. For two-worker families, the figure increased to $33,617, and for families with three or more workers, the mean family income was $43,755. Forty three (43) percent of the total number of families (1,607) had two workers in the family. Single worker families comprised thirty three (33) percent of the total. The percentage of two-worker families in Tyrone was equivalent to the same relative figure for the county, and is five points greater than the SMSA figure. While census data represented by the number of workers in a family is interesting, a drawback is that it is not possible to tell who the workers were in a family. For example, two-worker families did not mean necessarily that both parents worked. A parent and one child living at home may be the two workers in a family. In all likelihood, however, two working parents made up the large majority of two-worker families. • Housing Characteristics - 1980 Census Profile The figures from the 1980 Census indicated a total of 1960 housing units for Tyrone Township. The total number included year-round dwelling units (1859), and those units classified as vacant, seasonal, and migratory (101). The year-round housing unit figure is divided into owner-occupied units (1619), renter-occupied (137), and those units vacant when the census was taken (103). The number of owner-occupied units represented over ninety two (92) percent of all occupied units. The predominant housing type in Tyrone is the detached single family unit, which is typically an owner-occupied home. Renter-cc-84- �cupied units, including detached rental houses, duplexes, and apartment buildings, total less than eight (8) percent of the occupied units. Countywide, the percentage of owner-occupied housing units of all occupied units was almost eight four (84) percent. For Hartland, the figure was ninety one (91) percent. The census questionnaire asked home owners to specify the estimated market value of their home. Owners of 1272 housing units in Tyrone responded to this survey question. Homeowners with more than ten (10) acres of property were not tabulated. The responses were tabulated in fourteen (14) arbitrarily selected range of values. The value range with the greatest number of responses was for homes valued at between $60,000 and $79,999. A total of 396 owner-occupied units were recorded in this category. The value ranges for $50,000 to $59,999, and $80,000 to $99,999, totaled another 447 units, so that two-thirds of all owner-occupied units in Tyrone were in the value range of $50,000 to $99,999. The median value of owner-occupied units was $66,400. For all owner-occupied units in Livingston County, the median value was $61,000. In Hartland, the median value was $72,900, or $6,500 higher than in Tyrone. Owners of occupied housing units were asked in the census to list the monthly costs of maintaining their home. Included was the sum of payments for mortgages, or land contracts, taxes, insurance, utilities, and fuels. Of the 1273 owner-occupied units, 1013 units had a mortgage remaining on the property. The median monthly cost for mortgaged units was $451. For homes not mortgaged, the median monthly cost was only $176. Another interesting statistic was monthly cost as a percentage of household income. In households with incomes less than $10,000, the median monthly cost was almost forty six (46) percent of household income. For households with incomes between $10,000 and $19,999, the median monthly cost was twenty three (23) percent of household income, and for households with incomes of $20,000 or more, the percentage was sixteen (16) percent. Over eighty (80) percent of all owner-occupied housing units had household incomes greater than $20,000. Only 136 housing units in Tyrone were renter-occupied units, and 106 specified income data in the census. For households with incomes less than $10,000, the median gross rent as percentage of income was greater than fifty (50) percent. The median percent for households with incomes between $10,000 and $19,999 was twenty six (26) percent, but only thirteen (13) percent for renter households with incomes of $20,000 or more .. A dwelling in Tyrone classified as year-round was likely built between 1960 and 1969, and the householder moved into the dwelling between 1975 and 1978. The house was heated by a central warm-air gas furnace, and had three bedrooms with a bath and a half. At least two vehicles were available to the occupants. , Population Forecasts Future population growth in Tyrone Township can be estimated through application of two general methodologies: population projections and -85- �population forecasts. A discussion of these two methodologies, and what they foretell for Tyrone Township, follows. During the decade between 1970 and 1980, the number of residents in Tyrone increased from 3,437 to 6,077, according to the U.S. Census Bureau. The 1980 figure represented almost a 77 percent increase over the 1970 figure. The growth rate was slightly higher than the overall county growth rate of 70 percent. Corresponding increases in the number of housing units also were recorded for the decade. Tyrone witnessed an increase of 840 housing units, a gain of almost 76 percent. Planning for future land uses must consider whether changes in development patterns will be accompanied by or will result in increases, or decreases, in population levels. Generally, dramatic changes in residential land use patterns will generate increases in population. New construction of apartments and subdivisions provides housing for new residents, and coupled with a local boom in buying and selling of existing homes, these activities will usually produce net population increases. Decreases in the number of residents usually are the result of a mass exodus of residents, perhaps due to permanent closings of major firms or businesses employing large number of residents. The depressed state economic conditions of a couple of years ago had an impact on the township growth rate carried over from the previous decade. It is, however, difficult to measure the degree of impact. Many businesses and industries in the Flint area either closed their doors permanently or scaled back considerably in the number of employees. Many jobs were lost, and since Flint and surrounding Genesee County communities provided workplaces for many Tyrone residents, the loss of jobs was felt locally by many families. The number of residents who were affected is not known, but the plant closings and job layoffs probably caused many families to move out of the township and search for jobs elsewhere. Countywide population estimates dramatize the effects of the economic recession. The estimates were made by the State of Michigan Department of Management and Budget. Between April 1980 (the date of the 1980 census) and July 1982, the county declined in population by 694 persons. From July 1982 to July 1983, an additional loss of 2,417 persons was estimated. The loss totaled 3,111 persons since the 1980 census was taken. Tyrone's share of the 1980 county population was equivalent to 6.06 percent of the total, so apportioning the estimated loss of 3,111 persons means that Tyrone's population declined by 189 persons between 1980 and 1983. If estimates have shown a decline in Tyrone's population between 1980 and mid 1983, what does the future hold for Tyrone Township? Is the population decline expected to continue, and if so, for how long? Or have economic and social conditions improved enough to reverse this downward trend? A general consensus compiled for various sources indicates that Michigan's economy has rebounded dramatically from the doldrums experienced a couple of years ago. Local economies have followed the favorable upward trend producing a widespread positive feeling among families, businesses and industries in the county. Countywide, the favorable economic climate has spurred new construction activity on all fronts, which in the minds of some people, now far exceeds the boom period of the late seventies. -86- �Recent economic influences affecting Tyrone Township are best measured in demographic and economic statistics, estimates, and forecasts compiled and produced by the Southeast Michigan Council of Government (SEMCOG). SEMCOG monitors building construction within the region, and by utilizing residential building permit data supplied by local building department~, the agency produces annual estimates of the number of households in local communities. The latest household estimates available are for July 1984. According to these figures, the number of households in the county was 32,612. This figure represented an increase of 1,268 over the number of households recorded in the 1980 census. The household figure for Tyrone was estimated at 1,836, an increase of 80 households over 1980 census counts. The increase of 80 households averages 20 households per year (1980 to 1984), and this average conforms with the numbers of new residential building permits compiled in Table 5 on page 72. An incongruity exists between the two different estimates discussed above. The county population estimate prepared by the Michigan 0MB showed a decline of 3,111 residents between 1980 and 1983, while SEMCOG's household estimate indicated an increase of 1,268 households between 1980 and July 1984. If the SEMCOG household number is converted to a representative number of people (1,268 x 3.46 [average number persons per household from 1980 census]), the figure becomes 4,387 persons. In one estimate, therefore, the county 11 lost 11 3,111 residents but in the other, the county 11 grew 11 by 4,387 persons. The range between the two estimates is 7,498 persons, a number that is greater than the 1980 population for the City of Howell. The discrepancy shows clearly that even the best estimates from respected public agencies can not agree on how many persons reside in Livingston County. The methodologies used in the two estimates differ considerably, but no attempt will be made to support one over the other. Both estimates are useful for planning studies in the county. Township and county population estimates through the year 2000, and beyond, are available from two primary sources. Each source used a different methodology to arrive at its figures. In early 1982, county planning staff prepared a set of population projections for the County Solid Waste Management Plan. The projections were needed for the Plan, and at that time, no other future projections existed that used 1980 census figures as base data. The projections were based on past growth performances, namely the very active periods in the last decade. To some degree, the projections also accounted for the economic depression in 1978 and 1979, but they did not include the recession period of 1981 and 1982. Staff feels, therefore, that the projections are too optimistic for the county, and must be scaled back. The projections are useful only in the short term. Predictions for 20 years or so are best developed through forecasts. SEMCOG released in 1984 the final version of their Small Area Forecasts (SAF) depicting future growth patterns for the region. Forecasting methodology is far different from projections, although both methods predict future growth. The SAFs are based on a series of predictive mathematical models that depend on certain interrelationships and assumptions. A regional economic forecast model, developed from a national model, was used to forecast total population, jobs and other -87- �socio-economic factors for southeast Michigan. A series of policy alternatives was developed as input into the regional model to create the SAFs. The first SAF, started in 1977, actually produced six alternative forecasts. Each alternative was different, due to the public policies behind each alternative. The function of the SAF model was to distribute the total number of households, people, and jobs specified by t~e regional forecast model across the seven-county region, as influenced by the policy alternatives. Eventually, through application of an evaluation methodology, and direct policy decisions by SEMCOG's policy makers, a single small _area forecast was selected to represent all the region. The SAF has proven to be fairly accurate in predicting future growth. Version 80 of the SAF was adopted prior to the 1980 Census, but when the census results ultimately were known, the forecasted growth figures for the region were within a couple thousand people of actual census totals. More about the SAF process is described in SEMCOG reports listed in the bibliography. Future population (Pop), household (HH), and persons per household (PPH) figures used here in the Tyrone Township Master Plan were developed by SEMCOG in SAF Version 84. Version 84 is similar to previous editions, but the figures reflect actual 1980 census counts. Moreover, the forecasts are to the year 2005 instead of 2000. The results of SAF Version 84 are shown in the table below. Included with Tyrone data are similar data for Hartland and Deerfield Townships, and for all of Livingston County. TABLE 7 SMALL AREA FORECAST VERSION 84 1980 1985 1990 1995 2000 2005 Tirone Twe Total Pop Number of HH PPH 6077 1756 3.46 6278 1916 3.28 7266 2395 3.03 8400 2957 2.84 9791 3694 2.65 12,231 4603 2.66 Hartland Twe Total Pop Number of HH PPH 6034 1744 3.46 6296 1901 3.31 7682 2515 3.05 9318 3270 2.85 11,364 4289 2.65 14,558 5568 2.61 Deerfield Twe Total Pop Number of HH PPH 2611 789 3.31 2675 847 3.16 2814 957 2.94 2986 1078 2. 77 3193 1228 2.60 3645 1406 2.59 Livingston Co Total Pop Number of HH PPH 100,289 104,314 117,386 131,501 147,425 174,298 31,344 33,838 40,712 48,219 57,353 67,776 3.20 3.08 2.88 2.57 2.57 2.73 Source: -88- SEMCOG June 1984 �The figures show that Tyrone's population will slightly more than double in the twenty five years between 1980 and 2005. The increase in population averages less than two percent annually for the first ten years, but the yearly rate doubles to four percent between 1990 and 2000. The rate between 2000 and 2005 is almost five percent per year. Although the population doubles in twenty five years, the rate of growth averages only four percent per year, which is far less than the almost eight percent annual rate that occurred during the seventies. Tyrone's rates do, however, outperform the forecasted county yearly rate of about three percent. The 1980 census counted more residents in Tyrone than in Hartland Township, but the projected figures show that by 1985, Hartland will have slightly more people than Tyrone. Hartland's growth really takes off, so that by 1990, its population will exceed Tyrone's figure by 412 persons. Hartland continues to grow faster than Tyrone, when finally in 2005, Hartland will have 2,327 more people. Two important reasons why Tyrone will lag behind Hartland in population growth is because SEMCOG's SAF model assumed that Hartland's higher (12.9% v. 7.7%) annual rate of growth in the past decade will continue into the eighties. In addition, the model distributes population based upon a community's holding capacity as reflected in master plans and zoning ordinances. Holding capacity, as defined by SEMCOG, is the number of new dwelling units that a parcel of vacant land can accommodate, calculated by multiplying the available acres by the maximum allowable density. Hartland was determined to have a much greater holding capacity because it has more land zoned to accommodate higher densities than does Tyrone. Interestingly, Hartland Township currently is progressing on the installation of a wastewater treatment system to serve the area around the US-23/M-59 interchange. When this system is completed, higher residential densities will be allowed to locate within the service area. These new residents will be in addition to the number forecasted by the SAF model. Ironically, the planned sewer area was included in earlier runs of the model, but eventually the area was withdrawn from the adopted SEMCOG regional sewer service map, and was not factored into the results of Version 84. Hartland Township's future population conceivably could double Tyrone's population by 2005. Another important feature in Table 7 is the projected decrease in persons per households. Over the forecast period, Tyrone's ratio is expected to fall from 3.46 in 1980 to 2.66 in 2005. This spectacular decrease reflects the rate of decline in household size that began in the 1960's and has continued to the present time. The forecasted decline also reflects continuing patterns of low fertility rates, late marriages, divorce, as well as the expected effect of growing numbers of senior citizens, and aging of the baby boom generation. The forecast model provided future population and household figures in Tyrone, but is there a way to predict where these people will reside within the community? Will some areas get the brunt of the growth, while others remain less populated? Will the higher growth areas have sufficient development capacity (roads, sewer and water lines, suitable soils) to accept new land uses? If the answer to all three questions -89- �was yes, then there would be no need to plan. Unfortunately, life experiences are filled with many uncertainties, and so is forecasting for the future. The master plan provides development policies and guidelines for the future population and household figures generated by SEMCOG. We must reiterate that the master plan presents only guidelines and recommendations and, therefore, they are subject to change if conditions warrant as the future unfolds. The SAF model estimates were disaggregated throughout the SEMCOG region by "small areas" called analysis zones. The analysis zones correspond to a level of geography that has been used by SEMCOG for analytical purposes for the past fifteen years. The zones loosely conform to U.S. Census Bureau tract boundaries, and were originally designed to contain roughly equal population. With variable population growth and shifts over the years, the zones no longer are equated with balanced population levels. In 1970, Tyrone shared a census tract with Hartland Township, but in 1980, the tract was split in two, and each township now has its own unique tract number. Tyrone has only one census tract, but it has three analysis zones within the tract. The boundaries of the three analysis zones are defined on Map 14 on the following page. Listed on Map 14 are the 1980 population and household numbers by zone. As stated above, the SAF model distributes future population and household levels by analysis zone, so a map showing future numbers by zone is a perfectly acceptable way to indicate where new growth is expected to occur. Map 15, also on the next page, indicates population and household estimates through the year 2005 by zone level. The figures on Map 15 show that future growth in the three zones is fairly uniform. A single zone does not stand out as a high growth area. According to the assumptions in the model, the uniform distribution is expected. An unforeseen and unpredictable event could take place and radically change future growth patterns. One such event could be the City of Fenton extending its borders to encompass adjacent township lands in zone 7232. If development densities exceed the land's holding capacity, the need may arise to extend Fenton's water and/or sewer lines into the township. If this happens, the city may demand that annexation be part of any city service area extension. The township will lose population as well as all property tax revenues on annexed lands. A corollary to the loss of township tax revenues, however, is the fact that there is a reduction in the amount of land administered by the township. The city could also take the position that services could be provided to township residents without any annexation. Assessment districts would be established to pay any extensions, and the residents remain as Tyrone citizens. Any sewer extension likely will encompass vacant lands, and to help landowners pay assessments, it may be necessary to rezone their lands to allow higher densities. Infilling lands with high density development increase township population levels. The above short discussion is meant to highlight events not covered by the SAF model. Events such as these could have a dramatic impact on -90- �ANALYSIS ZONE #7230 MAP 14 ANALYSIS ZONES With 1980 Population and Household Figures 22 .. _ 23 ANALYSIS ZONE. #7231 .::1• 7 ZONE 7232 fQ£. 1980 1985 1990 ZONE. 7230 MAP 15 fQ£. ANALYSIS ZONES Population and Household Forecasts through 2005 1980 1991 2082 2416 2803 3281 1232 4160 1539 ZONE. 7231 , 21 ' 29 2tJ lJ 33 1980 1985 1990 1995 2000 2005 1896 576 2058 628 2386 787 2i60 974 3223 1221 4063 1529 t -91- u HH fQ£. I 31 2190 2137 2461 2827 3270 4093 ~ .....,,0/II -~ "' . -N__J ~ �the township. Periodic updates of the SAF model will include community changes that may affect future growth patterns. The master plan policies, however, do not describe any annexation overtures made by Fenton officials. The township is not aware of any plans to expand city boundaries within the foreseeable future. A way to look at' future population growth in Tyrone is to examine specific areas where a kind of neighborhood cohesiveness exists. Such areas are called subcommunities with a defined identity or character, but which exhibit an amorphous boundary. Future development in the subcommunities may be a bellwether that heralds new growth for the township. Four areas in Tyrone can be considered subcommunities. Three are the areas surrounding Lakes Shannon, Tyrone, and Runyan. The fourth area is Tyrone Center. Due to several factors, however, three of these subcommunities are eliminated from our discussion. Tyrone Lake is considered fully developed, and it lies in two political jurisdictions. Runyan Lake subcommunity, while not as intensively developed, does not have a lot of available land to entice new residents, even if the proposed wastewater treatment system is installed. The third subcommunity is Tyrone Center, the historic administrative center. Today, it remains the government center, but also an empty crossroads without a focus for attracting new development. The final identified subcommunity is the area surrounding Lake Shannon. Although it lies across three political jurisdictions, the majority of land is within Tyrone Township. The important role this subcommunity will play in the future development of Tyrone Township is further explained in the future land use component of this document. -92- �BIBLIOGRAPHY Getzels, Judith; et al. Rural and Small Press. Chicago, Illinois. 1979. Planning. Planners Humphrys, C. R. and R. F. Green. Michigan Lake Inventory. No. 47. Michigan Department of Natural Resources. Michigan. 1962. Bulletin Lansing, Inter-County Highway Commission. Michigan. 1973. Town Right-Of-Way Manual. Center Line, Libby, Lawrence W. Why Rural Planning and Zoning? Bulletin No. 336. Cooperative Extension Service. East Lansing, Michigan. 1971. Livingston County Planning Department. 11 An Environmental Review System for Livingston County." Environmental Review Notebook. Howell, Michigan. 1981. 11 • -----=D,....e_v_e__ l o_p_m_e_n_t-,,,.....n-.,...L..,..iv-,, . .n_g_s_t_o . n__,C'"""o-u~nty. Howell, Michigan. 1981. 11 An Historical Summary of Land En vi ro nme nta 1 Review Notebook • • Solid Waste Management Plan for ---,-L....,.i_v..,..in_g_s....,.t_o_n_C,....o_u_n....,.t_y_.--.-H-,-o_w_e.,. .11,.,_,--,-M=-=-i--=-chi gan • 1984. Livingston County Road Commission. "Primary and Local Road Counts by Minor Civil Division." Howell, Michigan. Various Dates . . "Primary and Local Road Inventory 11 ....,.H-,-owell, Michigan. --~b-y,....M~,,,.....n_o_r-,,.C.,...iv,....i'"""l-=-D..,..iv-,,,.....s_,i,....o_n__,,.. Various Dates. Lynch, Kevin. The Image of the City. Harvard Cambridge, Massachusetts. p. 194. 1960. ______ • Managing the Sense of a Region. Massachusetts. p. 221. 1976. Marsh, William M. "The Glacial Landscape." Environmental 1981. University Press. MIT Press. Cambridge, Formation of the Livingston County Review Notebook. Howell, Michigan. • Environmental Analysis for Land Use and Site Plan---n..,..in-g-.-=Mc_,G=-raw-Hill. New York, New York. p. 292. 1978. McHarg, Ian L. Design With Nature. The Natural History Press. City, New York. p. 172. 1969. Garden Michigan Laws Relating to Planning. Community Development Programs, Michigan State University. East Lansing, Michigan. 1982. -93- �McHarg, Ian L. 1969. Design With Nature. Garden City, New York. 172 p. The Natural History Press, Schneider, Ivan F. and A. Earl Erickson. 1972. 11 Soil Limitations for Disposal of Municipal Waste Waters." Research Bulletin No. 195. Michigan Sate University, Agricultural Experiment Station, East Lansing, Michigan. "General Population CharacterisGovernment Printing Office, Wash- U.S. Bureau of the Census. 1980. tics. 11 Series PC 80-1-B24, U.S. ington, D.C. • 1980. "General Housing Characteristics. 11 ---,S~e-r~ie-s-~H=c=ao~-~1~-~A~2~4-,_,_,u.s. Government Printing Office, Washington, D.C. . 1980. Census Tracts. 2 Volumes, Series ---,~~-~----~ PHC 80-2-140, U.S. Government Printing Office, Washington, D.C. 11 11 U.S. Department of Agriculture, Soil Conservation Service. 1974. 11 Soil Survey of Livingston County, Michigan. 11 U.S. Government Printing Office, Washington, D.C. 92 p. 11 1981. Important Farmlands Livingston County, Michigan. A map, prepared with the assistance of the Center for Remote Sensing, Michigan State University. U.S. Government Printing Office, Washington, D.C. 11 U.S. Department of Agriculture and Michigan Department of Natural Resources. 1984. 11 Flood Plain Management Study North Ore Creek. 11 Livingston County, Michigan. -94- �APPENDICES Table of Contents A - "Chapter 3: The Terrain Evaluation Map" (Reprinted from An Environmental Review for Livingston County) B - The Glacial Formation of the Livinston Reprinted in its entirety C - 1980 Census Tables for Tyrone Township - Population D - 1980 Census Tables for Tyrone Township - Housing E - Suitability Criteria for Overlays �APPENDIX A ~A n Environmental Review System for Livingston County �Chapter 3: The Terrain Evaluation Map The Terrain Evaluation Map is an environmental data base developed for preliminary analysis of natural land suitability by local planning cotmnissioners, other local officials, developers, and lenders. The natural characteristics of a site are essential pieces of information in determining that area's suitability to various land uses and the potential for environmental hazards. Using the Terrain Map as a data base and this guidebook, the principal environmental concerns can be identified early in the land planning process. With an early warning, site planning techniques and costs resulting from natural site limitations or precautionary measures for environmental hazards can be considered from the start of the project rather than being an added factor. Not only can costs due to plan modifications, construction delays and post-construction repairs or maintenance be reduced, but preventative site planning or construction measures will be more effective when the major concerns are an integrated part of the land development process. s.c.s. and U.S.G.S. Data The Terrain Evaluation Map highlights selected data from two highly reliable sources - the Soil Survey of the Soil Conservation Service and the U.S. Geological Survey's topographical quadrangles. These two highly detailed data sources are very useful for determining the natural characteristics of a site, but are generally under-utilized by local officials because they are complex, timeconsuming and thus often overwhelming to use as reference. A technically trained or experienced planner can refer to these original data sources if more specific or detailed data is desired. However, the Terrain Map, like the s.c.s. and U.S.G.S. data are rarely adequate substitutes for an on-site survey of natural conditions. While generally reliable, these data sources are at a small scale and are sometimes, although not often, inaccurate. Also, these dat~ sources, as detailed as they are, do not provide all the information that might be desirable to know. ( A-1) 37 �S.C.S. Data Limitations It is very important for users of the Terrain Map to understand the limitations of the data it provides. The Terrain Map is of course no more (actually slightly less) reliable than the data sources from which it was taken. The S.C.S. soils data has a very significant data 'limitation; the soils types refer to only the top layers of sediment. Because of its complex glacial history, Livingston County has highly variable soils. The four to five feet of soils as given by S.C.S. is not a reliable indication of what soils lie underneath. The S.C.S. data on soil textures do have strong implications for stormwater runoff characteristics. Silt or clay soils clearly have a different impact on runoff rates than sandy or muck soils because this hydrologic process occurs on the surface. However, the important subsurface characteristics of groundwater flow are significant data gaps not covered by S.C.S. or U.S.G.S. Most communities do not have such information, but must make decisions based on what is known or else require the developer to provide such information through expensive soil borings or hydrogeologic studies. Communities that do have data additional to the S.C.S. and U.S.G.S. can incorporate it into the site analysis process along with the Terrain Map. The S.C.S. and U.S.G.S. data bases have been graphically combined and simplified so that the most important information for local planning activities is more easily and more quickly understood. The most relevant soils and all available groundwater data has been transferred from the S.C.S. soil survey to a U.S.G.S. base map. Topographic features (steep slopes) and streams were highlighted on the U.S.G.S. base. Wetlands and lakes were identified when they occurred on both data sources. Aerial photography from both 1980 and 1965 was used to verify selected natural features. The detail of data needed to make land planning decisions will vary according to the scale of the area being discussed. For example, master plans and ordinances involve decisions that have community-wide impacts while road improvements may also impact a large part of the community. Other planning activities, such as rezoning petitions and site plan reviews are site specific (although overall community goals and plans must still be adhered to). Thus, for utility purposes the Terrain Map provides data simplified into two levels - Land Types and Sensitive Landscape Features. Land Types indicate the general soil, topographical and hydrological characteristics of a large area of land, perhaps several sections in size. Sensitive Features are usually small areas of land with unique natural characteristics that make it especially susceptible to the environmental hazards. (A-2) 38 �Four land Types Four Land Types have been identified by a land unit mapping technique: .Rolling Silty Clayey Areas .Gently Sloping Sandy Areas .Rugged Sandy Uplands . • Flat Ponding Lowlands Zones of land Type Transition Each Land Type is made up of land units with a similar combination of soils, topography, groundwater and surface water characteristics. Small areas within each Land Type may vary from that generalization. The border of these areas is often not a distinct edge, but rather a blending of the characteristics of the two adjacent Land Types. Such a Transitional Area exists when Rolling Silty-Clayey Areas adjoin Gently Sloping Sandy Areas or when Flat, Ponding Lowlands adjoin either of these two Land Types. Sensitive Features The Terrain Map identifies seven kinds of Sensitive Features. These are small, well-defined areas that have a combination of soils, topography or hydrologic characteristics that make them especially susceptible to environmental hazards. Often, because of these unique natural qualities, they are also very attractive as sites for development. Thus, land use regulation is particularly important when sites contain any or several of these environmentally sensitive landscape features. ( A-3) 39 �Occurrence of Sensitive Features in Land Types Environmentally sensitive landscape features are listed in the table below. Most of these sensitive features will occur in more than one (or all) La.nd Type. Depending on the area's topographical, soil and hydrological ' characteristics, each land type contains a typical density and variation of the sensitive featu:t'e. Undesirable environmental impacts often result from poor site location or inappropriate design which disregards the natural resources of these sensitive areas. SENSITIVE FEATURES .!!! Ill Ill ::0 C C Ill "' "'O C "'Ill ..x ~ cii Ill rJl LL.I Q. >r0 z < ...J u Ill 0'1 Ill . r- Ill .s::. .!!! ·o rJl Ill iii ·=. ..x s :I 0'1 Ill V .s::. "' Ill C ·.o c.. ..2 0. rJl ~ ~ rJl -0 0 0 c.. Ill ...J s 0 ~ ::i: Rolling, Silty-Clayey Areas 1 2 2 2 2 0 2 Gently Sloping, Sandy Areas 1 2 2 2 2 0 1 Rugged, Sandy Uplands 0 0 1 0 0 0 3 Flat, Ponding Lowlands 3 3 3 3 3 2 0 In this land type, the occurrence of this sensitive feature is: 3 - Very common 2 - Common 1 - Not common (occasional) 0 - Rare (A-4) 40 �Susceptibility to Environmental Hazards Each Zand type contains a typical density, distribution, and variation of the sensitive featurie. Although some sensitive featuries will occur in more than one (or all) Zand type, the potential impacts and their probable severity varies from one type to another. This gives each Zand type an overall level of susceptibility to environmental hazards from which land-use suitability levels can be generalized. SENSITIVE FEATURES Ill "ii ~ ::0 IQ C C IQ Ill "C C Ill ~ ~ ~ .:,/. IQ ..J Rolling, Silty-Clayey Areas 2 4 6 w Gently Sloping, Sandy Areas ~ 2 3 :s Rugged, Sandy Uplands Flat, Ponding Lowlands ·s en IQ (I') C .:,/. -~ I.I :, ~ ~ 2 6 2 4 2 6 0 z ~ ~ 0 (I') Co. u X X 2 4 5 6 2 6 . I- .c ~ ~ ~ .c en Ill C ] 0. "80 !.0 v5 0. ~ ! :i: Li: (I') 1 3 6 1 X 3 2 3 4 1 3 6 1 6 X 3 1 2 X X X 3 1 3 6 1 6 5 3 3 2 3 4 5 When any sensitive feature indicated in the columns occurs within or directly adjacent to this Zand type, a critical relationship to the specified environmental hazard exists: 1 - the degradation of groundwater quality through chemical or biological pollutants 2 - the degradation of surface water quality through chemical or biological pollutants 3 - the erosion of devegetated and exposed ground 4 - the sedimentation of eroded soil into lakes, streams or drains 5 - the increase in land area subject to flooding 6 - the inundation of structural or road foundations X - this sensitive feature does not usually occur in this Zand type ( A-5) 41 �• • • Rolling Silty-Gayey Areas These land units are defined by silty-clayey soils having a slightly rolling to steeply rolling topography and a moderate to high elevation. Glacial landforms presumed to be in this landscape type are till plain, ground moraine, and areas of end moraine which have fine-grained soils. Gently Sloping Sandy Areas These land units are primarily defined by sandygravelly soils having a topography that is gently sloping and a moderate elevation. Glacial land formations found in this type are outwash plains, glacial drainageways, and other outwash formations with more relief such as form.er beach ridges. Also included are sandy, gently sloping areas of moraines. Flat Ponding Lowlands These areas are defined by sandy-gravelly soils with a high elevation that includes a considerable amount of steeply sloping relief. Land formations in this landscape are kames and kamic deposits, eskers, other ice contact slopes and the steepest sloping or lateral moraines. Rugged Sandy Uplands These areas are primarily defined by a very flat topography with a low-lying local elevation. They include most of the major water bodies or channels and the bordering (100 year) floodplain. Landforms present in this landscape type are old glacial and modern drainageways, organic deposits, lacustrine deposits, and outwash plains having a low elevation. (A-6) 42 �•.)_ _.,!!• ~--•~· ■; i■ ; Profile of Land Types Flat Ponding Lowlands Gently Sloping Sandy Area!!<- Rugged Sandy Uplands Flat Ponding Lowlands n Tr.insiuon 1,re• Transi,ion l,r~• Sur, Rttrn tion Ana '~, ,_, '""' '""' .-..d .i.,.,, l> --------- I -...J ..__.. .... . , ~ ~ Trans1c1on Arel 11 .-..d 1ubJ1v1...._.... '"°"'"~~,,.,,,.,1...J1 ,,,.,. j . ~ ~ . I Rolling Silty-Clayey Areas n Transi11un Area ti 1u1...,J/1 /lool,,,J /W1 ';:J Gently Sloping Sandy Areas .,, UJUl"il)' ,:'~~ a:_:r1 ,~ ....,-11, ..,"1 ,..., .. .,,, -.i,, .. ..... luul w.bl,i-..-,Lt..J , -~.i •• ,.., -Wfl4 , . , , ---- -- -- - .. nd,.IOII .... , ,..i I .u.,...1 ,oJ Mndy kMI ""'"i.,.,, ...1 wlry<l.rr, k•I lnd-..1N .,,.1 f)f'O "'f'frwn1 ,onl, thr "If' ,. \ uf wdunnM , •• M\IITJW""fd jr,,m rtw ,...bh,hrd .... , (,.,n..-n•'"'" ..... ,. .... UU'Tf Alil ,, thir-tc--..ltm.rbr 11nJr1i.1n by• H,r .,,_, .. n hi .,,.1 IJI"" , oflW'f 1tun 1"4,1 .nda,Sf'J Jrorr I wr .. , " I ' \, ...,11 bf ..... ,...i....1,Ji,, " .. , .. . o """'""'-" IOI ... ...._,,,,..., , ... ,.r-o • ... /ho T#'"'M" N,,,, �• • • • • • • • • • Terrain Evaluation Map Legend Land Types: Rolling, Silty-Clayey Areas brown gold Gently Sloping, Sandy Areas red Rugged, Sandy Uplands yellow Flat, Ponding Lowlands Sensitive Features: v~c:_· _ _ -·- . __ __ Lakes (blue) 1_~ Wetlands (blue-green) ~~ Rivers & Streams ~:!e.:t Intermittent Streams ~ Drains u~~i.I[j Intermittent Drains tiBmm Muck Soil/in Wetland High Water Table, Mineral Soil/in Wetland Alluvial Deposit (Floodplain) Steep Slopes, 10% - 20% . . ,,.... ,_,. :JI...,.-:.-, ►. . .. ... Steep Slopes, 20% or more (A-8) 44 �• • • • • • The shores of IAkes were identified on 1he Te rrain Ma p as a ca,mpromise of 1he sho relines given by S.C.S., U.S. G.S. and aerial phot og raphy. High Water Table Areas, Muck Soils, Wei/ands and/ or Stee p Slo pes oft en occur on the $horn of these lakes. Lakes and Lakeshores Livingston County is fortunate to have approximately 350 inland lakes. Many lakes in the County are Kettle lakes, which formed during the glaciation period in the depressions of moraines and old glacial drainageways. Many others, such as Howell Lake, were small ponds made larger by impoundments created for water-powered mills. Some mill ponds (Parshallville, Pinckney, Oak Grove) were simply dannned streams where no pond or lake existed previously at all. Some lakes such as Brighton Lake have impoundments constructed for a recreation facility; others such as Lake Shannon were created as residential developments. The shores of lakes are very popular as sites for land development. These areas 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. In hi&h density residential or connnercial lakefront developments, septic system siting and stormwater runoff are major concerns for local planners. Lakes are susceptible to pollution from runoff and from migrating groundwater that has been contaminated. 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. Lakes that have steep slopes (Rugged, Sandy Uplands) adjacent to them have problems with erosion and sedimentation on their shores, rather than problems associated with high water table. Dredging and filling changes to most lakeshores are regulated by the Department of Natural Resources through the Inland Lakes and Streams Act of 1972. The County Drain Commissioner is authorized to control sedimentation problems in lakes by the Soil Erosion and Sedimentation Act of 1972. ( A-9) 45 �Nntr, \truo,11 .1nJ /)ru111 1 f/,,u 111g .111d 1111,1111111, 111 u crt tht I c.:rri.1 1u Af.,p h1 111/J,,'1 At.rtu/ plu,tu, ,Jl ,111/1cJ flll l1 \ ll'l'rt (,. t I) •.J/111 tUIJIJJl1tJ ·1 1,tl, It non11u//J ,1/,n 1 thr,,11).!h .1rct11 ,,f I ligh U ·.,,, , .,.Jh/c. t\fu, l \,,,/, \l''ct lund, ()f" drw 111i.1,1 1 t , lhnl 11, / l/11111,,I /), />" 11/ I flow1n,c 111rc.:nn1rtc.:ni tlnwinJ,! .ind -..rrt.·,1111 ,trc.1111 lfl(t"fllllltt Ill dr.1 111 , Rivers, Streams and Drains Livingston County has over 470 miles of rivers and streams. The function of rivers and streams in the hydrologic cycle is one of carrying surface runoff, groundwater seepage and water stored in lakes or wetlands out of the upper parts of the river basin toward the lower parts. Since Livingston County has a high elevation compared to surrounding counties, it is a headwaters areas. This means that many of the local rivers and streams have their source in the wetlands and lakes of the county and flow out of the county. There are three major basins in the County - the Huron, the Shiawassee and the Red Cedar. 1be Red Cedar empties into the Grand River, which eventually empties into Lake Michigan. The Shiawassee River flows into the Saginaw River and Lake Huron after that. The Huron River empties into Lake Erie. (The Looking Glass River, a tributary of the Grand River like the Red Cedar, drains part of Conway Township.) All other streams in the County will flow into one of these rivers. At many times, small streams will have flowing water only seasonally and during rainfalls. These are called intermittent streams. Much of Livingston County's land has poor surface drainage . This means that the land is generally flat, often with low permeability and does not let runoff flow quickly or in a clearly defined pattern. Wet ground causes problems when working with cropland (or any oth e r land) especially in the spring and fall. Farmers responded to this problem long ago by dredging channels, called agricultural drains, which allowed slow moving runoff and groundwater to drain off more quickly, leaving the soil dry and more workable. Today, drains are also dredged to provide dry soils for structural and road foundations. Using drains, land areas with natural limitations due to high water table are sometimes developed for residential or other uses. Despite such a drainage improvement, the problems associated with high water table usually persist to some extent. (A-10) 46 �'-~ '- • • - • • • • The County Drain Commissioner has jurisdiction over established county drains, and through the Subdivision Control Act of 1967 can acquire jurisdiction of drainage systems (i.e., detention ponds) within land that has been subdivided. The Drain Commissioner is authorized by the Soil Erosion and Sedimentation Act of 1972 to protect the County's lakes, streams, rivers, drains and watercourses from unnecessary degradation due to sedimentation. The County Road Commission is also involved in construction and maintenance of drainage channels; roadside ditches act as small, public drains. The Department of Natural Resources through the Inland Lakes and Streams Act of 1972, controls and issues permits for any changes to the shores of lakes, rivers or streams. The Huron River has been designated as a wild, scenic or recreational waterway under the provisions of the Natural River Act of 1970. Thus, land development along the Huron River is tightly controlled by the Natural Resources Commission or local zoning ordinances. Al/111 •ial DepoiiH are identified on the Terrai" Map by the ull11vial land dnignation in the S.C.S. Soil S11n ·eJ•. Thne IedimenlI occur along the ba,.Ju of Riven ,wd Stream I, occaiionally ulong an Intermittent Stream . Alluvial Deposits Modern age alluvium (glacial outwash may also be called alluvial) constitute only 0.4% of the County's land area, but are a significant indicator of a potentially serious environmental hazard - flooding. Since the floodplains of most Livingston County rivers have not been thoroughly documented, alluvial and muck soil deposits may be used to indicate flood prone areas. Alluvial lands are scattered throughout Livingston County in floodplains next to rivers and streams. These soils were deposited by bank overflow during flood stages and now exist as narrow bands that are highly variable and interrupted. These soils may range from well drained sandy loam to poorly drained clay loam. They are severely limited for cultivation and development primarily because of frequent flooding, high water table and poor stability. (A-11) 47 �ii ■ ii ii • • • • • • • • • • • ,.. Wetland1 were identified on the Tem,in Map where concentrationJ of U~S.G.S. wetland 1ymbolJ cove red more than 5 acre1 and where S.C.S. indicated a 10il formed in wetland1. Aerial photoJ were con11dted, and 1elected field te1t1 done . Wetland1 u111Jlly have Muck SoilJ in them , but they may also occur in Mrneral Soils . Wetlands Wetlands, like lakes, have significant environmental functions, and the use of those along rivers and those larger than five acres has been recently regulated by the Wetlands Act of 1979. Wetlands are environmentally valuable for their role in groundwater recharge and purification, in flood control and as wildlife habitat. However, wetlands were for many years openly used as dumping grounds by industries, municipal waste haulers and private citizens alike. Many 'citizens' still use isolated areas for disposal purposes and often seem to choose to dump in a wetland depression . Wetlands also have a significant role in the hydrologic cycle. It is known that some wetlands are groundwater recharge areas, purifying the runoff which infiltrates through them; other wetlands may discharge water into streams. Wetlands also provide flood control since the organic soils normally found in wetlands have a high water absorption capacity which reduces the peak stream flow during heavy rainfalls. Wetlands can be valuable in site plans for stormwater detention • The term wetlands is a general one which refers to marshes, swamps, bogs, fens or other seasonally flooded areas. Many wetlands may look like shallow or small lakes. Such wetlands may very well be former lakes, that formed during later stages of the glacial melting and have since drained or infiltrated to reduce in size. A bog is indeed a lake for the first part of its life • Many wetlands have ponds (open water) in their center, and many lakes have or once had marshy areas around their shore. In fact, all inland lakes in Livingston County are referred to as lacustrine wetlands by the National Wetlands Inventory. Other wetlands, such as fens or meadows, do not look very wet and may not be for a large part of the year. Most of these wetlands are seasonally flooded - usually in the spring and fall. In the summer they are often without standing water, although the organic soil usually stays near saturation. A large number of these wetlands are used for horse, cattle and sheep grazing. Some have been cleared, drained, and irrigated for intensive cropland or sod farming. (A-12) 48 �• • • • Muck So ,'1 are identified rm the Terram Mup b; u!! or/!.amc w i'1 ,n the w untJ I S.CS. Soil Surrey Th e; may no u· occur e,ther i11 or out of Wetlund,. bu1 .,// t h,·r,· HJ1'1 nri!!.•"'-'liy f ormed ,n W e/1,mdI. 0 Muck Soils Mucks are black, struc tureless soils that contain a high percentage of partially decomposed organic (or vegetative) material. They formed in wide, flat areas of old glacial drainageways and in the small depressions of till plains, outwash plains and moraines. Muck soils typically have very poor drainage and so are normally saturated with water. Vegetative litter does not decompose when it is in a water-saturated condition. During the thousands of years since the last glaciation period, mucks have accumulated in wet areas and now reach depths of over 60 feet. Carlisle muck is the most connnon soil series identified by the S.C.S. Soil Survey, occurring on about 10% of Livingston County's land area. All muck soils together cover about 16.4% of the county. All muck soils, because they formed in water saturated conditions, were once wetlands. Many areas with muck soils remain as wetland, although much acreage has been drained for cultivation. The Wetlands Act of 1979 regulates these wetlands but agriculture is a permitted land use. If adequately drained and protected from wind erosion, some muck soils are well suited to production of some kinds of vegetables, sod, some row crops and hay. These soils can be productive cropland but there are resource management concerns. These are maintaining adequate drainage, fertility, control of erosion by blowing wind and potential increases in downstream flooding. Mucks are highly unstable soils and are not capable of bearing the loads of road and structural foundations. Formerly, such development did sometimes occur on muck soils that were filled or covered with made land, but this is now prevented by county and state regulations. Such filling often occurred on the shores of lakes, however the Inland Lakes and Streams Act now prohibits such filling. The County Building Department no longer issues building permits nor does the County Health Department issue septic system permits for sites with muck soils. (A-13) 49 �~-=:\;j;;:•.:;c.i .:•:• :" Y."~~~:: .. \ ,;,{....:,._;~ :_~·,:1:·.:- ?it:-~-,~-,. .. :*:·:·ff· ~-:.· 4. .-.. ,• 11,i:h ll''"'"' ·1uhle. M111<· ral .\ ,,,/, u ,.,, ,de111 ,f,,·J ,,,, 1h, Te rra111 Muph) ,1/1 .\ .C.S. Jl' rtct of r,111d, r,// 1,rd,1) ;111/1 1t h .i it.'Ulfl lHl l tOJl e r lu hle u 11h 111 fo u r /et!l of !ht g round rurf"u-t•. Th ey occur rery Ulf>11111n,/J 11J d epn·111n 11 f, 1dtJ 11): dru nwJ!,e ch,u 1n,•!1 u nd !t1i-c•1/;1Jre'r . .J nd 111111d 1111e1 1,tc11r i11 W eJ/,111dr. u High Water Table, Mineral Soils ~- . _.- ;« · ·; t •·"r ·'-<-)' / • , ·, ..•.~. - .,.,:":('·•· , I !"'~~\~ ····· ..,, , , - - ._ . ,: ;.:-' ,' -- < . In areas where the water table is close to the surface there is a much greater potential for degradation of groundwater quality than where the water level is protected by a thicker layer of soil. Areas of high water table mineral soils are defined as inorganic (sandsilt-clay) soils with an average seasonal water table high of less than four feet from the ground surface. Alluvial and muck soils have a high water table but also have further limitations, so these sediments are discussed separately. Areas of high water table in inorganic soils are of particular concern to planning because this natural limitation is not as highly apparent as the other environmentally sensitive land features described. These areas are also less restrictive to development. Local zoning, building regulations and state legislation generally provide more safeguards for sites containing or near surface water, flood prone areas or erosion prone areas than those with high water table. The County Health Department requir e s an on-site inspection of the seasonal water table level for septic system permits. An area with an indication of a seasonal high water table that rea ches to within six feet of the surface requires a special drainfield design. Permits are not given for systems where the water table is less than 2½ feet from the sur f ace. Where the groundwater is close to the surface, it can be easily contaminated, not only by septic e f fluent but by any contaminant carried by infiltrating stormwater or spilled liquids. Spills of toxi c or hazardous chemicals will reach groundwater faster where the water table is closer to the surface especially where the soils allow a fast rate of percolation. Thus, areas with gravel or sandy soils having a high water table level are of special concern to land planning. (A-14) 50 �• • • • • • • • • • slopes 10 1½ . 20'½ incline Steep SlopeI are d,,fm l!d (Jr, t he Terram Map by 111d111t r of betu,eer, JO'½ - 20'½ arid th()Je ~realer than 20'"!, aI mterpret ed frn m U.S.G.S. ( JO /(Jo/ tnll!rt '1IJ C//11/<JUr lmeJ. A miriimum relief of 20 feet U'1J reqm red Steep Sloper often hat•e La/,er, R11 ·e rJ. St ream,. Wetl,mdr. H,~h Wat er Table AreaI . Muck Sm/J ,md/or Allu11.il Depo1 t11 al the bare of the 1111/r,u• . slupe~ over 20 1i, incline Steep Slopes Glacial activities created an undulating to steeply sloping topography in some areas of the County. Steep slopes are defined as those having an incline in excess of 10% with gradients greater than 20% being of special concern. These slopes characteristically have Hillsdale/ Miami, Fox/Boyer or Spinks/Oakville soil types of sand and gravel. They are especially sensitive to development because they are susceptible to erosion and also require special considerations with regard to foundation design and the treatment of domestic sewage. The Livingston County Health Department restricts development of drainfields on land with a slope greater than 12% and requires a mini mum setback of 15 feet from these slopes. A connnon problem on steep slopes is that domestic wastes from septic fields emerge at the bottom of the slope before adequate purification has occurred thus contaminating surface waters. When steep slopes border any slope, there are erosion and sedimentation conc erns in addition to septic effluent contamination . Roads and building foundations that are located on or near steep slopes require an especially sensitive design. Moreover, the cost of construction tends to be higher on steeply sloping ground because of the need for spe cial precautions and building methods. If sensitive des ign considerations and construction techni ques are not employed, slope stabilization and erosion control can be a continual maintenance problem which in severe cases can threaten the foundation of a structure or road . The County Drain Commissioner, as the local administrator o f the Soil Erosion and Sedimentation Act of 1967, i s particularly concerned with stee p slopes during site plan reviews . ( A-15) 51 �APPENDIX B • • • • ' The Glacial Formation of the Livingston County Landscape �Ii • • • Iii The Glacial Formation of Livingston County The landscape of Livingston County is young relative to most North American landscapes. Generally, landforms date from the last glaciation, which ended in Michigan 10,000 - 15,000 years ago. Since that time the landscape has not been without change, but most changes have been modest compared to those caused by the glaciers. Accordingly, an understanding of how the existing landscape evolved must begin with an understanding of the advance and retreat of the continental glaciers. Over the past million years or so, during a period of time called the Pleistocen_e Epoch, large sections of North America were overridden by massive sheets of glacial ice. The ice sheets originated in the upper middle latitudes, in what today is the subarctic region of central Canada, and flowed outward toward the perimeter of the continent. On the southern edge of this glacial sheet, ice entered the Michigan region moving into the basins of lakes and river valleys that preceded the Great Lakes. Formation of the Great Lakes: Ill 14,000 years ago - ::; , fk pnmN l111 m , R W Kl lk y anJ W R farnan.J . Thr GI."'"' U J.,, .'1 ~u11nJ Muh,K'"'· M1c.h1,tan( ,c-o k11it it " I Su r"t'Y 8ullr1111 '1 , 1~ n 5111,1< , ICJ<,7, pp l l I(, • •"''-':1,;~._; ', ',;"-'<i:"-<>cC (B-1) I ,: = ,, �I I I • • • • • • • • • •II • • • • • Glacial ice moves with greatest efficiency along the lines of least resistance. Therefore, upon entering basins with favorable orientations, such as the ances~ral basins of Lake Michigan and Lake Huron, the ice slid rapidly ahead in the form of great tongues called glacial lobes. In the Huron Basin, the glacial ice sheet split into two near the tip of the thumb; one lobe extending down the Saginaw Valley and into the south central part of southern Michigan; the other down the main axis of Lake Huron and into the Erie Basin . 12,500 d~s-, yeurs ugo ~ / ,I Rc:pruHt'd !rum R \1C1 Kt'llt•y ,11),,I WR fJrr.11\J: Th1· (,I.H,-'I J,.itt>1 ,fr,,,mJ ,\111 ht)tJl'J M1lh1,-:.in(~:ulu>( ,/, ~ - ./)'-( •~JI :-.urvq· f\ullt' 11n I, l...10\10;,:, llX,7. pp t! l<1 . -- -- ' I-:-~,;;;.,,,,_._ - ; -d,. '•' - /}, ~ ~- , · Over thousands of years, the lobes advanced and retreated in response to fluctuations in the main ice mass north of Lake Superior. This is evident from the distribution and types of deposits left by the ice of the last glaciation, called the Wisconsin stage. However, buried deposits and other lines of evidence point to earlier glaciations, at least three in the Midwest. Whether these older glaciers followed a pattern similar to that of the Wisconsin ice in the Great Lakes Region is difficult to say. In any case, the remaining deposits, collectively known as gZacial drift, were rearranged by the Wisconsin glaciers • This last glacial sheet formed most of the landscape of southern Michigan as it appears today. Other sources of drift included rock debris eroded from bedrock outcrops in the Canadian Shield and the Michigan Basin as well as river and wind deposits formed during interglacial periods • 9,500 years ago Rt'pt1111t"J lrurn fl. W Kcllry .u'kl \1C1 R f•rr ,ukl, ·1ht- (,/..JuJ / l.JJ.,., 1 fr ,, 1111J ,\f,ch,;:wn. Mtthlj(JO(tt"ul11J,! 1tJ! ~urvt'y Rulk1111 1, l.unin,1t, l'>t, 7, Pl' I! I<, (B-2) 2 �•I ·I ' ( - , cPAOUWj>WAfllll ,··{\=- ~ ~ i' ...... PllOM l<P~S \.. ~ ,.,t" - . . . "· '•v • 5PR1iJ•.s Fer> •v ·--~ \.,, ::; Y,; ,, l --·. \ yf - _., _ ' ·..: ., " 't/ 1·' ,. ,i;r., '1 •' , J' . .• ', ....,·i • /" "· . °"""""'•'.--- - ' ~~ . 'r •• \.• ~ :__-·► ~ • · -;a.. ~ ~~... t1~NSOF 01,.p OllAlt-1A_- ·t-'~r=-:;.J . ! • ( ,,.,.-:, YJ": ~ ~ \t....,, ;,-:t' IIPUINO 8 V ~ ; Ge!NTL'( l'loLUNG, T'O~fl""'"'HY, LOAMV £o1...S, AHi> G-~~ltALLy Wlll.j. P_ , ,_llJ> Qt,t.11NE1-; 51>.NO'( "'I'! P Pity nlf,""'11 The chronology of events that culminated in the existing glacial landscape of Livingston County is sketchy, but a few highlights are known. About 18,000 years ago all of Michigan lay under ice, and the ice front formed by the combined Huron, Saginaw, and Michigan lobes extended nearly to the Ohio River in western Ohio and to the middle portions of Indiana and Illinois. Roughly 16,000 years ago the ice began to melt back and by 15,000 years ago, it appears to have cleared the south central part of Livingston County around Pinckney. ( B- 3) II 3 fr I . , -. ,__.~ -~ Post Glacial and Modern umdscape \ ~ P'OMt>e&lw.A~ fN 01.D PaA,Hl!lud �• IGE 8,._ ; ..,,.,,.,_, If ,.._l!LT.S /'\oM1111' e1o1N(;- e,u,Ll"" AS A..,._ l>CPll&&~,..., (P'IT) WI,.._ Ill Ll!&T ,., r>tfl ..S,.,.,o TltlS ~t.b',SED - ~ IC&)& rT" 1\tlo 1)€111«.S IS' tr p-,,CLJ15 Oil. - i~ "1"'-◄-"'1 A Mn<T14,a OF Au. S'l>O> ~~ l>l!IPC¥1l'IIID ,,i SW'<P•- WAniR OuiH~tt P'LA 1h' aa,Nc.,, Pf POStrt:O 111 Mlo&,.,-WAT~ l>-A~i; 1"1• FR<>'"\ Tit~ - l l ! R . ; SA/ID A>JD -e.._ A,Jte ntE' S..DIMlfNT~ I.All> D-14 I ,J C>~ rwAs H Kan¥ nre-_,,,,. ~•W.OC Of'At,.1 tGII' (A. .... euu<'TltJl<r- MEUWl>i---~~--~ Glacial Activity at the Ice Front u.~,,,..,.. -nt• ~/It. j PQ..A.1HA•E AD ,,., n,~ ,._.e1- JNc..,,,.#08 f!O~, OS A.NP l>i!l>W'A~ Ou,eR MO,V,,/<U R>AMTHE I I • ~ P ~ OF Tltll 1.V,O,\L v.,IOS,C.,,,.,/>t! A>Jl> ~<llt>f! T>HI! dF 1'4SL.l'Wl&TCR. El-4ANATI"'~ P'lt.oM Tl/E ~ Ffl'J>NT ""°"£-Off' This newly exposed area lay in a narrow wedge between the front of the Saginaw lobe on the northwest and the west flank of the Huron lobe on the east. Judging from the landforms there today, the emerging landscape must have been very active with great flows of meltwater discharging from the ice masses across the fragments of new terrain. Along the ice front itself deposits of till formed as the sediment load was released from the melting ice. TiZZ is the term given to drift deposited directly by the glacier as contrasted with drift deposited by meltwater emanating from the glacier. Till is compositionally diverse, ranging from boulders to clay-sized particles, whereas meltwater deposits are mainly limited to sand and gravel and are frequently stratified. Buildup of till at the ice front gave rise to belts of hilly (B-4) 4 �~ ~ ·: .,. ·;· ~. ,:. J'l.1-L 0 Resulting Glacial umd forms . . . "Tl t.t.. f'L.A., N . • 0 • 0 terrain called moraines. Till deposits also took the form of till plains, broad blankets of sediment dropped from the ice sheet as it melted in place. Beyond the ice front, meltwaters spread over the new ground depositing sand and gravel in fan-shaped features. As the fans broadened, they often coalesced with each other, forming sandy flats called outwash plains. Outwash plains are the most extensive variety of landforms deposited by meltwater. Other meltwater deposits include eskers, which are gravel deposits laid down on the bed of a stream flowing within the glacier, and kames, which are mounds of sand and gravel built-up by meltwater pouring off the ice front. Eskers and kames have become favorite sources of aggregate for building and road construction thousands of years later. (B- 5) 5 �-. 1~ ·- ~ ~. ,-.~~~ ~--------- ~ . -=- ~ ,. --- ·.. ··.• . .:· .. I . ,\, 1\ ,-.-,._~~.,....... ~ ~ ~ ······· ·-."",,....,~ ,,.,_ ,_._,__,_ "tu' . Formation of th e Pinckney Morain e and Outwash Plain ... -~ -"'"' ~ .,,, ,,, \ ~\(f,. .• I, •. ,, ,,\"\ --~ ~-' ,1))) ,,.. IC E ~ ~ MIELTIU> MCIC.ffl!QM TIC.HOit.AiNi'- Disinteiration of the Glacier . -~ -_.;_ -~ ' . .. ' '-· ~ . ~:~:- - - .. ' . . . (B-6) 6 OUf'WMMA.AlM ... OF DIWAT&~I~ ~H~ �LO.t.MY fOIL~j \N6.U. btA\NU> v1UA6ll s,rc .S-ntll.>N s ~~p &V 6U>0Ntr W~R. Post Glacial and Modern lAndscape of the Pinckney Area Several good examples of moraines and outwash plains are found in the area near the Village of Pinckney. About 1.5 miles north of the village, for instance, is a prominent belt of east-west trending hills which appear to be an end moraine of the Saginaw lobe (see figures on the opposite page). The northern side of the moraine is locally very steep indicating that it formed in contact with the ice front. The pits, or kettle holes, that dot the surface, indicate fragments of ice that were deposited within the till as the moraine was being built. The area to the south, which has a larger surface than the moraine itself, is the outwash plain that was deposited from glacial meltwaters. Based on its size alone, we are led to surmise that this feature was many years in developing; therefore, the ice front must have been stabilized along the moraine for sometime. When the ice finally melted away from the moraine, it apparently broke into several large blocks. Meltwaters subsequently deposited sediment around the blocks and when the blocks finally melted large depressions were left in the terrain; these in turn became the sites of inland lakes (e.g., Bentley Lake, Duck Lake, and Barber Lake) and wetlands. (B-7) 7 �From the Pinckney area the Saginaw lobe continued to retreat northward while the Huron retreated mainly eastward. The retreat of lobes was not steady, but appears to have been marked by several halts. One of the halts in the Huron lobe resulted in the diverse terrain of hills and lakes on the eastern side of the County, which is a complex of moraines, ice block depressions, and outwash plains. The Saginaw lobe appears to have halted near the center of the County where it deposited several modest moraines, and again in the northern part of the County, where it deposited a broad belt of moraines before retreating into Genesee County about 14,000 years ago. Between these moraines extensive areas of till plain were deposited where great slabs of ice wasted in place, and outwash plain and drainage channels were formed by meltwaters. In several locations, eskers were deposited on the till plain. A good example of an esker exists along the Livingston-Ingham County border west of Fowlerville. The retreat of the Wisconsin glacial sheet took 1,000 years before all of Livingston County's surface was exposed. During this time, drainage was dominated by massive discharges of meltwater from the Saginaw and Huron ice sheets. Most of this water was directed southward along broad channels situated among the areas of moraine and till plain. These channels were up to one mile wide in the area south of Fowlerville. With the retreat of the ice beyond Livingston County toward the north and east, the meltwater discharges diminished and a new drainage system began to develop. In the floors of the old drainage channel, lakes, wetlands, and streams took the place of the rivers of meltwater. In addition to the devel~pment of new drainage features, the drainage networks began to take on new configurations. Three major watersheds evolved; the Red Cedar on the west, the Huron on the south, and the Shiawassee on the north. As water was released from the landscape through these watersheds in the centuries following deglaciation, the streams draining the till plains and moraines developed their valleys and lengthened their courses eventually adjusting to the topographic conditions of the post-glacial landscape. (B-8) 8 �• • • • • • wd-1.!1.,ds oo p clin Resulting Drainage Basins in Livingston County 10 Lak &rie l..-ivini~to" Covnfy l,lne Vegetation invaded the area causing further alterations in the hydrologic system. Both terrestrial and aquatic vegetation were abundant in the early landscape. On upland surfaces, forests contributed to soil formation by adding organic matter to the ground. In lakes and wetlands, organic deposits were often substantial, resulting in thick layers of muck and peat soils. Many of the early lakes in the old drainage channels were transformed into wetlands by this process. When lakes formed in ice block depressions, the filling process was often much slower because of limited plant productivity and the large volume of water. Consequently, many of these lakes (e.g., Bentley Lake and Winans Lake) remain largely unchanged from thousands of years ago. (B-9) 9 �• APPENDIX C 1980 CENSUS TABLES FOR TYRONE TOWNSHIP - POPULATION Total Population 6077 White Persons under 5 yrs 5 to 9 10 to 14 15 to 19 20 to 24 25 to 29 30 to 34 35 to 39 40 to 44 45 to 49 50 to 54 55 to 59 60 to 64 65 to 69 70 to 74 75 &over 16 & over Median Total F - Under 18 yrs 65 & over 2976 2213 296 1744 6032 Total White 407 565 733 728 335 399 516 590 447 367 317 237 140 125 96 75 4202 28.7 6077 401 562 729 723 334 395 511 586 446 363 316 236 140 124 96 75 4177 28.7 6037 Median Age 28.7 Spanish Origin Households Persons Total Persons Households Total Persons 6037 Age -M 3101 34 Spanish origin 4 5 5 5 3 2 3 2 1 1 2 1 18 17.0 34 Female White 191 283 351 344 148 205 270 305 227 162 154 109 68 57 59 43 2070 29.3 2976 189 280 351 344 147 203 268 302 226 162 154 108 68 57 59 43 2060 29.3 2961 POPULATION COUNTS, 1940 - 1980 1940 1950 1960 1970 1980 C-1 - 920 1039 1523 3437 6077 24 5 Spanish origin 2 2 4 1 3 1 2 2 1 1 1 11 21. 5 20 �• • • • • • • • • • • • • PERSONS BY RACE Persons White American Indian 6077 6037 12 Eskimo Japanese 1 Chinese 1 Korean Other 1 1 24 PERSONS OF SPANISH ORIGIN Race Total Mexican Puerto Rican 34 20 9 Cuban Other White 1 4 28 Black Other 6 Summart of Characteristics Change 1970-1980 76.8 Spanish Origin 0.6 Percent Under 18 yrs 18 to 64 yrs &over 65 yrs Median Age 36.4 58.7 4.9 28.7 Households 15 yrs & over percent now married including se~arated Male Female 68.3 70.9 Total 1756 Percent chg 70-80 Persons ~er hh 95.8 3.46 ANCESTRY OF PERSONS Single ancestry group Dutch English French German Hungarian Irish Italian Norwegian Polish Russian Scottish Swedish Ukrainian Other 1787 38 Multiple Ancestry Group Ancestry not specified Not reported 717 89 400 16 123 27 3762 528 397 Selected Multiple ancestry groups: English &other(s) French &other(s) German & other(s) Irish &other(s) Italian &other(s) Polish & other(s) 6 123 3 15 18 7 205 C-2 1507 657 2037 1189 105 345 �• • "• • • • • • NATIVITY & PLACE OF BIRTH Total Persons Native Born in Michigan Born in other state Born abroad, at sea, etc. 6077 5894 4763 1111 20 Foreign born 183 SCHOOL ENROLLMENT & TYPE OF SCHOOL Persons 3 yrs old &over enrolled in school Nursery school private Kindergarten private Elementary 1 to 8 yrs private High School 1 to 4 yrs private College 2144 81 48 71 1093 39 671 6 228 YEARS OF SCHOOL COMPLETED Persons 25 yrs old &over Elementary Oto 4 yrs 5 to 7 yrs 8 yrs High School 1 to 3 yrs 4 yrs College 1 to 3 yrs 4 or more yrs Percent high school graduates 3309 25 62 115 348 1389 706 664 83.4 HOUSEHOLD TYPE & RELATIONSHIP Persons in Households Householder Nonfamily Householder Spouse Other Relatives Nonrelatives Persons per household Persons per family C-3 Spanish origin Total White 6077 1756 155 1484 2773 64 6037 1744 154 1475 2755 63 34 3.46 3.66 3.46 3.66 4.80 4.80 5 8 21 �HOUSEHOLD TYPE & RELATIONSHIP, Continued Persons under 18 yrs Own child In married couple family With female ~ouseholder, no husband present Other relatives Nonrelatives Persons 65 yrs &over Family householder Male Female Spouse Other relatives Nonrelatives Nonfamily householder Male Female Total White Spanish origin 2213 2124 1978 2195 2106 1964 19 17 11 118 81 8 114 81 3 2 296 295 109 10 76 52 1 108 13 35 13 35 8 10 76 52 1 FAMILY TYPE BY PRESENCE OF OWN CHILDREN Tota 1 White Spanish origin Families With own children under 18 yrs With own children under 6 yrs 1601 1043 342 1590 1034 339 5 1 Married couple families With own children under 18 yrs With own children under 6 yrs 1484 970 333 1475 963 330 3 3 1 81 56 7 79 54 7 1 1 2221 608 1504 13 25 2204 602 1493 13 25 8 71 71 2151 451 1508 17 99 76 2141 451 1501 16 99 74 1 12 2 8 Fema 1e householder, no husband present With own children under 18 yrs With own children under 6 yrs 5 MARITAL STATUS Male, 15 yrs & over Single Now married, except separated Separated Widowed Divorced Female, 15 yrs & over Single Now married, except separated Separated Widowed Divorced C-4 3 4 1 1 �.. -, • - RESIDENCE IN 1975 Persons 5 yrs &over Same house Different house in United States City •of Detroit Remainder of SMSA Outside of SMSA Different SMSA Not in a SMSA Abroad 5675 3152 2523 154 874 1495 1461 34 JOURNEY TO WORK PATTERNS Number of Workers 16 yrs & older Number of Workers Not Reporting Place of Work 2411 175 Work in Livingston County Number Percent 313 Work Outside Livingston County Number Percent 14.6 85.4 1831 WORKPLACES OUTSIDE LIVINGSTON COUNTY Detroit CBD: Remainder of Detroit: Dearborn: Livonia: Remainder of Wayne Co: Pontiac: Southfield: Troy: Remainder of Oakland Co: 0 58 0 64 86 Warren: Remainder of Macomb Co: 16 15 Ann Arbor: Remainder of Washtenaw Co: 49 Flint: Remainder of Genesee Co: 70 41 34 280 Worked elsewhere: Transportation to Work Drive Alone Carpool Walk ,Mean Trave 1 Time to Work Number: 1808 526 0 Minutes: 15 C-5 31. 8 447 629 42 Work at Home Number: 55 �, LABOR FORCE Total Persons 16 yrs old &over Labor force Percent of persons 16 yrs &over Civilian labor force Employed Unemployed Percent of civilian labor force 4193 2687 64.1 2687 2459 228 8.5 Female, 16 yrs &over With own children under 6 yrs In labor force Married, husband present In labor force Civilian persons 16 to 19 yrs Not enrolled in school Not high school graduate Employed Unemployed Not in labor force Female 2070 973 47.0 % of female 973 887 86 8.8 338 136 1495 688 549 101 21 11 4 6 OCCUPATION Employed persons 16 yrs &over Managerial & professional speciality occupations Executive, administrative &managerial Professional speciality 2459 678 301 377 Technical, sales & administrative support Technicians & related support occupations Sales occupations Administrative support including clerical 808 112 356 340 Service occupations Private household occupations Protective service occupations Service, except protective & household 204 6 14 184 Farming, forestry & fishing occupations 26 Precision production, craft & repair occupations 366 Operators, fabricators & laborers Machine operators, assemblers & inspectors Transportation &material moving occupations Handlers, equipment cleaners, helpers & laborers 377 223 94 60 C-6 �INDUSTRY Employed Persons 16 yrs &over Agriculture, forestry & fisheries Mining, extraction Construction Manufacturing Durable goods Transportation Communications & other public utilities Wholesale trade Retail trade Finance, insurance & real estate Business & repair services Personal, entertainment & recreation services Professional & related services Hea 1th services Educational services Public administration 2459 27 10 104 904 841 26 72 106 346 130 85 80 490 142 308 79 CLASS OF WORKER Private Wage & salary workers Government workers Local government Self-employed 1872 395 287 182 LABOR FORCE STATUS IN 1979 Persons 16 yrs &over, in labor force Percent of persons 16 yrs &over Worked in 1979 40 or more weeks Usually worked 35 or more hours 50 to 52 weeks Usually worked 35 or more hours With unemployment in 1979 Percent of those in labor force Unemployed 15 or more weeks Mean weeks of unemployment 2938 70.1 2900 2101 1848 1627 1480 1613 20.9 189 13.] in 1979 per week per week in 1979 WORKERS IN FAMILY IN 1979 No workers Mean family One worker Mean family Two workers Mean family Three or more Mean family I income income income workers income C-7 135 $11,117 529 $28,398 687 $33,617 256 $43,755 �INCOME IN 1979 Households Less than $ 5,000 $ 5,000 to$ 7,499 $ 7,500 to$ 9,999 $10,000 to $14,999 $15,000 to $19,999 $20,000 to $24,999 $25,000 to $34,999 $35,000 to $49,999 $50,000 or more Median Mean 1762 66 51 66 119 163 217 428 464 188 $29,034 $30,467 Owner-occupied households Median income Mean income 1607 $30,491 $32,071 Renter-occupied households Median income Mean income 155 $11,708 $13,832 Families Median income Mean income 1607 $30,281 $31,624 Unrelated individuals 15 yrs &over Median income Mean income 195 $12,700 $14,821 Per capita income $ 8,894 INCOME TYPE IN 1979 Households With earnings Mean earnings With social security income Mean social security income With public assistance income Mean public assistance income 1762 1600 $30,372 267 $ 4,596 84 $ 2,549 MEAN FAMILY INCOME IN 1979 BY FAMILY TYPES Families With own children under 18 yrs Without own children under 18 years Married - Couple families With own children under 18 yrs Without own children under 18 years Female householder, no husband present With own children under 18 yrs Without own children under 18 years $31,624 $33,054 $28,875 $32,477 $34,073 $29,389 $16,476 $15,424 $17,957 �ALL INCOME LEVELS IN 1979 Families Householder worked in 1979 With related children under 18 yrs Female householder, no husband present Householder worked in 1979 With related children under 18 yrs With related children under 6 yrs Household 65 yrs and over Unrelated individuals for whom poverty status is determined 65 years and over Persons for whom poverty status is determined Under 18 yrs Related children under 18 yrs Related children 5 to 17 yrs 18 to 59 yrs 60 yrs and over 65 yrs and over 'I I 'l l C-9 1607 1401 1060 65 34 38 12 142 195 45 6060 2230 2230 1828 3419 411 296 �APPENDIX D 1980 CENSUS TABLES FOR TYRONE TOWNSHIP - HOUSING Total housing units Vacant, seasonal &migratory Year-round housing units 1960 101 1859 YEAR ROUND HOUSING UNITS Tenure by Race & Spanish Origin of householder Owner-occupied units Percent of occupied units White American Indian, Eskimo, Aleut Spanish origin 1619 92.2 1608 5 3 Renter-occupied housing units White American Indian, Eskimo, Aleut Spanish origin Vacancy Status Vacant housing units For sale only Vacant for less than 6 months Median price asked For rent Vacant less than 2 months Median rent asked 137 136 1 2 103 25 21 $86,000 4 3 $ 262 VALUE Specified owner-occupied units Less than $10,000 $10,000 to$ 14,999 $ 15,000 to$ 19,999 $ 20,000 to$ 24,999 $ 25,000 to$ 29,999 $ 30,000 to$ 34,999 $ 35,000 to$ 39,999 $ 40,000 to$ 49,999 $ 50,000 to$ 59,999 $ 60,000 to$ 79,999 $ 80,000 to$ 99,999 $100,000 to $149,999 $150,000 to $199,999 $200,000 or more Median D-1 1273 2 3 9 15 19 33 39 155 226 396 221 118 29 8 $66,400 �CONTRACT RENT Specified renter-occupied units Median rent 107 $243 SELECTED CHARACTERISTICS • Year-round housing units Complete kitchen facilities 1 complete bathroom plus half bath(s) 2 or more complete bathrooms Air conditioning Central system Source of water, public system or private company Sewage disposal, public sewer 'I I I I I I I I I r 'I I Units in structure 1, detached or attached 2 3 and 4 5 to 9 1849 1818 513 720 301 156 129 20 1783 47 3 Mobile home or trailer Year structure built 1979 to March 1980 1975 to 1978 1970 to 1974 1960 to 1969 1950 to 1959 1940 to 1949 1939 or earlier 5 11 156 286 350 500 194 107 256 Heating equipment Steam or hot water system Central warm-air furnace Electric heat pump Other built-in electric units Other means None 256 1322 14 79 165 13 SELECTED CHARACTERISTICS - HOUSING Occupied housing units Units with roomers or boarders No telephone Owner-occupied units 4 or more bedrooms 1 complete bathroom plus half bath(s) 2 or more complete bathrooms Renter-oocupied units 2 or more bedrooms 1 complete bathroom plus half bath(s) 2 or more complete bathrooms D-2 1756 21 41 1619 547 469 689 137 124 17 14 I �SELECTED CHARACTERISTICS - HOUSING, Continued Persons in unit 1 person 2 persons 3 persons 4 persons 5 persons 6 persons 7 persons 8 or more persons Median, occupied units Median, owner-occupied units House heating fuel Utility gas Bottled, tank, or LP gas Electricity Fuel oil, kerosene, etc. Coal or coke Wood Vehicles available None 126 426 331 479 241 99 44 10 3.48 3.56 923 195 119 453 9 57 18 305 758 675 1 2 3 or more Year householder moved into unit Owner-occupied units 1979 to March 1980 1975 to 1978 1970 to 1974 1960 to 1969 1959 or earlier Renter-occupied units 1979 to March 1980 1975 to 1978 1970 to 1974 1969 or earlier 1619 245 500 407 294 173 137 62 48 15 12 Characteristics of housing units with householder or spouse 65 yrs &over Occupied housing units Owner-occupied units No vehicle available To telephone D-3 178 161 18 3 �FINANCIAL CHARACTERISTICS OF HOUSING UNITS Specified owner-occupied housing units Mortgage status & selected monthly costs With a mortgage Less than $100 $100 to $199 $200 to $299 $300 to , $399 $400 to $599 $600 or more Median Not mortgaged Less than $100 $100 to $199 $200 or more Median 1273 1013 5 89 278 416 225 $451 260 17 144 99 $176 Household income in 1979 by selected monthly costs as percentage of income Less than $10,000 Less than 15 percent 15 to 24 percent 25 to 29 percent 30 percent or more Median 77 5 11 6 55 45.9 $10,000 to $19,999 Less than 15 percent 15 to 24 percent 25 to 29 percent 30 percent or more Median 168 45 45 28 50 23.1 $20,000 or more Less than 15 percent 15 to 24 percent 25 to 29 percent 30 percent or more Median 1028 456 435 74 63 16.1 Specified renter-occupied units Gross rent Less than $80 $ 80 to$ 99 $100 to $149 $150 to $199 $200 to $249 $250 to $299 $300 to $349 $350 to $399 $400 or more No cash rent Median 106 One family house, detached or attached Median gross rent 0-4 3 17 6 11 11 37 8 13 $343 59 $336 �FINANCIAL CHARACTERISTICS OF HOUSING UNITS, Continued Household income in 1979 by gross rent as percentage of income Less than $10,000 Less than 15 percent 15 to 19 percent 20 to 24 percent 25 to 29 percent 30 to 34 percent 35 percent or more Not computed Median 5 31 4 50+ 46 $10,000 to $19,999 Less than 15 percent 15 to 19 percent 20 to 24 percent 25 to 29 percent 30 to 34 percent 35 percent or more Median 8 8 5 16 9 25.6 20 $20,000 or more Less than 15 percent 15 to 19 percent 20 to 24 percent 25 to 29 percent 30 to 34 percent 35 percent or more Not computed Median I 40 11 9 12.5 0-5 �APPENDIX E SUITABILITY CRITERIA FOR OVERLAYS Over- Title of Overlay ~ Selection Criteria and Comments 1. Slope O - 6% • This slope range is the most suited . for residential construction, and for proper placement and function of septic tank drainage fields. • Because the ground surface is nearly level, site engineering requirements may be kept to a minimum. 2. Slope 6 - 12% • Slopes in this range are suited for single family residential construction, providing there is prior onsite investigation. • Erosion from runoff and instability of certain soils under wet conditions require site engineering and maintenance precautions. • These slopes are suited for septic tank drainage fields if systems follow careful design and installation procedures. 3. Slope 12 - 18% • Slopes in this range are acceptable for many types of home designs. • Erosion control measures must be installed. • It is difficult to design functional wastewater disposal systems on slopes greater than 12%. • The overlay was created to identify and isolate steeply sloped areas. 4. Slope 18% & greater • Some home designs are compatible with steep slopes. • Erosion controls must be implemented. • The complexity of slopes greater than 18%make these sites highly unsuitable for placement of disposal fields. • The overlay was created to identify and isolate steeply sloped areas. 5. Shrink-Swell Potential , A Low value identifies the most suitable soils withlow shrink-swell potential. • The low rating was determined from engineering studies of subsurface soil characteristics at an average depth of 40 inches. • Most domestic piping systems are required to be buried at least 40 inches to minimize breakage from the shrinking and swelling of soils. E-1 �I I I I I I Overlay Title of Overlay 6. Subsurface Permeability • Moderately Well Drained rating is the most suited for the selected land use activities. • Rapid permeability could result in groundwater pollution by septic effluent. Slow permeability retards the dispersion of liquids through the soil. 7. Surface Drainage • Well Drained is the rated value. • Natural surface drainage reflects surface permeability and infiltration rate. • The better the drainage, the more suited the soil. 8. Bearing Capacity • The rated values are Good and Fair. • Bearing capacity is a measure ofthe subsoil's ability to support building foundations. 9. Depth to Watertable • The depth to seasonal watertable is rated suitable if greater than 3 feet below the surface. • A depth of less than 3 feet impedes proper operation of septic drain fields. • A high water table is a hazard to home construction. I I I I I I I Selection Criteria and Comments 10. P-Adsorption Capacity • The rating value is a HIGH phosphorus adsorption capacity for the soTlunit. • The criterion reflects soil ability to assimilate nutrients from septic effluent. Sources: Livingston County Soil Survey, U.S. Soil Conservation Service, 1974 Soil Limitations for Disposal of Municipal Waste Waters, Research Report #195, Agricultural Experiment Station, Michigan State University, December 1972 E-2 �I I I I I I I I LIVINGSTON COUNTY BOARD OF COMMISSIONERS RICHARD I. SLAYTONJ CHAIRMAN JOHN E. LABELLEJ VICE-CHAJRMAN JAMES C, DIEFENTHALER DAVID R. PECKENS JOYCE A ROGERS I LIVINGSTON COUNTY PLANNING COMMISSION GLENN HANSONJ CHAIRMAN NORMA PoPEKJ VICE-CHAIRPERSON T. GERALD BUCKLESS LEONARD FARMER JOSEPH MuscHELLA DAVID READER RONALD VAN HOUTEN LIVINGSTON COUNTY PLANNING DEPARTMENT TOM A. FREEMANJ AICPJ PLANNING DIRECTOR WILLIAM A. BROWNJ PRINCIPAL PLANNER ROBERT E, DoNOHUEJ JR,J RESOURCE DEVELOPMENT COORDINATOR/PLANNER MARCIA A. BAKJ PLANNER I/GRAPHICS COORDINATOR JUDITH L, DAVISJ SECRETARY � 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 Tyrone-Twp_Master-Plan_1985 Creator An entity primarily responsible for making the resource Livingston County Planning Department, Livingston County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1985-06-11 Title A name given to the resource Tyrone Township Master Plan Description An account of the resource The Tyrone Township Master Plan was prepared by the Livingston County Planning Department and was adopted by the Tyrone Township Planning Commission on June 11, 1985. Subject The topic of the resource Master plan reports Tyrone 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/5161681d57f3d7b75c66e5a8ec4384d7.pdf 95c80a32335525ffaf7f1c5b9f575f47 PDF Text Text THE FLAG OF THE UNITED STATES OF AMERICA This is to certify that the accompanying flag was flown over the United States Capitol on October 8, 1982, at the request of the Honorable Harold s. Sawyer, Member of Congress. This flag will be presented to Mr. and Mrs. Peter Termaat on the occasion of his visit to Washington, o.c. '>r'7~1'4..4 ~ Ae M. White, FAIA rchitect of t1fe Capitol � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Adriana B. and Peter N. Termaat collection Creator An entity primarily responsible for making the resource Termaat, Adriana B. (Schuurman) Termaat, Peter N. Description An account of the resource Collection contains genealogical, personal, and family papers and photographs documenting the lives and interests of Adriana and Peter Termaat. The bulk of the materials are related to family history and genealogical research carried out by the Termaats, including research notes and materials about places in the Netherlands that were significant to the Termaat and Schuurman families, such as the city of Alkmaar. Other materials in the collection are related to the Termaats' experiences on the eve of and during the Second World War, especially the German occupation of the Netherlands and the Termaats' participation in organized resistance to the Nazis. Also included are materials that document the family's post-war life in the United States, including their public efforts to recognize, commemorate, and honor people and events significant to World War II. Date A point or period of time associated with an event in the lifecycle of the resource 1869 - 2012 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection, RHC-144</a> Subject The topic of the resource Netherlands Netherlands--History--German occupation, 1940-1945 World War, 1939-1945 World War, 1939-1945 -- Underground movements -- Netherlands Dutch Dutch Americans Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-144 Format The file format, physical medium, or dimensions of the resource Text Image Type The nature or genre of the resource application/pdf image/jpeg Language A language of the resource eng nl Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-144_Termaat_AWD_1982-10-08-US-Flag-Certificate Creator An entity primarily responsible for making the resource White, George M., FAIA Date A point or period of time associated with an event in the lifecycle of the resource 1982-10-08 Title A name given to the resource U.S. Capitol Flag certificate Description An account of the resource Certification that accompanying flag of the United States of America was flown over the U.S. Capitol on October 8, 1982 at the request of Harold S. Sawyer, Member of Congress. Subject The topic of the resource United States -- Flags Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection (RHC-144)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource 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/6eb1630268febfe4dfa55a3515845da6.jpg f88213764ab394f401119cae6b0778df 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 Oceana County Migrant Labor History Collection Creator An entity primarily responsible for making the resource Shell-Weiss, Melanie Description An account of the resource Collection contains images and documents digitized and collected through the project "Growing Community: A Century of Migration in Oceana County." This project was a collaboration between El Centro Hispano de Oceana, the Oceana County Historical and Genealogical Society, and Grand Valley State University funded by a Common Heritage grant from the United States National Endowment for the Humanities. The materials in this collection document the history of communities in Hart, Shelby, and Walkerville and explore themes of migration, labor, religion, family, belonging, national and cultural identities, regional, national, and international connections, and citizenship. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Oceana County (Mich.) Source A related resource from which the described resource is derived Grand Valley State University. Kutsche Office of Local History Publisher An entity responsible for making the resource available Grand Valley State University Libraries. Special Collections and University Archives Contributor An entity responsible for making contributions to the resource El Centro Hispano de Oceana; Oceana County Historical and Genealogical Society Relation A related resource Growing Community (NEH Common Heritage project) Identifier An unambiguous reference to the resource within a given context DC-06 Format The file format, physical medium, or dimensions of the resource application/pdf image/jpeg audio/mp3 Type The nature or genre of the resource Text Image Sound recording Language A language of the resource eng spa Date A point or period of time associated with an event in the lifecycle of the resource 2016 Subject The topic of the resource Oceana County (Mich.) Hart (Mich.) Shelby (Mich.) Farms Farmers Migrant agricultural laborers Hispanic Americans Account books Diaries Oral history Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-06_Oceana_MoulE_photo-005 Creator An entity primarily responsible for making the resource United States. Department of Agriculture. War Food Administration Date A point or period of time associated with an event in the lifecycle of the resource 1943-06-01 Title A name given to the resource U.S. Crop Corps Certificate of Service Description An account of the resource U.S. Crop Corps Certificate of Service issued to Esther Gilliland, June 1, 1943, "for patriotic service on a farm or in a food processing factory." Signed by U.S. War Food Administrator, Chairman of the War Manpower Commission, and State Director of Agricultural Extension. Certification allowed farm to employ workers during night shifts during World War II, so that farms could keep up during the labor shortage created by the War. Language A language of the resource eng Source A related resource from which the described resource is derived Moul, Esther Relation A related resource Growing Community (NEH Common Heritage Project) 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 Image Format The file format, physical medium, or dimensions of the resource image/jpeg Subject The topic of the resource Oceana County (Mich.) Farms Farmers Certification Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives 1940s https://digitalcollections.library.gvsu.edu/files/original/88ffba830b7b9bd64bbc3c5487d16873.pdf 592a5ff1b976245e74dcec86abcbacb7 PDF Text Text U.S. holds document linking Waldheim to Greek deportations The Associated Press · UNITED NATIONS - While serving in the German army, Kurt Waldheim fmwarded a request for the mass deportation of Greek civilians to labor camps in 1943, according to a Nazi document. The authenticity of the document, found in the U.S. National Archives and made public Monday, was confirmed by U.S. Justice Department spokesman John Russell. He said it was among the crucial documents on which the gqvernment based its decision to place Waldheim, now Austria's president and formerly U.N. secretary-general, on a list barring him from entering the United States. Under the Nuremberg Charter adopted at the end of the war, deportation of civilians is both a war crime and a crime against humanity. When the U.S. Justice Department barred Waldheim .from the United States, it said he had "assisted or otherwise participated" in "mass deportation of civilians." Waldheim has repeatedly declared he is innocent of any war crimes. The document is a message between German army officers in the Balkans in World War II and indicates the information was received by radio by Waldheim, who signed its transcription and forwarded it on Aug. 15, 1943. Waldheim at that time was a lieutenant serving as deputy operations officer of the German General Staff attached to the 11th Italian Anny in Athens. The communication from a German army field officer was addressed to his h~adquarters and said there is "hope of success only , if all male civilians are seized and deported" in the area in northern ---- - Greece where his division was op'erating. It also said "'cleansing operations are deemed necessary." Nazi "cleansing _operatiops" often meant the destruction of towns and deportation or execution of their inhabitants. The captured Nazi document was made available to The Associated Press by the World . Jewish Congress in the original German text, with excerpts in English. Justice Department sources concurred in the translation. Gerold Christian, Waldheim's spokesman, said today he had no comment on the document. The document apparently has been used before, according to Manfred Messerschmidt, a West German historian who was a member of an international commission that investigated Waldheim's World War II past. The historians' commission and a White Book published last year · by Waldheim's aides both reviewed what seems to be the same document, Messe_rschmidt said. The commission's report, released Feb. 9, contradicts the White Book, saying Waldheim's initials on the Aug. 15, 1943 document indicate he must have known about persecutions of civilians in Greece. The White Book says Waldheim's initials signify "nothing but his certifying the correctness of a copy of the rp.essage for inclusion" in the official war diary of his unit. The World Jewish Congress said Waldheim did not authorize the deportation of the Greeks to labor camps in Germany but that he was aware of the plan. It also said a deportation order later was countermanded by an Italian commander whom the congress dtd not identify. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Adriana B. and Peter N. Termaat collection Creator An entity primarily responsible for making the resource Termaat, Adriana B. (Schuurman) Termaat, Peter N. Description An account of the resource Collection contains genealogical, personal, and family papers and photographs documenting the lives and interests of Adriana and Peter Termaat. The bulk of the materials are related to family history and genealogical research carried out by the Termaats, including research notes and materials about places in the Netherlands that were significant to the Termaat and Schuurman families, such as the city of Alkmaar. Other materials in the collection are related to the Termaats' experiences on the eve of and during the Second World War, especially the German occupation of the Netherlands and the Termaats' participation in organized resistance to the Nazis. Also included are materials that document the family's post-war life in the United States, including their public efforts to recognize, commemorate, and honor people and events significant to World War II. Date A point or period of time associated with an event in the lifecycle of the resource 1869 - 2012 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection, RHC-144</a> Subject The topic of the resource Netherlands Netherlands--History--German occupation, 1940-1945 World War, 1939-1945 World War, 1939-1945 -- Underground movements -- Netherlands Dutch Dutch Americans Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-144 Format The file format, physical medium, or dimensions of the resource Text Image Type The nature or genre of the resource application/pdf image/jpeg Language A language of the resource eng nl Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-144_Termaat_NWS_1988-Waldheim-314 Creator An entity primarily responsible for making the resource The Associated Press Date A point or period of time associated with an event in the lifecycle of the resource 1988 Title A name given to the resource U.S. holds document linking Waldheim to Greek deportations Description An account of the resource Newspaper clipping about the documents relating the war crimes charges against President Kurt Waldheim of Austria. Subject The topic of the resource War criminals -- Germany Holocaust, Jewish (1939-1945) -- Europe Waldheim, Kurt United Nations. Secretary-General (1972-1981 : Waldheim) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection (RHC-144)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource 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/c8f96483039a3b75cdd215870d0daf81.pdf 17bb79371963a0d636ded55eb5d52c9b PDF Text Text The isolation that came with this virus has obviously had a toll on everyone. For me it has been a rollercoaster. My roommates moved out taking everything in our apartment including my food, my toilet paper, the dishes and the microwave. I had basically nothing and was living off of dry cereal. Because of this state-wide quarantine, I don’t leave much and I don’t do much, other than schoolwork (which, as much as I would like to deny it, is really the only thing keeping me moderately sane). I am very fortunate though. I have been going back and forth from my boyfriend’s apartment. He is the only person I have interacted with since beginning of march. We are able to order food online and now that both of us aren’t working were very lucky to have our parents helping support us financially. Seeing him and facetiming our families have also helped our mental health as much as it can, but obviously, we both are still struggling with it, as is everyone else. He helps me when I have my mental break downs and I help him with his and that’s what everyone needs. When I go back to my apartment building later in the night, where only three people (including myself) live, it’s like the apocalypse and its haunting to live on your own at a young age, not able to go home. In the past I have suffered with hardships, physical and mental health issues, and I have a psychological disorder. I have a psychological disorder commonly known as ADHD. Because I have ADHD, I am unable to focus well in school, and I take medicine to help with that. A side effect of my medicine is depression, and lack of appetite, so that doesn’t really help the situation. Because we are doing remote learning, school has been very difficult for me at this time, and I have had an anxiety attack almost every day, but I think I had finally figured out how to keep up and roll with it. My daily routine is to wake up take my medicine and start working on my homework for hours at a time with no stopping. I tend to miss meals, but I just keep working until my medicine wears off 12 hours later. Because I have no distraction from people, I feel like a robot that is stuck in the same routine, day to day. After my schoolwork is done all I really do is go on social media. I’ve seen a lot on social media about corona virus and since this stay at home order. There’s so much negativity in the world and, you feel like there’s no way to escape. Similar to how some feel about depression; some feel like there is no way to escape. In this case there isn’t a way to escape, it’s like outside world depression, which definitely can have an effect on people. There was a girl a few years younger than me who I went to elementary school all the way to high school with, that had recently committed suicide because the selfisolation was too much for her to handle. I’m sure she had some underlying mental health issues, but because of quarantine, she wasn’t able to get the help she needed. Understanding how depression feels, she had two things that she wanted to escape from which was clearly too much for her mind to handle ending in a very sad way. Everyone needs to come together and be positive and up lifting during this time. Politicians need to put their personal issues that they all have with each other aside and deal with the situation at hand. Those protesting need to listen to authority, because they are trying to protect us. I truly believe with everything going on, everyone needs to come together and put their selfish needs behind them and we all need to work together so we can all solve this problem faster. Us Americans, are extremely fortunate to have the access to water and food and shelter, and people all around the country are protesting against our lockdown because they don’t realize all they have, and they can’t stand to not stay inside, making everyone at risk. They need to notice that everyone in the world is going through this and some in worse circumstances than them. I know people in Arusha Tanzania, Africa that are way worse off than us. A friend of mine that I met while spending time in Tanzania, reached out to my mom and told her that he is scared. He wasn’t scared about getting/dying from the corona virus, he said he is scared because they are at a significantly higher risk of dying of starvation, than the corona virus. Their grocery stores and markets are either bone dry and they don’t have any access to food or �because of quarantine they can’t work and make money to buy food. “We work today for our food today.” The people there, don’t have enough money or resources to stock up on food and supplies like us, they literally have to keep working to just to have food for that night. That’s what we are taking for granted. All of the extra drama that is being caused because of arguing between people or politicians is childish. Obviously, none of us want this, none of us like being locked inside, but we need to do it and follow the rules in order to protect our loved ones and ourselves. We will get through this. Instead of bashing and hating on everyone and everything we need to be praising those who are working 60-70 hours a week trying to solve this problem or save people’s lives or finding a vaccine. It’s hard to find positivity with everything going on, but we need to keep trying because eventually the light at the end of the tunnel will be the only thing keeping us going. � 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 COVID-19 Journals Creator An entity primarily responsible for making the resource Grand Valley State University. University Libraries Description An account of the resource This collection of journals and personal narratives was solicited from the GVSU community by archivists of the University Libraries during the events of the 2020 COVID-19 global pandemic. During this unprecedented crisis the university closed suddenly, following federal and state guidelines of social distancing to reduce the spread of the novel coronavirus. The university closed its campuses on March 12, 2020, and quickly moved students out of campus housing. Faculty swiftly transitioned to fully-online teaching for the remainder of the Winter 2020 semester, and all campus events, including commencement, were cancelled. The purpose of the COVID-19 Journaling Project was to document the individual and personal experiences of GVSU’s students, staff, faculty, and the wider community during this time of international crisis. Some project participants were university student employees who were compensated for their journaling. Other participants were granted stipends or extra credit for submitting entries to the archives. Still others participated without any compensation or credit. The University Archives remains grateful to all who submitted journals, for helping us to understand the impact of this crisis on our community. Date A point or period of time associated with an event in the lifecycle of the resource 2020 Source A related resource from which the described resource is derived University Archives. COVID-19 Journaling Project Subject The topic of the resource Epidemics Grand Valley State University College students Personal narratives COVID-19 pandemic, 2019-2020 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives 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 COVID-19_2020-04-24_ANON_020 Creator An entity primarily responsible for making the resource Anonymous Date A point or period of time associated with an event in the lifecycle of the resource 2020-04-24 Title A name given to the resource U.S. Isolation Description An account of the resource Journal from an anonymous GVSU student during the COVID-19 pandemic. Describes "How Im personally dealing with Covid-19 and how my friends and family are being effected, and what society as a whole needs to do in order to help get rid of the virus." Subject The topic of the resource COVID-19 pandemic, 2019-2020 Epidemics Grand Valley State University College students Personal narratives Source A related resource from which the described resource is derived University Archives. COVID-19 Journaling Project Publisher An entity responsible for making the resource available Grand Valley State University University Libraries. Special Collections and University Archives. Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/64174db977db520fac1ad9823be2e91d.jpg 65f899ad0bccf8095478b4f1a9aef61b 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 U.S.S. Michigan Memorabilia Subject The topic of the resource United States. Navy Ships--Great Lakes (North America) Battle cruisers Description An account of the resource The name U.S.S. Michigan has been shared by 3 vessels in the United States Navy. The first U.S.S. Michigan was the Navy's first iron-hulled warship (1843-1949). It was renamed the U.S.S. Wolverine in 1905 and decommissioned in 1912; the U.S.S. Michigan (Battleship BB-27) along with her sister ship U.S.S. South Carolina was the first “all-big-gun battleships designed and built for the U.S. Navy; the third and current U.S.S. Michigan SSBN 727 is a Trident-class missile submarine launched in 1980. This collection focuses on the U.S.S. Michigan (Battleship BB-27), but includes articles, images, and memorabilia of all three vessels utilizing the name of U.S.S. Michigan. Creator An entity primarily responsible for making the resource Beasecker, Robert (collector) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection (RHC-48)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-48 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1900-2002 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection, RHC-48</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-48-USSM02 Title A name given to the resource U.S.S. Michigan Subject The topic of the resource Michigan (Battleship : BB27) Ships--Great Lakes (North America) United States. Navy Description An account of the resource U.S.S. Michigan postcard Publisher An entity responsible for making the resource available Grand Valley State University Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> https://digitalcollections.library.gvsu.edu/files/original/636ab5c07b0f116e18fb7ef0d9156801.jpg a08f9081dd8e7173b7521962b6dd55c1 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 U.S.S. Michigan Memorabilia Subject The topic of the resource United States. Navy Ships--Great Lakes (North America) Battle cruisers Description An account of the resource The name U.S.S. Michigan has been shared by 3 vessels in the United States Navy. The first U.S.S. Michigan was the Navy's first iron-hulled warship (1843-1949). It was renamed the U.S.S. Wolverine in 1905 and decommissioned in 1912; the U.S.S. Michigan (Battleship BB-27) along with her sister ship U.S.S. South Carolina was the first “all-big-gun battleships designed and built for the U.S. Navy; the third and current U.S.S. Michigan SSBN 727 is a Trident-class missile submarine launched in 1980. This collection focuses on the U.S.S. Michigan (Battleship BB-27), but includes articles, images, and memorabilia of all three vessels utilizing the name of U.S.S. Michigan. Creator An entity primarily responsible for making the resource Beasecker, Robert (collector) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection (RHC-48)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-48 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1900-2002 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection, RHC-48</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-48-USSM10 Title A name given to the resource U.S.S. Michigan Subject The topic of the resource Michigan (Battleship : BB27) Ships--Great Lakes (North America) United States. Navy Description An account of the resource U.S.S. Michigan postcard Publisher An entity responsible for making the resource available Grand Valley State University Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> https://digitalcollections.library.gvsu.edu/files/original/a08e8f5294b3eb60c2c00332968a73fa.jpg 85dcdca011524998b66f070b3ca71725 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 U.S.S. Michigan Memorabilia Subject The topic of the resource United States. Navy Ships--Great Lakes (North America) Battle cruisers Description An account of the resource The name U.S.S. Michigan has been shared by 3 vessels in the United States Navy. The first U.S.S. Michigan was the Navy's first iron-hulled warship (1843-1949). It was renamed the U.S.S. Wolverine in 1905 and decommissioned in 1912; the U.S.S. Michigan (Battleship BB-27) along with her sister ship U.S.S. South Carolina was the first “all-big-gun battleships designed and built for the U.S. Navy; the third and current U.S.S. Michigan SSBN 727 is a Trident-class missile submarine launched in 1980. This collection focuses on the U.S.S. Michigan (Battleship BB-27), but includes articles, images, and memorabilia of all three vessels utilizing the name of U.S.S. Michigan. Creator An entity primarily responsible for making the resource Beasecker, Robert (collector) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection (RHC-48)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-48 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1900-2002 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection, RHC-48</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-48-USSM08 Title A name given to the resource U.S.S. Michigan Subject The topic of the resource Michigan (Battleship : BB27) Ships--Great Lakes (North America) United States. Navy Description An account of the resource U.S.S. Michigan postcard Publisher An entity responsible for making the resource available Grand Valley State University Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> https://digitalcollections.library.gvsu.edu/files/original/654373e003adf140a985cc28f6024edc.jpg f78d5201f666f95cfed23af60f4cc8c6 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 U.S.S. Michigan Memorabilia Subject The topic of the resource United States. Navy Ships--Great Lakes (North America) Battle cruisers Description An account of the resource The name U.S.S. Michigan has been shared by 3 vessels in the United States Navy. The first U.S.S. Michigan was the Navy's first iron-hulled warship (1843-1949). It was renamed the U.S.S. Wolverine in 1905 and decommissioned in 1912; the U.S.S. Michigan (Battleship BB-27) along with her sister ship U.S.S. South Carolina was the first “all-big-gun battleships designed and built for the U.S. Navy; the third and current U.S.S. Michigan SSBN 727 is a Trident-class missile submarine launched in 1980. This collection focuses on the U.S.S. Michigan (Battleship BB-27), but includes articles, images, and memorabilia of all three vessels utilizing the name of U.S.S. Michigan. Creator An entity primarily responsible for making the resource Beasecker, Robert (collector) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection (RHC-48)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-48 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1900-2002 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection, RHC-48</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-48-USSM16 Title A name given to the resource U.S.S. Michigan Subject The topic of the resource Michigan (Battleship : BB27) Ships--Great Lakes (North America) United States. Navy Description An account of the resource U.S.S. Michigan postcard Publisher An entity responsible for making the resource available Grand Valley State University Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> https://digitalcollections.library.gvsu.edu/files/original/f660d3ccfa7a22af53239f033f352aed.jpg bb78b1b07d0ef4a15bb6bd41454123c7 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 U.S.S. Michigan Memorabilia Subject The topic of the resource United States. Navy Ships--Great Lakes (North America) Battle cruisers Description An account of the resource The name U.S.S. Michigan has been shared by 3 vessels in the United States Navy. The first U.S.S. Michigan was the Navy's first iron-hulled warship (1843-1949). It was renamed the U.S.S. Wolverine in 1905 and decommissioned in 1912; the U.S.S. Michigan (Battleship BB-27) along with her sister ship U.S.S. South Carolina was the first “all-big-gun battleships designed and built for the U.S. Navy; the third and current U.S.S. Michigan SSBN 727 is a Trident-class missile submarine launched in 1980. This collection focuses on the U.S.S. Michigan (Battleship BB-27), but includes articles, images, and memorabilia of all three vessels utilizing the name of U.S.S. Michigan. Creator An entity primarily responsible for making the resource Beasecker, Robert (collector) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection (RHC-48)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-48 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1900-2002 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection, RHC-48</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-48-USSM19 Title A name given to the resource U.S.S. Michigan Subject The topic of the resource Michigan (Battleship : BB27) Ships--Great Lakes (North America) United States. Navy Description An account of the resource Photograph of the U.S.S. Michigan by William H. Rau Publisher An entity responsible for making the resource available Grand Valley State University Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> https://digitalcollections.library.gvsu.edu/files/original/aac5d013732017e087e20916dc053e34.jpg 1f557df79b19d309d7ff724d7ad9d11a 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 U.S.S. Michigan Memorabilia Subject The topic of the resource United States. Navy Ships--Great Lakes (North America) Battle cruisers Description An account of the resource The name U.S.S. Michigan has been shared by 3 vessels in the United States Navy. The first U.S.S. Michigan was the Navy's first iron-hulled warship (1843-1949). It was renamed the U.S.S. Wolverine in 1905 and decommissioned in 1912; the U.S.S. Michigan (Battleship BB-27) along with her sister ship U.S.S. South Carolina was the first “all-big-gun battleships designed and built for the U.S. Navy; the third and current U.S.S. Michigan SSBN 727 is a Trident-class missile submarine launched in 1980. This collection focuses on the U.S.S. Michigan (Battleship BB-27), but includes articles, images, and memorabilia of all three vessels utilizing the name of U.S.S. Michigan. Creator An entity primarily responsible for making the resource Beasecker, Robert (collector) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection (RHC-48)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-48 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1900-2002 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection, RHC-48</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-48-USSM22 Title A name given to the resource U.S.S. Michigan Subject The topic of the resource Michigan (Battleship : BB27) Ships--Great Lakes (North America) United States. Navy Description An account of the resource U.S.S. Michigan photograph Publisher An entity responsible for making the resource available Grand Valley State University Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> https://digitalcollections.library.gvsu.edu/files/original/d28894d2c1377cd1a4eb5f976e51372e.jpg ac12d4f91c262bd726c531af7c2b8a03 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 U.S.S. Michigan Memorabilia Subject The topic of the resource United States. Navy Ships--Great Lakes (North America) Battle cruisers Description An account of the resource The name U.S.S. Michigan has been shared by 3 vessels in the United States Navy. The first U.S.S. Michigan was the Navy's first iron-hulled warship (1843-1949). It was renamed the U.S.S. Wolverine in 1905 and decommissioned in 1912; the U.S.S. Michigan (Battleship BB-27) along with her sister ship U.S.S. South Carolina was the first “all-big-gun battleships designed and built for the U.S. Navy; the third and current U.S.S. Michigan SSBN 727 is a Trident-class missile submarine launched in 1980. This collection focuses on the U.S.S. Michigan (Battleship BB-27), but includes articles, images, and memorabilia of all three vessels utilizing the name of U.S.S. Michigan. Creator An entity primarily responsible for making the resource Beasecker, Robert (collector) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection (RHC-48)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-48 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1900-2002 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection, RHC-48</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-48-USSM23 Title A name given to the resource U.S.S. Michigan Subject The topic of the resource Michigan (Battleship : BB27) Ships--Great Lakes (North America) United States. Navy Description An account of the resource U.S.S. Michigan photograph Publisher An entity responsible for making the resource available Grand Valley State University Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> https://digitalcollections.library.gvsu.edu/files/original/ae19abba8ffb73e13241cca053554322.jpg aeda5e9d7d26b98c595b1e1382053089 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 U.S.S. Michigan Memorabilia Subject The topic of the resource United States. Navy Ships--Great Lakes (North America) Battle cruisers Description An account of the resource The name U.S.S. Michigan has been shared by 3 vessels in the United States Navy. The first U.S.S. Michigan was the Navy's first iron-hulled warship (1843-1949). It was renamed the U.S.S. Wolverine in 1905 and decommissioned in 1912; the U.S.S. Michigan (Battleship BB-27) along with her sister ship U.S.S. South Carolina was the first “all-big-gun battleships designed and built for the U.S. Navy; the third and current U.S.S. Michigan SSBN 727 is a Trident-class missile submarine launched in 1980. This collection focuses on the U.S.S. Michigan (Battleship BB-27), but includes articles, images, and memorabilia of all three vessels utilizing the name of U.S.S. Michigan. Creator An entity primarily responsible for making the resource Beasecker, Robert (collector) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection (RHC-48)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-48 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1900-2002 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection, RHC-48</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-48-USSM01 Title A name given to the resource U.S.S. Michigan Subject The topic of the resource Michigan (Battleship : BB27) Ships--Great Lakes (North America) United States. Navy Description An account of the resource U.S.S. Michigan postcard Publisher An entity responsible for making the resource available Grand Valley State University Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> https://digitalcollections.library.gvsu.edu/files/original/6d18612e416b976092fd0e56a111a45e.jpg a33d5a38b4e98433178e2b88b11a5c56 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 U.S.S. Michigan Memorabilia Subject The topic of the resource United States. Navy Ships--Great Lakes (North America) Battle cruisers Description An account of the resource The name U.S.S. Michigan has been shared by 3 vessels in the United States Navy. The first U.S.S. Michigan was the Navy's first iron-hulled warship (1843-1949). It was renamed the U.S.S. Wolverine in 1905 and decommissioned in 1912; the U.S.S. Michigan (Battleship BB-27) along with her sister ship U.S.S. South Carolina was the first “all-big-gun battleships designed and built for the U.S. Navy; the third and current U.S.S. Michigan SSBN 727 is a Trident-class missile submarine launched in 1980. This collection focuses on the U.S.S. Michigan (Battleship BB-27), but includes articles, images, and memorabilia of all three vessels utilizing the name of U.S.S. Michigan. Creator An entity primarily responsible for making the resource Beasecker, Robert (collector) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection (RHC-48)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-48 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1900-2002 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/475">U.S.S. Michigan memorabilia collection, RHC-48</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-48-USSM09 Title A name given to the resource U.S.S. Michigan Subject The topic of the resource Michigan (Battleship : BB27) Ships--Great Lakes (North America) United States. Navy Description An account of the resource U.S.S. Michigan postcard Publisher An entity responsible for making the resource available Grand Valley State University Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>